A.
General.
(1)
The subdivision/land development shall conform to the principles and standards which are generally exhibited in the Upper Mount Bethel Township Comprehensive Plan, April 2001, and the regulations of Chapter 350, Zoning, of the Code of the Township of Upper Mount Bethel. The principles and standards contained herein have general application to subdivisions within the Township.
(2)
The subdivision/land development shall comply with any and all federal,
state, county, and Township laws, rules, regulations, and ordinances.
B.
Streets.
(1)
The arrangement, type, extent, width and location of all streets
shall conform to the Comprehensive Plan.
(2)
The arrangement of streets not shown on the Comprehensive Plan shall
be such as to provide for the appropriate extension of existing streets.
(3)
Minor streets shall be so designed as to discourage through traffic.
(4)
Subdivisions abutting arterial streets shall provide a marginal service
road or reverse frontage with a buffer strip for planting or some
other means of separation of through and local traffic as the Planning
Commission may determine appropriate.
(5)
The ultimate right-of-way width shall be measured from lot line to
lot line and shall not be less than the following:
(a)
Arterial streets: 80 feet.
(b)
Collector streets: 60 feet.
(c)
Minor streets: 50 feet.
(d)
Marginal access streets: 40 feet.
(e)
The right-of-way width for internal nondedicated roads and alleys
in a private, multifamily, commercial or industrial development shall
be determined on an individual basis, and shall in all cases be of
sufficient width and design to safely accommodate the maximum traffic
parking and loading needs and maximum access for firefighting equipment.
(6)
Pavement width.
(a)
The pavement and shoulder widths when curbs are not installed
are as follows:
|
Street Type
|
Pavement Width
(feet)
|
Shoulder Width
(feet)
|
|---|---|---|
|
Arterial
|
PennDOT standards
|
PennDOT standards
|
|
Collector
|
20
|
4 each side (PennDOT Type 3)
|
|
Minor
|
20
|
4 each side (PennDOT Type 3)
|
|
Minor
|
30
|
None (curbing required, parking one side only)
|
|
Minor
|
36
|
None (curbing required, parking both sides)
|
(b)
The pavement width between curbs when installed shall be as
follows:
|
Street Type
|
Pavement Width
(feet)
|
|---|---|
|
Arterial Street
|
PennDOT standards
|
|
Collector Street
|
40
|
|
Minor Street
|
30 (Parking One Side Only)
|
|
Minor Street
|
36 (Parking Both Sides)
|
(7)
No subdivision showing reserve strips controlling access to streets
shall be approved except where the control and disposal of land composing
such strips has been placed under the jurisdiction of the governing
body under conditions approved by the Planning Commission.
(8)
Subdivisions/land developments that adjoin or include existing streets
that do not conform to widths as shown on the Comprehensive Plan or
the street width requirements of this chapter shall dedicate by an
easement in favor of the Township additional width along either one
or both sides of said road. If the subdivision/land development is
along one side only, one-half of the required extra width shall be
dedicated.
(9)
Grades of arterial and collector streets shall not exceed 7%. Grades
on other streets shall not exceed 10%. No street shall have a minimum
grade of less that 1% minimum. The grade within 75 feet of the center
line intersection shall not exceed 5%.
(12)
The street intersections shall be as nearly at right angles
as is possible and in no case shall be less than 65°. Block corners
and intersections shall be rounded at the curbline or the edge of
pavement with a curve having a radius of not less than 20 feet for
intersections involving minor streets; 30 feet for all intersections
involving one collector street and a minor street; and 40 feet for
all intersections involving collector streets and/or arterial streets.
Right-of-way lines shall be rounded with a curve having a radius of
25 feet.
(13)
Street jogs with center-line offsets of less than 125 feet shall
be prohibited on minor streets and not less than then 300 feet for
collector streets.
(14)
Intersections of more than two streets at one point shall not
be allowed.
(15)
A tangent at least 100 feet long shall be introduced between
reverse curves on arterial streets and collector streets.
(16)
Streets shall bear the names of existing streets of which they
are a continuation or with which they are in alignment. There shall
be no duplication of street names within the Township. The purchase
and erection of street signs, in conformance with existing Township
street signs, shall be the responsibility of the developer subject
to the approval of the Board of Supervisors.
(17)
Curblines shall parallel right-of-way lines except at intersection rounding as noted in Subsection B(12) above.
(18)
Private streets (streets not offered for dedication) are prohibited
unless they meet the design requirements in this chapter.
(19)
Where, in the opinion of the Township Planning Commission, it
is desirable to provide for street access to adjoining property, street
stubs shall be extended by dedication to the boundary of such property.
(20)
Cul-de-sac streets (see figure below). No street shall dead-end
without an approved turnaround at the end of the street.
(a)
Cul-de-sac streets shall be permitted with a maximum length
of 1,000 feet and a minimum length of 250 feet measured from the right-of-way
of the near side of the intersecting street to the furthermost right-of-way
of the cul-de-sac turnaround.
(b)
Cul-de-sac streets must be provided with a turnaround with a
minimum paved radius of 50 feet to the edge of pavement and a minimum
radius of 60 feet to the legal right-of-way.
(c)
The circular right-of-way of the cul-de-sac shall maintain minimum
10 feet of width between the edge of paving and the edge of the right-of-way
with a four-foot-wide PennDOT Type III shoulder. The circular paving
of the cul-de-sac shall be connected to the approach paving by an
arc having a radius of not less than 40 feet.
(d)
The maximum cross slope on the circular part of a cul-de-sac
shall be 7%.
(e)
A cul-de-sac street shall serve a maximum of 20 dwelling units.
(f)
A snow storage easement shall be established at the end of the
cul-de-sac, which shall provide for proper drainage as the snow melts.
(g)
Culs-de-sac may be centered or offset to the left, however,
offset to the right shall not be permitted.
(h)
A cul-de-sac street accessing or attached to a loop road shall
not be permitted.
 |
(21)
Sight distance.
(a)
At any intersection with a street of another street(s) or an
accessway or driveway serving two or more nonresidential principal
uses, a clear sight triangle shall be provided. Such triangle shall
be graded, cleared, and kept clear of sight obstruction (other than
official street sign posts and individual canopy tree trunks) for
a height between two feet and 10 feet above ground level.
(b)
Such clear sight triangle shall be protected by a permanent
deed restriction, covenant stated on the recorded plan, municipal
easement or other legally binding method acceptable by the Township.
(c)
Such clear sight triangle shall be determined by the distance
stated below, which shall be measured along the center line of the
right-of-way (or cartway where rights-of-way do not exist) of streets/accessways/driveways.
Such distance shall be measured from the intersection of lines, with
the third leg of the triangle connecting the opposite ends of each
leg, as shown in the illustration below.
(d)
A 150 feet length shall be used along the center line of an arterial street. A 100 feet length shall be used along center line of a collector street. A 75 feet length shall be used along the center line of any minor street or any accessway or driveway required to provide a clear sight triangle, except as stated in § 298-20B(21)(e). Legs of clear sight triangles should be 100 feet along center line of collector or arterial streets, 75 feet along center line of minor streets, and 30 feet along the center line of a residential driveway.
(e)
Except where a minor street, driveway or accessway serving two
or more nonresidential principal uses enters onto an arterial street,
a clear sight triangle shall be used with a distance of 350 feet along
the arterial street and only 20 feet back from existing right-of-way
of the arterial street measured along the center line of the minor
street, driveway, accessway, instead of the sight distance stated
above.
(f)
A typical clear sight triangle (for intersections and driveways)
is attached below.
|
|
(22)
Loop roads.
