A. 
The design standards and requirements outlined in this section will be utilized by the Penn Forest Planning Commission and Board of Supervisors in determining the adequacy of all plans for proposed subdivisions and land developments.
B. 
Development shall be planned, reviewed and carried out in conformance with all municipal, state and other applicable laws and regulations.
C. 
Whenever provisions of this chapter conflict with the provisions of other ordinances and regulations, the most restrictive provisions shall apply.
A. 
Land shall be suited to the purpose for which it is to be subdivided. Land with unsafe or hazardous conditions such as open quarries, unconsolidated fill, steep slopes, or flood prone areas shall not be subdivided unless the subdivision plan provides for adequate safeguards which are approved by the Penn Forest Board of Supervisors.
B. 
The development of the proposed subdivision shall be coordinated with adjacent existing development so that the area, as a whole, may develop harmoniously.
C. 
These design standards and requirements may be altered by the Penn Forest Board of Supervisors for the purpose of achieving economy and ingenuity in design in accordance with modern and evolving principles of site planning and development, upon presentation of evidence that the intent of such standards shall be substantially achieved.
A. 
Block layout. The length, width and shape of blocks shall be determined with due regard to:
(1) 
Provisions of adequate sites for buildings of the type proposed;
(2) 
Municipal zoning requirements;
(3) 
Topography;
(4) 
Requirements for safe and convenient vehicular and pedestrian circulation, including the reduction of intersections with arterial streets;
B. 
Block length.
(1) 
Residential blocks shall ordinarily be no less than 500 feet in length and no more than 1,800 feet in length.
(2) 
In the design of blocks longer than 1,000 feet, special consideration shall be given to the requirements of satisfactory fire protection.
(3) 
Where practicable, blocks along arterial and collector streets shall not be less than 1,000 feet in length.
C. 
Block depth. Single family residential blocks shall be of sufficient depth to accommodate two tiers of lots; except the Penn Forest Board of Supervisors may approve a single tier of lots in the following cases:
(1) 
Where reverse-frontage lots are required; or
(2) 
Where two tiers of lots are not possible due to the size, topographical conditions or other inherent conditions of the property.
D. 
Commercial and industrial blocks. Blocks in commercial, industrial and multifamily developments may vary from the elements of design detailed above if required by the nature of the use. In all cases, however, adequate provisions shall be made for traffic and pedestrian circulation, off-street parking, and loading areas.
E. 
General lot design standards.
(1) 
Within the requirements of Chapter 240, Zoning, 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) 
Generally, the depth of single-family detached residential lots shall be not less than one nor more than three times their width.
(5) 
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 and landscaping.
(6) 
If, after subdividing, there exists remnants of land, they shall be either:
(a) 
Incorporated in existing or proposed lots; or
(b) 
Legally dedicated to public use, if acceptable to the Penn Forest Board of Supervisors.
F. 
Lot frontage.
(1) 
All proposed lots shall have frontage on an ordained public street, or private street constructed in accordance with this chapter, other than an alley. These requirements shall not apply to individual condominium units when such units are contained in an approved condominium development.
(2) 
Double- or reverse-frontage lots may be required to provide separation of residential development from arterial streets or to overcome specific disadvantages of topography or other natural features of the proposed subdivision tract.
(3) 
All residential reverse frontage lots shall have a rear yard with a minimum depth of 75 feet, measured along the shortest distance from the proposed dwelling unit to the ultimate right-of-way and shall, within such rear yard and immediately adjacent to the right-of-way, have a planting screen easement of at least 10 feet in width, across which there shall be no right of access.
G. 
Lot access.
(1) 
Direct access onto arterial roads and numbered traffic routes shall be minimized.
(a) 
Direct access onto an arterial road or a numbered traffic route shall be prohibited where adequate alternative access can be obtained from a collector road, local road or alley.
(b) 
Access to two or more abutting residential properties shall be provided by a shared driveway unless the applicant demonstrates that such access is impractical.
(c) 
A maximum of one access point per property involving a left-hand turn exiting a nonresidential property onto an arterial road or a numbered traffic route shall be permitted.
(d) 
Parking lots and internal driveways for nonresidential development shall support access management objectives along arterial roads and numbered traffic routes.
[1] 
Shared parking lots and driveways connecting adjacent parking lots for nonresidential uses shall be used whenever practical.
[2] 
The distance between the intersection of the access road with the arterial road or a numbered traffic route and the intersection of the access road with other internal access roads shall be maximized to the extent possible.
(2) 
Where access is permitted to a state road or highway, authorization from the Pennsylvania Department of Transportation must be proven by the display of a valid highway occupancy permit. Driveways to single-family residences shall intersect streets at angles of no less than 60°. All other driveways or access roads shall intersect streets at right angles, where practicable, and in no case less than 75°.
