The standards and requirements contained in these regulations are intended as the minimum for the promotion of the public health, safety and general welfare and shall be applied as such by the Commission and Supervisors in reviewing all subdivision or land development plans. Said standards and requirements may be modified by the Supervisors, upon recommendation of the Commission, only under circumstances set forth in Article VII, § 131-50, of this chapter.
A.
Land subject to hazards to life, health or property, such as may arise from fire, floods, disease or other causes, shall not be developed for building purposes unless such hazards have been eliminated or unless the submitted plans show adequate safeguards against them and are approved by the appropriate regulatory agencies.
B.
Earth disturbance in primary conservation areas shall be limited to passive recreation and stormwater conveyances in compliance with Chapter 123.
C.
All subdivisions and land developments shall avoid or minimize adverse impacts on the municipality's natural, cultural and historic resources.
D.
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.
E.
In reviewing subdivision and land development plans, the Planning Commission and developer shall consider resources identified on the Map of Potential Conservation Lands and include secondary conservation areas in greenway lands to the fullest extent possible, including the following:
(1)
Moderate slopes. All grading and earthmoving on slopes exceeding 15% shall be minimized. Grading or earthmoving on slopes exceeding 15% shall not result in earth cuts or fills whose highest vertical dimension exceeds six feet, except where, in the judgment of the Board, 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 required cut and fill. Finished slopes of all cuts and fills shall minimize disturbance of natural grades.
(2)
Woodlands. 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. The woodland evaluation shall be undertaken by a forester, landscape architect, horticulturist or another qualified professional acceptable to the municipality. This evaluation shall be submitted as a report as part of a preliminary plan application, and include maps indicating boundaries and conditions of woodland areas. Healthy woodlands exceeding one acre should be preserved to the extent practicable. Woodlands and vegetation along property lines and natural features that function as natural buffers should be preserved.
(3)
Rare and endangered species. Natural areas containing rare or endangered plants or animals identified by the Pennsylvania Natural Diversity Inventory, or features identified by the Paradise Township Environmental Advisory Council as having significant local interest should be preserved in greenway lands.
(4)
Historic resources. Preservation of historical structures should include conservation of the landscape immediately associated with and significant to that resource, to preserve the historical context.
(5)
Rural streets and viewsheds. Historical rural street corridors and scenic viewsheds should be preserved in greenway lands, or protected through the use of architectural design and/or landscape buffers to minimize adverse visual impacts.
(6)
Trails. When a subdivision or land development proposal is traversed by or abuts an existing trail customarily used by pedestrians and/or equestrians, the Township may require the applicant to make provisions for continued recreational use of the trail.
F.
In reviewing subdivision and land development plans, the Planning Commission and developer shall consider needs and requirements for the following uses and community facilities:
(1)
Locations for water supply systems or sewage treatment plant facilities in accordance with local and regional Comprehensive Plans.
(2)
Highway right-of-way reservations in accordance with local and regional Comprehensive Plans.
(3)
In considering the needs for parks, recreation and similar facilities, the standards recommended in the Township Comprehensive Plan and the Barrett-Mt. Pocono-Paradise Open Space and Recreation Plan may be generally applied.
(4)
Subdivision plans shall conform to the Official Map, if any, of the Township.
Following the ERSAP, all residential subdivisions and land developments with greenway lands shall generally follow a five-step design process as described below. Applicants will be required to document how the design process was followed.
A.
Step 1: Delineation of Greenway Lands and Development Areas. Greenway lands and development areas shall be delineated according to the following procedure.
(1)
Minimum acreage requirements for greenway lands in residential subdivisions shall be calculated on the basis of procedures described in Section 160-21-C of the Zoning Ordinance.
(2)
Minimum acreage requirements for greenway lands in land developments associated with Master Development Plan Conditional Uses shall be calculated on the basis of procedures described in Section 160-21-C of the Zoning Ordinance.
(3)
All primary conservation areas shall be delineated in their entirety as part of greenway lands. The balance of required greenway acreage shall preferentially include secondary conservation areas.