(a)
A loop road shall not serve more than 24 lots.
(b)
The approach road that connects the loop road to an existing
Township street shall not be more than 1,000 feet in length.
(c)
Only one loop road shall be permitted per subdivision or land
development plan regardless of the number of phases of the plan. A
plan that combines both a subdivision and land development is likewise
only permitted to have one loop road.
C.
Blocks.
(1)
Block length and width or acreage within bounding roads shall be such as to accommodate the size of lots required in the area by Chapter 350, Zoning, and to provide for convenient access, circulation, control and safety of street traffic.
(2)
As far as practicable, blocks should have a maximum length of 1,600
feet and a minimum length of 500 feet.
(3)
In blocks over 1,000 feet long pedestrian crosswalks may be required
in locations deemed necessary by the Planning Commission, such walkways
shall be 10 feet wide and be straight from street to street.
(4)
For group or multiple housing and block size shall be sufficient
to meet all area and yard requirements for such use.
D.
Lots.
(1)
All lots shall abut on a street. Further flag pole lots shall be
allowed only as defined herein.
(2)
Sidelines of lots shall be at approximately right angles to straight
streets and on radial lines on curved streets. Some variation from
this rule is permissible, but pointed or very irregular lots shall
not be allowed. Easement width should be noted (e.g., minimum of 25
feet on each side of the top of waterway bank).
(3)
Double frontage lots should not be platted except that, where desired
along arterial streets, lots may face on an interior street and back
on such thoroughfares. In that event, a planting strip, or a planting
screen, at least 20 feet in width, shall be provided along the back
of the lot.
(4)
Lot areas, width and depths shall conform to the lot density and other requirements of Chapter 350, Zoning, of the Code of the Township of Upper Mount Bethel. Where evidence indicates that the minimum lot size requirements specified in any applicable zoning ordinance are not adequate to permit the installation of individual on-lot water supply and/or sewage disposal facilities and an alternate system pursuant to § 298-20D(5), the Commission shall require that the applicant make such tests as are necessary to determine the adequacy of the proposed facilities in relation to the proposed lot size, existing grade and soil conditions. In all such cases, a certificate by the Township's certified Sewage Enforcement Officer or an engineer indicating that the proposed facilities are adequate shall be prerequisite to the final approval in size to insure the public's health, safety and general welfare.
(5)
All newly proposed lots (except those in which a residual tract waiver
is granted) shall be required to provide both a fully tested and approved
primary and a fully tested and approved replacement absorption area
for on-lot sewage disposal. This replacement area shall remain available
for use in the event that the primary disposal area fails, and this
replacement area shall not be subject to any natural features or any
structural improvements (including, inter alia, a building, wall,
fence, fixture or other structure) which would preclude or alter its
use, operation or function. Further, the word "approval" means approved
by all governmental agencies for which on-lot sewage system approval
is required.
E.
Easements.
(1)
Exterior perimeter easements shall be 15 feet and interior perimeter
easements shall be 10 feet both sides and 10 feet along a street right-of-way.
The easements shall be provided as necessary for utilities.
(2)
Where a subdivision is traversed by a watercourse, there shall be
provided a stormwater easement or drainage right-of-way conforming
substantially with the lines of such watercourse, and such further
width for maintenance or construction or both, as will be adequate
for the purpose.
F.
Building setback lines, minimum yard and driveways.
(2)
Driveways.
(a)
The edge of a driveway shall be at least 10 feet from the street
side lot line and at least 10 feet from the side lot line in order
to allow for a minimum ten-foot utility easement strip along the edge
of the roadway and the side boundaries of the property.
(b)
Driveways shall not impede roadside swale or gutter flow.
(c)
Maximum grade of driveway shall be 12%, with a maximum grade
of 7% for the first 25 feet from the street right-of-way line.
(d)
Minimum driveway width shall be 10 feet; maximum driveway width
at the intersection with the street right-of-way shall be 16 feet.
(e)
No more than two drive entrances having a minimum separation
of 60 feet shall be approved for a single-family residential lot.
(f)
Plan shall show available sight distance for all proposed driveways.
G.
Natural features. Natural features such as trees, hilltops, surface water resources, wetlands, groundwater recharge areas, hydrogeologic features, habitats, views and other features listed in the Township Comprehensive Plan, April 2001, and the Lehigh/Northampton Counties Natural Areas Inventory shall be preserved whenever possible in designing a subdivision containing such features. To ensure the protection of natural features, the applicant shall submit a natural resource inventory and/or environmental impact assessment as required by this chapter along with adhering to the environmental protection requirements of Chapter 350, Zoning, of the Code of the Township of Upper Mount Bethel, and the policies contained in the Natural Features Component of the Township Comprehensive Plan, April 2001.
H.
Park, recreation and open spaces. This section shall only apply to
plans that would result in the creation of new lots. (The original
and remaining tract of a subdivision or land development plan shall
not be considered a "new lot" unless that original remaining tract
is further subdivided or developed.) It is the purpose of this section
to implement the language contained in the Pennsylvania Municipalities
Planning Code, 53 P.S. § 10503(11), and thereby provide
needed park, recreation/open space to accommodate growth or the payment
of fees in lieu thereof.
(1)
Mandatory dedication. The Township shall require that any plan that
would result in the creation of one or more new lots shall dedicate
a minimum of 0.05 acres of park and/or open space per every one acre
or 250 square feet per each occupant of the proposed development,
whichever is greater, to the Township prior to final plan approval.
(2)
Fee in lieu. As an alternative to dedication, the Township shall
require the applicant to pay a fee in lieu of such dedication. The
payment of the fee in lieu of mandatory dedication shall be at the
discretion of the Township (and not the applicant) so that the applicant
shall be required to pay same if so directed by the Township. The
fee shall be $2,000 and the payment of this fee is due and payable,
in full, at the time of final plan approval (conditional or otherwise)
of an application for subdivision and/or land development, and the
fee shall be charged per each new equivalent dwelling unit (EDU) of
residential construction (whether that construction be a single-family
dwelling, duplex dwelling, multifamily dwelling, townhouse, row home,
apartment building or similar residential dwelling structure) and
not solely on the number of newly created lots.
[Amended 6-11-2007 by Ord. No. 2007-03]
(3)
These provisions shall apply to all plans filed or building permits
applied for after the effective date of this chapter.
(4)
Park recreation and open space design requirements. In general, parklands
and open spaces provided for by this section shall involve areas for
active recreational pursuits accessible to the subdivision or development
in question. However, passive recreational areas (e.g., natural areas,
greenway trails, nature trails) may be substituted if an existing,
accessible and active parkland is already serving the proposed developments.
Active parkland shall not include land with resource limitation such
as floodways, waterways, wetlands or slopes greater than 15%. Accordingly,
the following design requirements shall apply:
(a)
The site shall be located and designed so that safe and convenient
access shall be provided to all existing and proposed residents of
the subdivision or development. Additionally, each site shall have
at least one area available for vehicular access that is no less than
24 feet in width.
(b)
The site shall be sized and configured so as to accommodate
its intended uses. Sufficient lot length/width/depth dimensions shall
be provided so as to accommodate, where practicable, ball fields,
courts, and other open play areas. Furthermore, should a subdivision
or development be proposed at a location contiguous to an existing
park, dedicated parklands should be provided, where practicable, as
an expansion of the existing facility.
(c)
The site shall have suitable topography and soil conditions
for use and developments as active or passive play areas. Any unimproved
site shall be provided with a healthy and vibrant and native grass
ground cover.
(d)
The site shall be located and designed to conveniently access
proximate public utilities (e.g., sewer, electric, so forth). However,
no part of any overhead utility easement, nor any aboveground protrusion
of an underground utility, should be permitted in active play areas
of the site.