(3) 
Widths of access roads or driveways shall be in accordance with the following standards:
(a) 
Access roads for multifamily residential, mobile home parks and all nonresidential subdivisions shall be no less than 24 feet in width, shall not exceed 30 feet in width at the street line, and shall be clearly defined by use of curbing;
(b) 
Driveways for single-family residential subdivisions shall be no less than 10 feet in width but shall not exceed 20 feet in width at the street line.
(4) 
To provide safe and convenient ingress and egress, access road and driveway entrances shall be rounded at the following minimum radii:
(a) 
Access road entrances for multifamily residential developments, mobile home parks, and all nonresidential subdivisions shall be rounded at a minimum radius of 10 feet;
(b) 
Driveway entrances for single-family residences shall be rounded at a minimum radius of five feet except along legislative routes where a ten-foot radius is required.
(5) 
Access road grades or driveway grades shall not exceed the following grades:
(a) 
Twelve percent between the future street right-of-way line and any other point within the confines of the lot being served;
(b) 
Five percent in a leveling area extending 40 feet from the intersection of the access road or driveway with the cartway of the street.
(6) 
The center line of an access road or driveway at the point of access to a street shall not be located closer to an intersection of street center lines than the following distances:
(a) 
Seventy-five feet for single-family residential units.
(b) 
For multifamily residential developments, mobile home parks, and all nonresidential subdivisions:
[1] 
One hundred fifty feet if either street is an arterial street;
[2] 
One hundred feet if either street is a collector street;
[3] 
Seventy-five feet if both streets are local streets.
(7) 
Vehicular access shall be available to all lots directly from an ordained public street or private street constructed in accordance with this chapter. This requirement shall not apply to individual condominium units where such units are contained in an approved condominium development.
(8) 
Clear sight triangles shall be provided at all intersections of driveways with streets, except alleys. Clear sight triangles are not required for intersections of driveways with alleys. Within such triangles, no object greater than 2 1/2 feet in height and no other object that would obscure the vision of the motorist shall exist or be placed. A note to such effect shall be placed on all plans with proposed driveways. The triangles shall be measured as follows:
(a) 
Along the center line of the driveway from a point 20 feet from where the driveway meets the cartway of the road, to points along the center line of the road 200 feet on each side from the intersecting center lines of the driveway and road, if the road is classified as a local road.
(b) 
Along the center line of the driveway, from a point 20 feet from where the driveway meets the cartway of the road, to points along the center line of the road 300 feet on each side from the intersecting center lines of the driveway and road, if the road is classified as a collector or arterial road.
H. 
Flag lots may be allowed in certain circumstances to minimize hardships in the use of land that lacks adequate road frontage for an equitable use of the lot. Normally, this situation will be deemed to exist when the lot lacks double the required road frontage for lots in that zoning district. However, flag lots will not be permitted merely to increase the density of development nor to minimize the amount of road improvements. The following requirements will apply:
(1) 
No more than two flag lots will be permitted per original tract of land, even if lots are subdivided from the tract at different times;
(2) 
The access lane (flagpole section of lot) will have a minimum width of 25 feet, and serve only one lot;
(3) 
The access lane will have a maximum length of 500 feet measured from the right-of-way of the public road to the perimeter of the rectangle defining the lot area;
(4) 
The area in the access lane shall be excluded from the area required for meeting the minimum lot size standards of Chapter 240, Zoning, of this Code;
(5) 
No sharp turns (greater than 45°) shall be allowed within the access lane;
(6) 
The location of the access lane shall be logically related to the body of the flag lot, surrounding property configurations, woodlands, topography, watercourses and floodplains. The actual driveway section shall be contained entirely within the access lane.
[Amended 12-4-2023 by Ord. No. 2023-1; 9-2-2025 by Ord. No. 2025-2]
A. 
General requirements.
(1) 
Proposed streets shall be properly related to the road and highway plans of the state, county and Township. Streets shall be designed to provide adequate vehicular access to all lots or parcels and with regard for topographic conditions, project volumes of traffic, and further subdivision possibilities in the area.
(2) 
The street system of a proposed subdivision or land development shall be designed to create a hierarchy of street functions which includes collector and local streets.
(3) 
The street system of a proposed subdivision or land development shall be designed so as to minimize street intersections and pedestrian-vehicular conflict points.
(4) 
Proposed local streets shall be designed so as to discourage through traffic and excessive speeds. However, the developer shall provide for the extension and continuation of arterial and collector streets into and from adjoining properties.