IDENTIFY PRIMARY CONSERVATION AREAS  |
(4)
The locations and boundaries of secondary conservation areas to be included in greenway lands shall be based upon the applicant's analysis of the tract's resource features using the Existing Resources Site Analysis Plan. The applicant shall also be guided by the Township's Map of Potential Conservation Areas and any written recommendations provided by the municipality (including the Environmental Advisory Council) regarding the prioritization of secondary conservation areas, following the site inspection or the pre-sketch conference.
IDENTIFY SECONDARY CONSERVATION AREAS  |
(5)
Development areas constitute the remaining lands of the tract outside of the designated greenway lands, where house sites, streets and lots are to be delineated in accordance with Steps 2, 3 and 5 below.
IDENTIFY DEVELOPMENT AREAS  |
B.
Step 2: Location of Houses. Applicants shall identify house locations in the tract's designated development areas, designed to: fit the tract's natural topography, be served by adequate water and sewerage facilities, and provide views of and access to adjoining greenway lands (without encroaching upon them in a manner visually intrusive to users of such areas). Houses should be located no closer than 10 feet from primary conservation areas.
LOCATE HOUSE SITES  |
C.
Step 3: Alignment of Streets and Trails.
(1)
With house locations identified, applicants shall delineate a street system to provide vehicular access to each house in a manner conforming to the tract's natural topography and providing for a safe pattern of circulation and ingress and egress to and from the tract.
(2)
Streets shall avoid or at least minimize adverse impacts on the greenway lands. To the greatest extent practicable, wetland crossings and new streets or driveways traversing slopes over 15% shall be avoided.
(3)
Street connections shall generally be encouraged 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).
(4)
A tentative network of trails shall also be shown, connecting streets with various natural and cultural features in the conserved greenway lands. Potential trail connections to adjacent parcels shall also be shown, in areas where a Township trail network is envisioned.
ALIGN STREETS AND TRAILS AND LOCATE WATER MANAGEMENT FACILITIES  |
D.
Step 4: Location of Land-Based Water Management Facilities. Preferred locations for the stormwater and wastewater management facilities will be identified using the Existing Resources Site Analysis Plan and proposed greenway lands as the base maps. Opportunities to use these facilities as an additional buffer between the proposed greenway lands and development areas are encouraged. These facilities should generally be designed to improve the quality of stormwater runoff and wastewater effluent with emphasis placed on achieving maximum groundwater recharge. The facilities should be located in areas identified as groundwater recharge areas as indicated on the Existing Resource Site Analysis Plan. The design of the facilities should strive to use the natural capacity and features of the site to facilitate the management of stormwater and wastewater generated by the development.
E.
Step 5: Design of Lot Lines. Lot lines for the subdivision should be drawn as the last step in the design procedure. They should follow the configuration of house sites and streets in a logical and flexible manner.
DESIGN LOT LINES  |
The configuration of proposed greenway lands in residential subdivisions shall comply with the following standards:
A.
Greenway lands:
(1)
Greenway lands shall be free of all structures except historic buildings, stone walls, and structures related to greenway land uses. The Township may grant approval of structures and improvements required for storm drainage, sewage treatment, water supply, and recreation within the greenway lands as described in Section 160-12(A)(32-A) of the Zoning Ordinance, provided that such facilities would not be detrimental to the greenway lands.
(2)
Greenway lands 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.
(3)
Greenway lands shall be directly accessible to the largest practicable number of lots within the subdivision. Non-adjoining lots shall be provided with safe and convenient pedestrian access to greenway land.
(4)
Recreational areas included in greenway lands shall not interfere with adjacent dwelling units, parking, driveways, and streets.
(5)
Greenway lands shall be interconnected wherever possible to provide a continuous network of greenway lands within and adjoining the subdivision.
(6)
Greenway lands shall provide buffers to adjoining parks, preserves or other protected lands.
(7)
Except in those cases where part of the greenway land is located within private houselots, 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 Township. Provisions should be made for access to the greenway lands, as required for land management and emergency purposes.
(8)
Greenway lands shall be undivided by public or private streets, except where necessary for proper traffic circulation.
(9)
Greenway lands shall be suitably landscaped either by retaining existing natural cover and wooded areas and/or according to a landscaping plan to protect natural resources.
(10)
Greenway lands 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.