(e)
No part of the site shall be calculated as part of any required setback, yard, and/or open space for adjoining lots or uses as regulated by this chapter or Chapter 350, Zoning.
(f)
In special instances, the Township Board of Supervisors may
waive any or all of the preceding design standards. In such instances,
the applicant must demonstrate that the public will be better served
by some alternate design that would accomplish at least one of the
following objectives:
[1]
Protection of important natural resources (e.g., streams, ponds,
wetlands, steep slopes, woodlands, unique geologic features, wildlife
habitats, aquifer recharge areas so forth).
[2]
Protection of important historical and/or archaeological sites.
[3]
Integration of greenbelts throughout the development that link
residences with on-site or adjoining parks, schools, or other similar
features.
(g)
Park, recreation and open space capital reserve fund. Any funds
collected as fees in lieu of dedication of parks, recreation and/or
open space shall be deposited in an interest-bearing account. This
account shall be separate from other municipal accounts and shall
be clearly identified for the purpose of funding the acquisition and
development of recreation facilities. Interest earned on all monies
deposited in such accounts shall become funds of that account. Funds
from such accounts shall be expended at the discretion of the Board
of Supervisors in properly allocable portions of the cost incurred
to design, construct or acquire the specific park and/or recreation
facilities that will benefit the subdivision or development from which
they were collected. Upon request of any person who paid any fee under
this section, the Township shall refund such fee (plus interest accumulated
thereon from the date of payment) if the Township has failed to utilize
the fee for the purposes set forth herein within three years from
the date the fee was paid.
J.
School bus loading and unloading zones. In order to assure the safe
and orderly loading and unloading of school age children who live
in a residential subdivision or development, the plan must provide
for an area (adjacent to but off of the roadway) that allows parent
vehicle parking and enables children to get off and on a school bus
safely and efficiently.
(1)
The area shall be a base surface of sufficient strength and durability
to accommodate parking of motor vehicles and pedestrian travel. The
space provided shall be equivalent to one parking space (9.5 inches
wide and 19.0 feet long) for every four lots that are depicted on
the plan.
(2)
The above zone is required since it has been the policy of the Bangor
Area School District not to allow school buses to travel on undedicated
roadways or private roadways within the Township. If the applicant
can show, in writing and certified by the School District, that the
School District will allow its buses to travel and load/unload children
within the roadways proposed by the development (whether before or
after dedication of the roadways is accepted by the Township), the
applicant may request a waiver or modification of this requirement.
L.
Four-step design process. All residential subdivisions containing
greenway land shall follow the four-step design process described
below. Applicants are required to document the design process as on
an optional sketch plan or mandatory preliminary plan.
[Added 3-30-2009 by Ord.
No. 2009-03]
(1)
Step 1: delineation of greenway land, including stormwater and wastewater
management areas. General locations for greenway land, including stormwater
and wastewater management areas, shall be delineated according to
the following procedure:
(a)
Using the ERSA plan as a base map, primary and secondary conservation
areas shall be delineated consistent with the Map of Potential Conservation
Areas.
(b)
Greenway land shall include all primary conservation areas plus enough acreage within the secondary conservation areas to meet at least the minimum total acreage requirement for greenway land set forth in § 350-24I of Chapter 350, Zoning.
[1]
The applicant shall prioritize natural and cultural resources in terms of their highest to least suitability for inclusion in the proposed greenway land in accordance with § 298-20M(1), Prioritized list of resources to be conserved, and § 298-20M(2), Other design considerations.
[2]
The locations and boundaries of primary conservation areas shall
follow the actual boundaries of floodplains, wetlands and steep slopes
over 25%.
[3]
The locations and boundaries of secondary conservation areas
shall be based on the priorities established above and practical considerations
given to the tract's configuration, its context in relation to
resources areas on adjoining properties, and the applicant's
subdivision objectives. Those parts of the secondary conservation
areas with the highest resource significance shall be included in
the greenway land. The applicant shall also be guided by any written
recommendations provided by the municipality regarding the delineation
of secondary conservation areas lands, following the site inspection
or the presketch conference.
[4]
Greenway land shall be delineated in a manner clearly indicating
greenway land boundaries as well as the types of resources included
within them.
(c)
Preferred locations for stormwater and wastewater management
facilities shall be identified using the ERSA plan as a base map.
[1]
The design of these facilities should strive to use the natural
capacity and features of the site to facilitate the management of
stormwater and wastewater generated by the proposal.
[2]
Opportunities to use these facilities as a buffer between the
proposed greenway land and development areas are encouraged.
[3]
Stormwater management facilities should be located in areas
identified as groundwater recharge areas.
[4]
Wastewater facilities shall comply with the requirements of
the Upper Mount Bethel Township Sewage Facilities Plan Update.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
[5]
These facilities located within the greenway land may be counted toward the minimum greenway land requirement only if they meet the requirements of § 350-24K(1)(h) in Chapter 350, Zoning.
(d)
Development areas constitute the remaining lands of the tract
outside the greenway land, where dwellings, streets, and lots are
to be delineated in accordance with Steps 2, 3, and 4 below.
(2)
Step 2: locations for dwelling units. Dwelling units shall be tentatively
located, using the proposed greenway land from Step 1 as reference
and orientation as well as other relevant data on the ERSA plan. Dwelling
units shall be sited to:
(a)
Fit the tract's natural topography;
(b)
Be served by adequate water and sewerage facilities;
(c)
Provide views of and access to adjoining greenway land;
(d)
Avoid encroaching upon greenway land in a manner visually intrusive
to users of such areas; and
(e)
Be located at least 100 feet from primary conservation areas
and 50 feet from secondary conservation areas.
(3)
Step 3: alignment of streets and trails.
(a)
Once dwelling units have been located, applicants shall delineate
a street system that provides a safe pattern of vehicular and pedestrian
access to each dwelling unit. Streets and trails shall conform to
the tract's natural topography and provide for a safe pattern
of circulation and ingress and egress to and from the tract.
(b)
Streets and driveways crossing wetlands and traversing slopes
over 15% shall be avoided, to the greatest extent practicable.
(c)
Street connections are encouraged in order to minimize the number
of new culs-de-sac to be maintained by the municipality and to facilitate
easy access to and from homes in different parts of the tract and
on adjoining parcels.
(d)
Lots, except conservancy lots, shall be accessed from the internal
road network.
(e)
A tentative network of trails shall be shown, connecting streets
with various natural and cultural features in the greenway land. Potential
trail connections to adjacent parcels shall also be shown.
M.
Design process for open space or greenway lands.
[Added 3-30-2009 by Ord.
No. 2009-03]
(1)
Prioritized list of resources to be conserved. The design of greenway lands in any subdivision or land development plan shall reflect the standards set forth in § 298-28B herein, the resources identified on the Map of Potential Conservation Lands and, to the fullest extent possible, incorporate any of the following resources if they occur on the tract (listed in order of significance):
(a)
Stream channels, floodplains, wet soils, swales, springs and
other lowland areas, including adjacent buffer areas which may be
required to insure their protection.
(b)
Significant natural areas of species listed as endangered, threatened,
or of special concern, such as those listed in the Statewide Natural
Diversity Inventory.
(c)
Moderate to steep slopes, particularly those adjoining watercourses
and ponds, where disturbance and resulting soil erosion and sedimentation
could be detrimental to water quality.
(d)
Healthy woodlands, particularly those performing important ecological
functions such as soil stabilization and protection of streams, wetlands
and wildlife habitats.
(e)
Areas where precipitation is most likely to recharge local groundwater
resources because of topographic and soil conditions affording high
rates of infiltration and percolation.
(f)
Hedgerows, groups of trees, large individual trees of botanic
significance, and other vegetational features representing the site's
rural past.
(g)
Class I, II and III agricultural soils as defined by the USDA
Natural Resource Conservation Service.
(h)
Historic structures and sites.
(i)
Visually prominent topographic features such as knolls, hilltops
and ridges, and scenic viewsheds as seen from public roads (particularly
those with historic features).
(j)
Existing trails connecting the tract to other locations in the
municipality.
(2)
Other design considerations. The configuration of proposed greenway
lands set aside for common use in residential subdivisions shall comply
with the following standards:
(a)
They shall be free of all structures except historic buildings,
stone walls, and structures related to open space or greenway uses.
The Township may grant approval of structures and improvements required
for storm drainage, sewage treatment and water supply within the greenway
provided that such facilities would not be detrimental to the greenway
(and that the acreage of lands required for such uses is not credited
towards minimum greenway acreage requirements for the tract, unless
the land they occupy is appropriate for passive recreational use).
(b)
They shall generally not include parcels smaller than three
acres, have a length-to-width ratio of less than 4:1, or be less than
75 feet in width, except for such lands specifically designed as neighborhood
greens, playing fields or trail links.
(c)
They shall be directly accessible to the largest practicable
number of lots within the subdivision. Nonadjoining lots shall be
provided with safe and convenient pedestrian access to greenway land.
(d)
They shall be suitable for active recreational uses to the extent
deemed necessary by the Board of Supervisors, without interfering
with adjacent dwelling units, parking, driveways, and roads.
(e)
They shall be interconnected wherever possible to provide a
continuous network of greenway lands within and adjoining the subdivision.
(f)
They shall provide buffers to adjoining parks, preserves or
other protected lands.
(g)
Except in those cases where part of the greenway is located
within private house lots, they shall provide for pedestrian pathways
for use by the residents of the subdivision. Consideration shall be
given to providing for public access on such trails if they are linked
to other publicly accessible pathway systems within the municipality.
Provisions should be made for access to the greenway lands, as required
for land management and emergency purposes.
(h)
They shall be undivided by public or private streets, except
where necessary for proper traffic circulation.
(i)
They shall be suitably landscaped either by retaining existing
natural cover and wooded areas and/or according to a landscaping plan
to protect greenway resources.
(j)
They shall be made subject to such agreement with the Township
and such conservation easements duly recorded in the office of the
County Recorder of Deeds as may be required by the governing body
for the purpose of preserving the common open space for such uses.
(k)
They shall be consistent with the Township's Comprehensive
Plan and its Comprehensive Recreation, Parks and Open Space Plan.
(l)
At least 2% to 3% of the required greenway lands shall be in
the form of neighborhood or interior greens. A green is typically
5,000 square feet to 20,000 square feet in area, with a maximum area
of 32,000 square feet. The minimum percentage of greenway land in
the form of greens shall be determined as follows: a) 2% of the required
greenway land when the average lot size is 15,000 square feet or more;
or b) 3% of the required open space when the average lot size is less
than 15,000 square feet. A neighborhood green shall be created and
maintained as the open space around which dwellings are arranged.
Dwellings shall face the green with the front facade of the dwelling.
(m)
At least 50% of the dwelling units shall face the required greenway
lands, with the front facade of the dwelling either directly, or across
a street.
(3)
Ownership and maintenance.
(b)
Noncommon private ownership of designated open space or greenway
lands.
[1]
Designated open space or greenway lands may be retained in ownership
by the applicant or may be transferred to other private parties subject
to compliance with all standards and criteria for designated greenway
lands herein. Such greenway lands shall be permanently restricted
from future development through a conservation easement and the Township
shall have the ability to enforce the easement restrictions.
[2]
All or portions of the designated greenway lands may be included
within an individual lot where deemed appropriate by the Board (for
example in the case of a working farm). The Board may require that
responsibility for maintenance of the privately owned designated greenway
lands be placed upon the owners of said greenway lands.
N.
Dedication of land set aside for public use.
[Added 3-30-2009 by Ord.
No. 2009-03]
(1)
Land set aside for public recreational use and the fee in lieu alternative.
The following standards shall apply to new subdivisions. All actions
by the Board of Supervisors under this section must also be consistent
with the provisions of the state enabling legislation.
(a)
Applicants for new residential developments involving 10 or
more dwelling units shall be required to set aside 5% of their gross
tract acreage as undivided recreational land designated for public
usage. Such land shall be suitable, at a minimum, for passive recreation.
If active recreation uses are proposed by the applicant, at least
half of the land set aside shall be suitable for active sports.
(2)
In lieu of a set aside for public usage, two alternatives exist for
the applicant proposing subdivision involving 10 or more dwellings:
(a)
The applicant may offer a set aside limited to recreational
usage by the residents of the proposed subdivision. If land is set
aside in this manner for private recreational use, it shall also be
permanently protected through a conservation easement enforceable
by the municipality and/or a land trust, prohibiting future nonrecreational
(or commercial recreational) uses.
(b)
The applicant may offer to pay a fee to the municipality in
lieu ("fee in lieu") of any recreational land set aside. Situations
in which it would be appropriate for the municipality to accept such
offers include cases where the land would not provide a particular
public benefit because of its small size or location. Exceptions to
this rule, where public use of relatively small land areas would still
be appropriate, include situations in which the land could be used
to buffer or extend public parks or public school grounds, or could
provide potential linkage in a future Township trail network.
(c)
The decision whether to accept a fee in lieu offer by the applicant
shall lie with the Board, which shall also establish the amount of
the fee in lieu, based upon the municipality's estimated cost
of acquiring land that is similar in area and attributes, which would
better serve public recreational needs. In appraising alternative
sites, the Township shall be guided by the site selection criteria
contained in its Combined Recreation, Public Parks and Open Space
Plan. Such estimates shall be based on discussions with realtors or
appraisers familiar with land values in the locality. All such fees
collected shall be deposited in an interest-bearing account earmarked
for recreational land or facility provision by the municipality, and
the applicant shall be informed of the use to which the fee will be
put. Alternatively, the Board may establish a flat fee (based on discussions
with realtors or appraisers familiar with land values in the area)
for general use with subdivision applicants.
(d)
In Option 3 and 4 subdivisions involving fewer than five dwelling
units where, in the judgment of the Board, there would be no particular
public benefit accruing from a public dedication (as described above),
or from a set aside for shared private recreational usage among the
subdivision lot owners, the applicant may offer to place a conservation
easement on certain areas of land within individual house lots where
certain environmentally sensitive features are present, without conferring
common access rights or privileges for the subdivision residents or
the broader public. The percentage of land that is thus protected
shall generally be not less than 20% of the gross land area of the
subdivision. This land may be access-restricted not only from the
public but also from other residents in the subdivision.
(e)
In Option 1 and 2 subdivisions with fewer than 10 dwelling units,
where there would be no particular benefit accruing from a public
dedication (as described above), the recreational land that is part
of the requirement for undivided open space shall be designated for
private shared recreational usage among the subdivision lot owners.
O.
Resource conservation standards for site preparation and cleanup.
[Added 3-30-2009 by Ord.
No. 2009-03]
(1)
Protection of vegetation from mechanical injury. Where earthwork,
grading, or construction activities will take place in or adjacent
to woodlands, old fields or other significant vegetation or site features,
the Board may require that the limit of disturbance be delineated
and vegetation protected through installation of temporary fencing
or other approved measures. Such fencing shall be installed prior
to commencing of and shall be maintained throughout the period of
construction activity.