(11)
Greenway lands shall be consistent with the Paradise Township Strategic Plan and the Barrett-Mt. Pocono-Paradise Open Space and Recreation Plan.
B.
Small lot design:
(1)
Where individual lots of less than 40,000 square feet in area are proposed with on-lot septic treatment and water supply facilities, a detailed site/plot plan shall be provided for each lot under 40,000 square feet showing, as a minimum, the locations of a proposed dwelling, setbacks, easements, access drive, off-street parking, primary and reserve septic areas, septic/pump tank(s), water supply, grading (including grading of the primary septic area), adjoining water supplies and adjoining sewage disposal areas demonstrating that all improvements can be constructed on said lot meeting all municipal and regulatory requirements and isolation distances.
A.
General standards.
(1)
Right-of-way width. The proposed street system may extend existing or recorded streets at the same right-of-way width, but in no case at less than the required minimum right-of-way width.
(2)
Street access. Where, in the opinion of the 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.
(3)
Local streets. New local streets shall be so designed as to discourage through traffic, but the developer shall give adequate consideration to provision for the extension and continuation of arterial and collector streets into and from adjoining properties.
(4)
Improper streets. Where a development abuts or is traversed by an existing street with an undefined right-of-way alignment, the right-of-way shall be established mathematically with a series of curves and tangents at the dedicated width substantially conforming to the existing alignment of the street and conforming to the requirements of this chapter as closely as practical. An easement for future roadway widening of sufficient width to provide the required width on either side of the center line as set forth in this chapter shall be provided parallel to and concentric with the established right-of-way line. The Supervisors may require the dedication of land sufficient to widen or correct the alignment of existing streets of improper width or alignment.
(5)
Private street. Private streets (streets not to be offered for dedication) shall meet the design standards of these regulations.
(6)
Private street. A private street (a street not to be offered for dedication) may be utilized solely to provide access to not more than five single-family residential lots in a minor subdivision, which lots do not abut or have frontage on a public or approved street. A private street shall not exceed 500 feet in length and shall have a road right-of-way 40 feet in width. Only lots of at least one acre in size may be served by a private street. Construction and maintenance of private streets shall be the sole responsibility of owners benefiting by use thereof and shall not be offered to or accepted by the municipality for public maintenance, unless improved to Township standards for the required classification of street as determined by the Supervisors and covenants indicating the same shall be expressly set forth on the recorded subdivision plan. An express covenant shall be set forth on the subdivision plan prohibiting any further subdivision of any lot shown thereon abutting a private street until such time as the private street is improved to the aforesaid Township standards. Private streets shall not be permitted in any proposed or approved conservation subdivision. Private streets shall meet the design standards set forth in this chapter and the street grading and construction requirements set forth in § 131-35A of this chapter, but shall not be required to meet the paving requirements in § 131-35B of this chapter. No more than one private street shall be permitted in any minor subdivision.
B.
C.
Street grades.
(1)
There shall be a minimum center-line grade of 1/2%.
(3)
Maximum street grades as set forth in Table 1[3] shall be limited to the following horizontal lengths:
(a)
Local streets: 400 feet.
(b)
Collector streets: 300 feet.
(c)
Arterial streets: 200 feet.
(d)
If the center line grade of a street exceeds the sustained grade listed in Table 1 for the horizontal lengths listed in Sections a, b and c above, the center line grade shall be reduced to the sustained grade (or less) for a horizontal distance of not less than 500 feet before the sustained grade is again exceeded.
[3]
Editor's Note: Table 1 is included as an attachment to this chapter.
D.
Horizontal curves.
(1)
Whenever street lines are deflected in excess of 5°, connection shall be made by horizontal curves.
(3)
A tangent of at least 100 feet shall be introduced between all horizontal curves on collector streets and greater.
(4)
To the greatest extent possible, combinations of the minimum radius and maximum grade shall be avoided.
F.
Intersections.
(1)
Streets shall intersect as nearly as possible at right angles and no street shall intersect another at an angle of less than 60° or more than 120°.
(2)
No more than two streets shall intersect at the same point.
(3)
Streets intersecting another street shall either intersect directly opposite to each other or shall be separated by at least 150 feet between center lines, measured along the center line of the street being intersected.
(4)
Intersections with arterial streets shall be located not less than 1,000 feet apart, measured from center line to center line of the arterial street.
(6)
Street right-of-way lines shall be parallel to (concentric with) arcs at intersections.
G.
Clear sight distance at intersections.
(1)
Clear sight triangles shall be provided at all street intersections. With such triangles, no vision-obstructing object shall be permitted which exceeds a height of 30 inches above the elevation of the intersecting streets. Such triangles shall be established from a distance of:
(2)
Wherever a portion of the line of such triangles occurs behind (i.e., from the street) the building setback line, such portion shall be shown on the final plan of the subdivision and shall be considered a building setback line.
H.
Cul-de-sac streets.
(1)
Cul-de-sac streets shall be permitted with a maximum length of 800 feet. This distance shall be extended to a maximum length of 1,500 feet if the street: a) is within a Conservation Subdivision, and b) the applicant proves to the satisfaction of the Board of Supervisors that a suitable and conveniently located firefighting water supply source will be readily accessible to the subdivision. Cul-de-sac streets must be provided with a turn-around with a minimum paved radius of 40 feet and a minimum radius of 50 feet to the legal right-of-way.
(2)
The circular right-of-way of the cul-de-sac shall maintain a minimum 10 feet width between the edge of paving and the edge of the right-of-way. 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 50 feet.
(3)
The Board of Supervisors, after offering the proposal for review by the Planning Commission, may permit acceptable alternative turn-around designs, including a turn-around of acceptable radii incorporated into a parking court or a landscaped island within a cul-de-sac or a one-way loop street.
(a)
The turn-around shall have a sufficient radius to allow movement by school buses, snow plows and delivery trucks, even if a vehicle is parked along the side of the cartway.
(b)
If a landscaped island is used, it shall be planted in a manner that will require minimal maintenance and shall include a system to provide maintenance that is acceptable to the Township.
(c)
If a one-way loop street is used, it shall not require one way traffic for more than 500 feet of street length, and shall have a minimum paved width of 14 feet.
(4)
No street shall dead-end without an approved turn-around at the end of the street. Temporary stub streets shall be required to include at least a temporary cul-de-sac, if the stub would be longer than 150 feet or serve more than three dwellings or lots.
(5)
The maximum cross slope on the circular part of a cul-de-sac shall be 7%.
(6)
A cul-de-sac street shall serve a maximum of 20 dwelling units, except that 25 dwelling units shall be allowed for a conservation subdivision.
(7)
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. This easement shall be located so that a snow plow can push snow relatively straight from the street to the far end of the cul-de-sac. This snow storage easement shall be located clear of any driveways.
 |
I.
Service streets.
(1)
Service streets may be required in commercial subdivisions for business establishments in order to avoid direct driveway access to arterial streets, provided that the developer produces evidence satisfactory to the Planning Commission of the need for such service streets.
(2)
Where permitted, service streets in developments shall have a minimum improved width of 20 feet, except that, where service streets serve dwellings on only one side, the Planning Commission may permit an improved surface of not less than 12 feet.
(3)
No part of any dwelling, garage or other building shall be located within 16 feet of the center line of a service street.
(4)
Service street intersections and sharp changes in alignment shall be avoided, but where necessary, corners shall be rounded or cut back sufficiently to permit safe vehicular circulation.
J.
Restriction of access. Whenever a subdivision abuts or contains an existing or proposed collector or arterial street, the Planning Commission may require restriction of access to said street.
K.
Street names.
(1)
Proposed streets which are obviously in alignment with others already existing and named shall bear the names of the existing streets.
(2)
In no case shall the name of a proposed street duplicate an existing street name in the Township, irrespective of the use of the suffix street, road, avenue, boulevard, drive, way, place, court, lane, etc., and wherever possible, the names of proposed streets shall not duplicate existing street names in the same postal district.
(3)
All street names shall be subject to the approval of the Supervisors.
A.
Layout. The length, width and shape of blocks shall be determined with due regard to provision of adequate sites for buildings of the type proposed; zoning requirements; topography; and requirements for safe and convenient vehicular and pedestrian circulations, including the reduction of intersections with arterial streets.