(2)
Protection of vegetation from grading change. Grade changes to occur
at any location of the property shall not result in an alteration
to soil or drainage conditions which would adversely affect existing
vegetation to be retained following site disturbance, unless adequate
provisions are made to protect such vegetation and its root systems.
(3)
Protection of vegetation from excavations.
(4)
Protection of topsoil.
(a)
No topsoil shall be removed from the site.
(b)
Prior to grading operations or excavation, topsoil in the area
to be disturbed shall be removed and stored on-site.
(c)
Topsoil removed shall be redistributed and stabilized as quickly
as possible following the establishment of required grades for a project
or project phase. All exposed earth surfaces shall be stabilized by
hydroseeding on slopes of less than 10%, and by sodding, hydroseeding,
or riprap on slopes exceeding 10%.
(d)
Grading and earthmoving operations shall be scheduled to minimize
site disturbance during the period from November 1 to April 1, when
revegetation of exposed ground is difficult.
A.
Application. Proposed subdivisions/land developments that contain
areas reserved for commercial or industrial uses, and/or subdivisions/land
developments that are proposed for the exclusive development of commercial
or industrial centers, will be subject to the individual review and
determination in each case. Whenever such subdivisions/land developments
are proposed to be located in existing commercial or industrial areas,
the Commission shall acknowledge the right of the applicant to design
the proposed subdivision/land development in a manner that is consistent
with the prevailing pattern of development. In general, the Commission
will apply the following standards for all commercial and industrial
subdivisions/land developments.
B.
Lot sizes. Approval of lot or parcel size will be determined by the
following factors:
(2)
The total area should be sufficient to provide adequate space for
off-street parking and loading, landscaping and other facilities.
(3)
Whenever possible, commercial parcels should include enough land
to provide for a group of commercial establishments, planned, developed,
owned, and managed as a unit. In no case will narrow, highway ribbon
development be approved.
(4)
Availability of adequate drinking water and sewage treatment capabilities.
C.
Street system.
(1)
Traffic movements in and out of commercial and industrial areas should
not interfere with internal traffic, nor should it create hazards
for adjacent residential areas.
(2)
The design of streets, service drives and pedestrian ways should
provide for safe and hazard-free internal circulation.
(3)
Where a nonresidential subdivision/land development fronts or abuts
an arterial street, the Commission may require a service street approximately
parallel to the arterial street at a distance suitable for the appropriate
use of the intervening land.
(4)
Entrances and exits to nonresidential subdivisions/land developments
shall be designed so as not to interfere with through traffic. In
general, entrance and exit points shall not be located closer to one
another than 50 feet, and when combined, shall be restricted to one
combined access point per 100 feet.
D.
Setback, minimum yard and driveways. Building setback lines and minimum yard requirements shall be as specified by Chapter 350, Zoning. Further, the edge of a driveway shall be at least 10 feet from the street side lot line in order to allow for a minimum ten-foot utility easement strip along the edge of the roadway. If applicable, the driveway standards as per § 298-20F(2) (and its subsections) shall also apply.
E.
Utilities. Where possible, commercial and industrial subdivisions
should be located close to public utilities. In any case, subdivisions
should be provided with such utilities as are necessary to maintain
adequate health standards and to dispose of commercial and industrial
wastes.
F.
Location.
(1)
Where applicable, the location of commercial and industrial subdivisions shall be governed by Chapter 350, Zoning.
(2)
In general, commercial and industrial subdivisions should be located
adjacent to or close to major highways and transportation facilities.
(3)
Commercial and industrial subdivisions should not be located in predominantly residential development areas, or areas that are better suited to residential development. Provided that a commercial parcel designed as an integral part of a residential subdivision will be permitted when allowed by Chapter 350, Zoning.
A.
General.
(1)
Unless otherwise provided in Chapter 141, Floodplain Management, building sites for residential, commercial, industrial or any other type of dwelling or accommodation shall not be permitted in any designated floodway, flood fringe or general floodplain area district. If Chapter 141, Floodplain Management, does provide for development in some areas, the developer shall construct all buildings and structures to preclude flood damage in accordance with the standards outlined in Chapter 141, Floodplain Management.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
(2)
If the Board of Supervisors determines that only a part of the proposed
plat can be safely developed, it shall limit development to that part
and shall require that development proceed consistent with this determination.
(3)
When a developer does not intend to develop the plat himself and
the Board of Supervisors determines that addition controls are required
to insure safe development, it may require the developer to impose
appropriate deed restrictions on the land. Such deed restrictions
shall be inserted in every deed and noted on every recorded plat.
B.
Excavation and grading. Where any excavation or grading is proposed
or where any existing trees, shrubs or other vegetative cover will
be removed, the developer shall consult the County Conservation District
representative concerning plans for erosion and sediment control and
to also obtain a report on the soil characteristics of the site so
that a determination can be made as to the type and degree of development
the site may accommodate.
C.
Drainage facilities.
(1)
Storm drainage facilities shall be designed as specified in Article V hereof. The system shall insure drainage at all points along streets, and provide positive drainage away from buildings and on-site waste disposal sites. Drainage plans shall be consistent with local and regional drainage plans.
(2)
Plans shall be subject to the approval of the Township Engineer and
the Board of Supervisors.
D.
Streets. The finished elevation of proposed streets shall not be
more than one foot below the regulatory flood elevation. The Board
of Supervisors may require, where necessary, profiles and elevations
of streets to determine compliance with the requirements. Drainage
openings shall be sufficient to discharge flood flows without unduly
increasing flood heights.
E.
Sewer facilities. All sanitary sewer systems located in any designated
floodplain district, whether public or private, shall be floodproofed
up to the regulatory flood elevation.
(1)
The Board of Supervisors shall prohibit installation of sewage disposal
facilities requiring soil absorption systems where such systems will
not function due to high groundwater, flooding, or unsuitable soil
characteristics or are proposed for location in designated floodplain
districts. The Board of Supervisors shall require that the developer
note on the face of the plat and in deed of conveyance that soil absorption
fields are prohibited in designated areas.
(2)
The Board of Supervisors may prescribe adequate methods for waste
disposal. If a sanitary sewer system is located on or near the proposed
subdivision and/or land development, the Board of Supervisors shall
require the developer to provide sewage facilities to connect to this
system where practical, and shall prescribe the procedures to be followed
by the developer in connecting the system.
F.
Water facilities. All water systems located in any designed floodplain
districts, whether public or private, shall be floodproofed up to
the regulatory flood elevation. If there is an existing public water
supply system on or near the subdivision, the Board of Supervisors
shall require the developer to connect to this system where practical,
and shall prescribe the procedures to be followed by the developer
in connecting to the system.
G.
Other utilities and facilities. All other public and private utilities
and facilities including gas and electric shall be elevated or floodproofed
up to the regulatory flood elevation.
A.
All portions of a property not utilized by building or paved surfaces
shall be landscaped utilizing combination of trees, shrubbery, lawns,
fencing, ground cover, earthen berms and existing vegetation.
B.
Whenever possible, native plant varieties shall be selected with
due consideration for their purpose and function as a continuous and
solid visual shield or buffer along with their spacing needs, local
growing habits, rooting, branching, leafing and fruiting properties,
along with climate, moisture, soil and nutrient requirements.
C.
Plantings shall not be installed when they will create a safety hazard
or block, impede or interfere with the construction, maintenance or
operation of roadways, drainage facilities, sanitary sewers or other
aboveground or below-ground utilities.