C.
Depth. Residential blocks shall be of sufficient depth to accommodate two tiers of lots; except where prevented by the size, topographical conditions or other inherent conditions of property, in which case the Planning Commission may recommend a single tier or lots.
D.
Commercial blocks. Blocks in commercial areas may vary from the elements of design detailed above if required by the nature of the use. In all cases, however, adequate provision shall be made for off-street parking and loading areas as well as for traffic circulation and parking for employees and customers.
A.
General standards.
(1)
The size, shape and orientation of lots shall be appropriate for the type of development and use contemplated.
(2)
Insofar as practical, side lot lines shall be at right angles to straight street lines or radial to curved street lines.
(3)
Where feasible, lot lines shall follow municipal boundaries rather than cross them, in order to avoid jurisdictional problems.
(4)
Depth and width of parcels intended for nonresidential uses shall be adequate for the use proposed and sufficient to provide satisfactory space for on-site parking, loading and unloading, setbacks, landscaping, etc.
B.
Lot frontage. All lots shall have direct access to a public or private street that meets the requirements of this chapter.
D.
Off-street parking. Each proposed dwelling unit in a subdivision shall be provided with at least two off-street parking spaces per dwelling.
E.
Lot size. All lots shall comply with the minimum lot dimensions and area requirements specified in the Township Zoning[2] (or other) Ordinance, subject to the following provisions designed to assist in the protection of the public health, safety and welfare:
(1)
The Commission may recommend that the minimum lot requirements be increased where the findings of the soil surveys and tests (required in § 131-28 hereof) indicate that health and sanitation problems may result from the subdivision as proposed.
(2)
Flag lots of three acres or less in size shall be permitted, provided that the strip of land between the public street and the buildable area of the lots do not exceed 500 feet in length and can meet the requirements for a private street. Such a private street need not be constructed and improved in accordance with other standards set forth under this chapter. Lot width for flag lots shall be measured at the building setback line.
A.
The developer shall, as a condition of sale for each lot, install or shall provide for the installation of the highest type of sanitary sewage and water distribution facilities consistent with existing physical, geographical and geological conditions in the Township. Approval by the Pennsylvania Department of Environmental Protection shall be required for all centralized water supply and sanitary sewage disposal facilities for a proposed subdivision. The Planning Commission shall require that a copy of such approval certification be submitted with the application for final plan approval.
B.
All lots which are not connected with a centralized sanitary sewage disposal system at the time of construction of a principal building shall be provided with an individual on-site sanitary sewage disposal system that meets the requirements of the Pennsylvania Department of Environmental Protection.
C.
Where individual on-site sewage distribution system(s) are to be utilized, each lot so served shall be of a size and shape to allow safe location of such a system and no well shall be placed within 100 feet of any part of an absorption (tile) field of any on-site sanitary sewage disposal system.
(1)
Adequate soil percolation tests shall be made in accordance with procedures required by the Pennsylvania Department of Environmental Protection and the results of the tests shall be included in a report submitted with the preliminary (or sketch) plan.
(2)
A tested and suitable primary absorption area and a tested and suitable secondary absorption area shall be provided on each lot.
(3)
The Planning Commission may recommend that the Supervisors waive the requirement of soil percolation tests, in whole or in part, for any lot with an area of more than one acre, provided that detailed soil survey information is available.
D.
Prior to Subdivision and/or Land Development Plan approval, and/or approval to increase wastewater disposal for any existing land use, when such Subdivision, Land Development or land use will rely on sewage disposal by way of land application of treated wastewater, by any means, including drain field and/or drip or spray irrigation, the applicant must test the soil suitability for land application and confirm, to the satisfaction of the Township, that sufficient area is designated for a primary effluent disposal area and one full replacement area, and that such areas have been designated on the Subdivision and/or Land Development Plan submissions or otherwise protected from use or disturbance. Except however, the Applicant for construction of a single-family detached home on an existing subdivided lot shall only be required to provide confirmation of suitable soils for a primary effluent disposal area, in accordance with Chapter 73 of the Pennsylvania DEP Regulations.
[Added 3-1-2011 by Ord. No. 188]
E.