Parking lot and loading bay buffers shall be comprised of earthen
berms, fences, and landscaping, which shall be of a sufficient quantity
and size to screen parked automobiles from view of those at grade
or first floor level in adjacent buildings, to prevent the shining
of automobile headlights into the yards or adjacent property and to
screen parked automobiles from view of those traveling on public rights-of-way.
All loading bay areas and trash enclosures shall be screened from
roads and parking areas by fences, walls, plantings or a combination
of these elements.
The following regulations are applicable to all subdivisions and land development plans and shall be in addition to the specific landscape and buffer standards contained within Chapter 350, Zoning, of the Code of the Township of Upper Mount Bethel.
A.
A buffer shall consist of earthen berms, where space is available,
and both high and low level plant materials, of sufficient mass to
provide an effective year-round visual screen to a height of not less
than six feet at maturity. This screen shall be provided in free form
planting beds to avoid the appearance of a straight line or a "wall"
of planting material. Plantings in all buffer areas shall be permanently
maintained by the property owner. While plantings are permitted in
a buffer, a buffer shall not be considered any area where there is
fill added, development, building, or other earth disturbance and
shall be considered a protective zone.
B.
A transition area or riparian buffer shall exist adjacent to any delineated wetland or stream. The transition area shall be 50 feet on each side adjacent to any wetland or stream. Where the wetland, stream or the receiving stream is designated as high quality or exceptional value (25 Pa. Code Chapter 93), the transition area shall be 75 feet on each side. Measurement from a flowing stream shall be from the edge of the bank on each side.
(1)
The transition area shall function as a buffer adjacent to the delineated
wetlands or stream. The transition area shall not be occupied by any
building, parking, outdoor storage, fill or any other development
use other than open space or approved pedestrian pathways.
(2)
Where there is an occurrence of federally threatened or endangered
species, the determination of the width of transition area around
wetlands falls under the jurisdiction of the US Fish and Wildlife
Service in accordance with the Federal Endangered Species Act of 1973.[1]
[1]
Editor's Note: See 16 U.S.C. § 1531 et seq.
All detention basins or retention facilities shall be landscaped
to minimize, rather than accentuate, their location. Appropriate low
maintenance and, whenever possible, native evergreen and deciduous
material should be located in a naturalistic manner along the rim
and slopes of the basin. Appropriate ground cover treatment shall
be specified for the detention basin floor. Appropriate aquatic vegetation
shall be chosen for the retention facilities shelf areas to provide
additional water quality treatment, habitant and aesthetic amenities.
A.
Topsoil preservation. Topsoil shall be stockpiled and redistributed
on all landscaped surfaces to a depth of six inches. However, topsoil
shall not be removed from the site without the written permission
of the Township Supervisors.
B.
Removal of debris. All site generated, naturally decomposing landscaping
debris can be disposed of on-site, but not in areas of existing landscaping
or where decomposition of material will cause hazardous settlement.
C.
Slope plantings. All bare slopes shall be stabilized with native
vegetation. Steep slopes shall be stabilized with a combination of
soil erosion control fabrics, terraces, vegetation, or other means.
D.
Man-made slopes shall not exceed three horizontal to one vertical
grade.
[Added 3-30-2009 by Ord.
No. 2009-03]
A.
General. This section must be used when an applicant chooses to implement one of the conservation design options in a Conservation Design Overlay District, as set forth in Chapter 350, Zoning, as amended. In general, all of the requirements of Article IV shall apply to applications for development using conservation design options, except as modified by this section.
B.
All major subdivisions/land developments shall avoid or minimize
adverse impacts on the municipality's natural, cultural and historic
resources, as defined below.
(1)
Groundwater resources. This section is intended to ensure that the
limited groundwater resources in the Township are protected for purposes
of providing water supplies for its residents and businesses, and
to protect the base flow of the surface waters in the Township. This
chapter shall be applied in conjunction with those provided for in
other sections of this chapter, dealing with groundwater conservation
and replenishment.
(a)
The proposed subdivision and land development of any tract shall
be designed to cause the least practicable disturbance to natural
infiltration and percolation of precipitation to the groundwater table,
through careful planning of vegetation and land disturbance activities
and the placement of streets, buildings and other impervious surfaces
in locations other than those identified on the existing resources
and site analysis plan as having the greatest permeability where precipitation
is most likely to infiltrate and recharge the groundwater.
(2)
Stream valleys, swales, springs, and other lowland areas. The Township's
Comprehensive Recreation, Parks and Open Space Plan identifies and
maps stream valleys (which include stream channels and floodplains),
swales, springs and other lowland areas as resources that warrant
restrictive land use controls because of flooding hazards to human
life and property, their groundwater recharge functions, their importance
to water quality and the health of aquatic communities, and their
wildlife habitats. They are generally poorly suited for on-site subsurface
sewage disposal systems. Accordingly, the following activities shall
be minimized:
(a)
Disturbance to streams and drainage swales.
(b)
Disturbance to year-round wetlands, areas with seasonally high-water
tables, and areas of surface water concentration.
(c)
Because of their extreme limitations, stream valleys, swales
and other lowland areas warrant designation as open space or greenway
lands. They may also require adjoining buffer lands to be included
in the greenway lands, to be determined by an analysis of the protection
requirements of such areas on a case-by-case basis. In certain instances,
seasonal high-water table soils may be excluded from the greenway
lands where it can be demonstrated that they are suitable for low-density
residential uses and conventional on-site sewage systems.
(3)
Woodlands. Woodlands occur extensively throughout the Township, often
in association with stream valleys and wet areas, poor and erodible
agricultural soils, and moderate to steep slopes.
(a)
Woodland conditions within the Township vary with respect to
species composition, age, stocking, and health. They range from relatively
recent post-agricultural young stands to mature mixed-age forests.
Most woodlands in the Township represent one or more of the following
resource values:
[1]
As soil stabilizers, particularly on moderate to steep slopes,
thereby controlling erosion into nearby streams, ponds, impoundments
and roads. A closely related function is their enhancement of groundwater
recharge.
[2]
As a means of ameliorating harsh microclimatic conditions, in
both summer and winter.
[3]
As a source of wood products, i.e., poles, sawtimber, veneer
and firewood.
[4]
As habitats for woodland birds, mammals and other wildlife.
[5]
As recreation resources for walkers, equestrians, picnickers
and other related outdoor activities.
[6]
As visual buffers between areas of development and adjacent
roads and properties.
(b)
Because of their resource values, all woodlands on any tract
proposed for subdivision or land development shall be evaluated by
the applicant to determine the extent to which such woodlands should
be designated partly or entirely as greenway lands or as development
lands. Evaluation criteria shall include:
[1]
Configuration and size.
[2]
Present conditions, i.e., stocking, health and species composition.
[3]
Site potential, i.e., the site's capabilities to support
woodlands, based upon its topographic, soil and hydrologic characteristics.
[4]
Ecological functions, i.e., in protecting steep slopes, erodible
soils, maintaining stream quality and providing for wildlife habitats.
[5]
Relationship to woodlands on adjoining and nearby properties
and the potential for maintaining continuous woodland areas.
(c)
The evaluation of the tract's woodlands shall be undertaken by a forester, landscape architect, horticulturist or another qualified professional acceptable to the Township. This evaluation shall be submitted as a report and made a part of the application for a preliminary plan. At a minimum, that report shall include one or more maps indicating boundaries and conditions of woodland areas accompanied by a report addressing the criteria in Subsection B(3)(a) above.
(d)
In designing a subdivision and land development plan for any
tract, the applicant shall be guided by the following standards:
[1]
Healthy woodlands exceeding one acre shall be preserved and
designated as greenway areas to the maximum extent possible. Proposed
site improvements shall be located, designed and constructed to minimize
the loss or degradation of woodland areas.
[2]
Subdivisions shall be designed to preserve woodlands along roadways,
property lines and lines occurring within a site such as streams,
swales, stone fences and hedgerows. Such lines and the native vegetation
associated with them shall be preserved as buffers between adjacent
properties and between areas being subdivided within a property. Preservation
shall include ground, shrub, understory and canopy vegetation.
[3]
Disturbance or removal of woodlands occupying environmentally
sensitive areas shall be undertaken only when approved by the Board
of Supervisors and on a limited, selective basis to minimize the adverse
impacts of such actions. This shall include but not necessarily be
limited to, vegetation performing important soil stabilizing functions
on wet soils, stream banks and sloping lands.
[4]
No clearing or earth disturbance (except for soil analysis for
proposed sewage disposal systems) shall be permitted on a site before
the completion of subdivision and land development agreements. The
determination of sight distance clearances along roadways shall be
made graphically and not by clearing on-site prior to final plan approval.
(4)
Upland rural agricultural areas. These areas comprise fields, pastures,
meadows, and former agricultural areas in early stages of woodlands
succession, with fences, stone walls, tree copses and hedgerows, typically
bordered by stream valleys and upland woodlands. These comprise the
Township's historic working landscape, dotted with historic houses,
barns and other structures. They give the municipality much of its
rural character. They also contain the greatest concentration of prime
agricultural soils. Because of their openness and high visibility,
development in these areas is likely to be most readily seen and disruptive
to the historic landscape. They sometimes provide habitat for wildlife,
in conjunction with nearby woodlands and stream valleys. However,
it is recognized that these areas also frequently offer the fewest
constraints for development.
(a)
Several elements of these working landscapes lend themselves
to incorporation into the municipality's greenway land network.
These include prime agricultural soils and natural features which
visually punctuate the landscape, such as hedgerows, tree copses,
stone walls, and visually prominent places such as knolls and hilltops.
(b)
These areas can also accommodate development, with preferred
locations being the nonprime agricultural soils and lower topographic
settings where development will be visually less obtrusive. Compact
clustered residential designs, with coordinated architectural and
landscape architectural themes, are encouraged in highly visible locations
where future development cannot be avoided (such as at the far edge
of open fields).
(5)
Slopes. Moderately sloping lands (15% to 25%) and steeply sloping
lands (over 25%) are prone to severe erosion if disturbed. Erosion
and the resulting overland flow of soil sediments into streams, ponds
and public roads, are detrimental to water quality and aquatic life,
and a potential hazard to public safety.
(b)
All grading and earthmoving on slopes exceeding 15% shall be
minimized.
(c)
No site disturbance shall be allowed on slopes exceeding 25%
except grading for a portion of a driveway accessing a single-family
dwelling when it can be demonstrated that no other routing which avoids
slopes exceeding 25% is feasible.
(d)
On slopes of 15% to 25%, the only permitted grading beyond the
terms described above shall be in conjunction with the siting of a
single-family dwelling, its access driveway and the septic system
(which should typically be designed with a long, narrow drainage field
following the land contours).
(e)
Grading or earthmoving on all sloping lands of 15% or greater
shall not result in earth cuts or fills whose highest vertical dimension
exceeds six feet, except where in the judgment of the Board of Supervisors
no reasonable alternatives exist for construction of roads, drainage
structures and other public improvements, in which case such vertical
dimensions shall not exceed 12 feet. Roads and driveways shall follow
the line of existing topography to minimize the required cut and fill.
Finished slopes of all cuts and fills shall be as required to minimize
disturbance of natural grades.
(6)
Significant natural areas and features. Natural areas containing rare or endangered plants and animals, as well as other features of natural significance, exist throughout the municipality. Some of these have been carefully documented, e.g., by the Statewide Natural Diversity Inventory, whereas for others, only their general locations are known. Subdivision applicants shall take all reasonable measures to protect significant natural areas and features either identified by the Township's Map of Potential Conservation Lands or by the applicant's existing resources and site analysis plan (as required in § 298-19E herein) by incorporating them into proposed greenway land areas or avoiding their disturbance in areas proposed for development.
(7)
Historic structures and sites. The Township's documented historical
resources begin in the early 18th century and extend through its colonial
agricultural, residential and industrial development in the late 18th
and 19th centuries. Many of the Township's historic structures
and sites have been extensively researched and remain intact. The
Township's extensive historic records are maintained by its Historical
Commission/Advisory Council.
(a)
All subdivisions and land developments shall comply with Chapter 350, Zoning.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
(b)
Plans requiring subdivision and land development approval shall
be designed to protect existing historic resources of all classes.
The protection of an existing historic resource shall include the
conservation of the landscape immediately associated with and significant
to that resource, to preserve its historic context. Where, in the
opinion of the Board of Supervisors, a plan will have an impact upon
an historic resource, the developer shall mitigate that impact to
the satisfaction of the Board of Supervisors by modifying the design,
relocating proposed lot lines, providing landscape buffers, or other
approved means.
(c)
Township participation, review and approval of the applicant's
interaction with the State Historical and Museum Commission with regard
to the preservation of historic resources, as required for PADEP approval
of proposed sewage disposal systems, shall be required prior to detailed
final plan approval.
(8)
Historic rural road corridors and scenic viewsheds. The Township's
Comprehensive Recreation, Parks and Open Space Plan identifies a number
of historic rural roads in various parts of the municipality. All
applications for subdivision and land development shall attempt to
preserve the scenic visual corridors along such roads by incorporating
them into open space or greenway areas or otherwise providing for
building setbacks and architectural designs to minimize their intrusion.
In instances where such designs fail to satisfactorily protect corridors,
applicants will be required to provide naturalistic landscape buffers
to minimize their adverse visual impacts. The species specified for
such buffers shall be selected on the basis of an inventory of tree
and shrub species found in existing hedgerows and along wooded roadside
edges in the vicinity of the development proposal.
(9)
Trails.
(a)
When a subdivision or land development proposal is traversed
by or abuts an existing trail customarily used by pedestrians and/or
equestrians, the Board of Supervisors may require the applicant to
make provisions for continued recreational use of the trail.
(b)
The applicant may alter the course of the trail within the tract
for which development is proposed under the following conditions:
[1]
The points at which the trail enters and exits the tract remain
unchanged.
[2]
The proposed alteration exhibits quality trail design according
to generally accepted principles of landscape architecture (for example,
Bureau of State Parks publication entitled "Non-Motorized Trails").
[3]
The proposed alteration does not coincide with a paved road
intended for use by motorized vehicles.
(c)
When trails are intended for public or private use, they shall
be protected by a permanent conservation easement on the properties
on which they are located. The width of the protected area in which
the trail is located should be a minimum of 10 feet. The language
of the conservation easement shall be to the satisfaction of the Board
upon recommendation of the Township Solicitor.
(f)
Trail improvements shall demonstrate adherence to principles
of quality trail design.
(g)
Trails shall have a vertical clearance of no less than 10 feet.
(h)
Width of the trail surface may vary depending upon type of use
to be accommodated, but in no case shall be less than three feet or
greater than six feet.
(i)
No trail shall be designed with the intent to accommodate motorized
vehicles.
C.
Design
standards.
(1)
Streets. All of the provisions of § 298-20B, Streets, shall be applicable to applications for development under § 298-28 as if they were set out in full herein, except with the following modifications, which modifications shall only be applicable to applications submitted under § 298-28, as follows:
(a)
Section 298-20B(1) shall be deleted and replaced with the following: "The arrangement, type, extent, width and location of all streets shall conform to the Comprehensive Plan. Minor streets shall be designed for no more than a maximum speed of 25 mph."