Prior to the Township Planning approval for any Community Sewage System, or parts thereof, that will provide sewage conveyance and/or treatment and/or disposal of any wastewater flow generated by development in a Municipality, other than Paradise Township, the Municipality in which the flow is generated and Paradise Township shall enter into an Intermunicipal Agreement. This Intermunicipal Agreement shall delineate, amongst other conditions, the responsibility of the Municipality generating the need for the Sewage Facilities in the event that the Sewage Facilities in Paradise Township are not properly constructed and/or not properly operated and maintained and the responsibility of that Municipality in the event of a Sewage Facilities malfunction or in the event that the wastewater or treated effluent causes a pollution event, permit violation or property damage.
[Added 3-1-2011 by Ord. No. 188]
[1]
Editor's Note: See also 53 P.S. § 10503.1.
A.
Storm sewers and related improvements shall be required when the runoff of stormwater cannot be satisfactorily handled within the road right-of-way. Storm sewers, culverts, site grading and related improvements shall be provided as necessary, to permit unimpeded flow of natural watercourses; to ensure adequate drainage of all low points along the line of roads; to intercept groundwater runoff along roads at intervals related to the extent and grade of the area drained; and to provide positive drainage away from individual on-site sewage disposal facilities.
B.
Storm drainage facilities shall be designed not only to handle the anticipated peak discharge from the property being subdivided, but also the anticipated increase in runoff that will occur when all the property at a higher elevation in the same watershed is fully developed. Special consideration shall be given to the avoidance of problems which may arise from the concentration of stormwater runoff onto adjacent development or undeveloped properties.
C.
Where a subdivision is traversed by a watercourse, drainageway, channel or stream, the Commission may require storm drainage easements or drainage rights-of-way conforming substantially with the high water line of such watercourse, drainageway, channel or stream and of such width as will be adequate to preserve the unimpeded flow of natural drainage or for the purpose of widening, deepening, relocating, improving or protecting such drainage facilities.
D.
Combined sanitary and storm sewers are prohibited.
E.
Stormwater retention and/or unlined detention basins shall be prohibited within Wellhead Protection Zone 1.
[Amended 10-21-2008 by Ord. No. 166]
A.
The developer's engineer shall also study the effect of each subdivision on existing downstream drainage facilities outside the area of the subdivision; this study shall be reviewed by the Township Engineer. Where it is anticipated that the additional runoff incident to the development of the subdivision will either overload an existing downstream drainage facility or cause periodic flooding during a five-year period, the Planning Commission shall notify the Supervisors of such potential condition. In such case, the proposed subdivision plan shall not be approved until such time as provision has been made for the improvement of said condition and said improvement(s) has been approved by the Pennsylvania Water and Power Resources Board.
B.
Where any area within the proposed subdivision is known to be subject to flooding, such area shall be clearly marked "Floodplain Area." No such area or parts thereof shall be platted for roads, permanent human occupancy or for such other uses as may cause danger to health, life or property until all such hazards have been eliminated or unless adequate safeguards against such hazards are provided by the developer.
C.
Adequate drainage easements shall be reserved along any watercourse, water body or floodplain area subject to periodic flooding. Scientific records of the normal flow line, the annual high water line and detailed soil data may be used as the basis for determining said easements.
A.
Easements within a minimum total width of 20 feet may be provided for drainage channels and utility lines intended to service the abutting lots. To the fullest extent possible, easements shall be centered on or adjacent to rear or side lot lines. No structures or trees shall be placed within such easements.
B.
There shall be a minimum distance of 25 feet, measured in the shortest distance, between any proposed dwelling unit and any petroleum, petroleum products, natural gas or other hazardous transmission line (excluding service laterals).
[Amended 10-21-2008 by Ord. No. 166]
Reserve strips of land, which might be used to control road access from the proposed subdivision to neighboring property or to land within the subdivision itself, shall be prohibited.
A.
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 Governing body 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.
B.
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.
C.
Protection of vegetation from excavations.
D.
Protection of topsoil.
(1)
No topsoil shall be removed from the site.
(2)
Prior to grading operations or excavation, topsoil in the area to be disturbed shall be removed and stored on site.
(3)
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 rip-rap on slopes exceeding 10%.
(4)
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.