(b)
Section 298-28F shall be deleted and replaced with the following:
[1]
The pavement and shoulder widths when curbs are not installed
are as follows:
|
Street Type
|
Pavement Width
(feet)
|
Shoulder Width
(feet)
|
|---|---|---|
|
Arterial
|
PennDOT standards
|
PennDOT standards
|
|
Collector
|
20
|
4 each side (PennDOT Type 3); no parking permitted
|
|
Minor
|
20
|
4 each side (PennDOT Type 3); no parking permitted
|
[2]
The pavement width between curbs when installed shall be as
follows:
|
Street Type
|
Pavement Width
(feet)
|
|---|---|
|
Arterial
|
PennDOT standards
|
|
Collector
|
28 (parking one side only)
|
|
Collector
|
26 (no parking)
|
|
Minor
|
28 (parking one side only)
|
|
Minor
|
36 (parking both sides)
|
|
Minor
|
24 (no parking)
|
(c)
Section § 298-20B(10) shall be deleted in its entirety and replaced with the following:
"To assure adequate site distance, center line radii for horizontal
curves shall be as follows (except where otherwise indicated):
Arterial street: minimum 350 feet.
Collector street: maximum 300 feet.
Minor street: maximum 150 feet."
(d)
Section § 298-20B(15) shall be deleted in its entirety and replaced with the following: "A tangent of at least 100 feet long shall be introduced between reverse curves on arterial streets and collector streets. On collector streets where reverse curves are proposed, the maximum center-line radius shall be a minimum of 250 feet."
(e)
Section § 298-20B(20)(a) shall be deleted in its entirety and replaced with the following: "Cul-de-sac streets shall be permitted with a minimum length of 250 feet measured from the right-of-way of the near side of the intersecting street to the furthermost right-of-way of the cul-de-sac turnaround."
(f)
Section § 298-20B(20)(e) shall be deleted in its entirety and replaced with the following: "A cul-de-sac street shall serve a maximum of 25 dwelling units. Additional dwelling units are permitted, but an additional emergency access must be provided."
(g)
An additional § 298-20B(20)(i) shall be added as follows:
"Center islands required. The center of culs-de-sac shall be free
of pavement for a minimum horizontal distance or radius of 25 feet
from the center of the cul-de-sac. The paving width in a cul-de-sac
may be wider at the rear than at the sides. The cul-de-sac center
island shall be planted with a mix of appropriate canopy shade trees,
grasses and other vegetation, and a landscaping plan shall be provided."
(h)
An additional § 298-20B(20)(j) shall be added as follows: "In lieu of culs-de-sac, loop lanes
shall be permitted with a maximum length of 750 feet. Loop lanes shall
be designed as two parallel, one-way travel lanes, each 14 feet wide
within a 130-foot wide right-of-way separated by an approximate sixty-foot
width central planting strip or stormwater bioretention area. The
central area of the right-of-way shall be planted with a mix of appropriate
canopy shade trees, grasses and other vegetation, and a landscaping
plan shall be provided. The central area may also be used for stormwater
bioretention structures. The turning radius at the end of loop lanes
shall be the same as required for culs-de-sac. The grade of the roadways
of loop lanes shall be such that drainage is directed toward the central
areas, and curbs on the inside edges of the loop lanes shall not be
required. Further, in lieu of culs-de-sac serving up to six dwelling
units, a turning tee or wye may be utilized. The dimensions of turning
tees or wyes shall be 20 feet by 60 feet."
(i)
Section § 298-20B(22)(a) shall be deleted in its entirety and replaced with the following: "A loop road served by a single access shall not serve more than 24 lots."
(j)
An additional § 298-20B(23)shall be added as follows: "Alleys. The applicant may propose alleys or service roads to serve the rear of the lots. Alleys shall be a maximum of 14 feet in width, with a sixteen-foot right-of-way, and shall be laid out for one-way travel. Alleys shall not be constructed with curb, and shall be designed with a two-inch invert in the cross section of the pavement to accommodate stormwater runoff. Unless otherwise specified, garages and fences should be set back from the right-of-way by five feet. Except as provided herein alleys shall be constructed as set forth in § 298-37D(2), Road construction standards, herein. Alleys shall not be considered for dedication to the Township."
(k)
An additional § 298-20B(24), Street trees, shall be added
as follows:
[1]
The coordinated planting of deciduous shade trees within the
right-of-way of all streets is a central unifying feature of development.
[2]
Such trees shall be two inches to 2.5 inches in diameter, measured
at chest height, when planted, and shall be spaced at intervals no
greater than 40 feet along both sides of each street, including arterial
roads, but not including rear access lanes or alleys. Shade trees
shall generally be planted in planting strips (sometimes called "tree
lawns") at least five feet wide, located between the pavement or curb
and the continuous sidewalk or footpath system (which shall also be
required). To the greatest extent possible, utility easements and
corridors should be located in the pavement area, or outside of the
sidewalks.
[3]
Selection criteria.
[a]
Species shall be selected according to the following
criteria:
[i]
Cast moderate shade to dense shade in summer;
[ii]
Long-lived (over 60 years);
[iii]
Mature height of at least 50 feet;
[iv]
Be tolerant of pollution and direct or reflected
heat;
[v]
Require little maintenance, by being mechanically
strong (not brittle) and insect- and disease-resistant;
[vi]
Be able to survive two years with no irrigation
after establishment; and
[vii]
Be of native origin, provided they meet the above
criteria.
[b]
Among the species that are recommended in this
chapter are sycamore or London plane, sweet gum, red maple, green
ash, Shademaster golden locust, littleleaf linden and village green
zelkova. For further relevant in formation, readers are specifically
referred to Street Tree Factsheets, Henry Gershold, Editor, School
of Forest Resources, Pennsylvania State University, 1989.
(3)
All of the provisions of § 298-20D, Lots, shall be applicable to applications for development under § 298-28 as if they were set out in full herein, except with the following modifications, which modifications shall only be applicable to applications submitted under § 298-28, as follows:
(a)
Existing § 298-20D(1) shall be deleted in its entirety and replaced with the following: "All lots shall abut on a street. Flag lots (also known as "flagpole lots") are permitted at the end of culs-de-sac, however, no more than one plus 10% of all the lots in a subdivision shall be flag lots.
(b)
Existing § 298-20D(3) shall be amended by adding the following language at the end of the section, as follows: "In addition, a 300-foot buffer area shall be maintained between the rear building line and the edge of the arterial street right-of-way. As an alternative, the applicant may propose a parallel access street design."
(c)
Existing § 298-20D(5) shall be amended by adding the following language at the end of the section, as follows: "Alternatively, the applicant may propose that absorption areas for individual on-lot sewage disposal be located outside of the lots, in areas reserved for common space."
(5)
Building setback lines, minimum yard and driveways. All of the provisions of § 298-20F, Building setback lines, minimum yard and driveways. shall be applicable to applications for development under § 298-28 as if they were set out in full herein, except with the following modifications, which modifications shall only be applicable to applications submitted under § 298-28, as follows:
(a)
Existing § 298-20F(1) shall be amended by adding the following language at the end of the section, as follows: "The requirements of § 350-24, Conservation Design and Overlay Districts (CD), of Chapter 350, Zoning, and Schedule CD 2[1] shall be applicable."
[1]
Editor's Note: Said schedule is on file in the Township offices.
(b)
Existing § 298-20F(2) shall be amended by adding the following § 298-20F(2)(i): "The driveway standards may be modified by the Township in order to achieve the purposes of the Conservation Design Overlay District."