(5) 
Where, in the opinion of the Penn Forest Board of Supervisors, it is desirable to provide for street access to adjoining property, streets shall be extended by dedication to the boundary of such property. Distances between access points to adjoining property shall be based on block length standards set forth in § 210-19B.
(6) 
Where a subdivision abuts or contains an existing or proposed arterial traffic street, the Penn Forest Board of Supervisors may require marginal access streets, reverse-frontage lots, or other such treatment as will provide protection for abutting properties, reduction in the number of intersections with the arterial street, and separation of local and through traffic.
(7) 
Private streets (streets not to be offered for dedication) may be approved by the Penn Forest Board of Supervisors only if they meet the street design and improvement standards set forth in this chapter and when they are part of an approved condominium development.
(8) 
If the lots in the development are large enough for re-subdivision, or if a portion of the tract is not subdivided, suitable access and street openings for such an eventuality shall be provided.
B. 
Street right-of-way and cartway widths.
(1) 
Street right-of-way and cartway widths in proposed subdivisions shall conform to the standards on the following chart:
Street Design Standards
Street Classification
Local
(feet)
Collector
(feet)
Arterial
(feet)
Right-of-way width
50 to 60
60
80
Pavement width
See below
40
44
Traffic lane width
11
12
12
Parking lane width
8 (when required)
Sidewalk width
4 as per § 210-28C
Curbing
Vertical curb, or grassed drainage swale with no curbing, depending on below
(2) 
Local streets. Local streets shall have a minimum right-of-way width of 50 feet for single-family detached lot subdivisions and 60 feet of right-of-way for nonresidential or townhouse and multifamily subdivisions or subdivisions with densities of three dwelling units per acre or more.
(a) 
In residential developments with townhouses or multifamily dwellings and with a density of three dwelling units per acre or more, the local street shall consist of at least:
[1] 
Sixty-foot right-of-way.
[2] 
Two ten-foot traffic lanes.
[3] 
Two eight-foot parking/gutter lanes.
[4] 
Total paved width: 36 feet.
[5] 
Concrete curb and concrete sidewalk are required.
(b) 
In residential subdivision with a density of less than three dwelling units per acre but more than one dwelling unit per acre, the local street shall consist of at least:
[1] 
Fifty-foot right-of-way.
[2] 
Two ten-foot traffic lanes.
[3] 
Two four-foot paved shoulders/gutter and concrete curbing.
[4] 
Total paved width 28 feet.
[5] 
Concrete curbing is required, sidewalks are required only if required by the Township Board of Supervisors because of special pedestrian requirements of the area, if any.
(c) 
In nonresidential developments and in residential subdivisions with a density of less than one dwelling unit per acre, the local streets shall consist of at least:
[1] 
Fifty-foot right-of-way.
[2] 
Two ten-foot traffic lanes.
[3] 
Two four-foot paved shoulders.
[4] 
Total paved width 28 feet.
[5] 
No curb or sidewalk.
(3) 
Collector streets. Collector roads shall have a sixty-foot design right-of-way minimum, and at least two twelve-foot traffic lanes and two eight-foot paved shoulders. Curbs shall be required in residential developments with densities of more than one dwelling unit per acre.
(4) 
The standards set forth in § 210-20B(2) may be modified by the Penn Forest Board of Supervisors when an analysis of proposed development densities, provisions for off-street parking, and projected traffic volumes indicate a need for such modifications. The burden of proof shall be upon the developer to justify the adequacy of rights-of-way or cartway widths which are less than those set forth in § 210-20A and B.
C. 
Horizontal curves.
(1) 
Whenever street center lines are deflected more than five degrees within 500 feet, connection shall be made by horizontal curves.
(2) 
Horizontal curves shall be designed to produce the following minimum sight distances:
(a) 
Local streets: 150 feet;
(b) 
Collector streets: 300 feet;
(c) 
Arterial streets: 600 feet.
(3) 
A minimum tangent of 100 feet shall be required between reverse curves on a street and between a curve and a street intersection.
D. 
Street grades.
(1) 
There shall be a minimum center-line grade on all streets of 1.5%.
(2) 
Unless approval is obtained from the Penn Forest Board of Supervisors upon recommendation from the Township Engineer, center-line grades shall not exceed the following:
(a) 
Local streets: 11%;
(b) 
Collector streets: 8%;
(c) 
Arterial streets: 6%.
(3) 
Intersections shall be approached on all sides by leveling areas. Such leveling areas shall have a minimum length of 75 feet (measured from the edge of the cartway of the intersecting road), within which no grade shall exceed a maximum of 4%.
E. 
Vertical curves.
(1) 
Vertical curves shall be used in changes of grade exceeding 1%. However, where the curve would be a sag curve, vertical curves shall be used in changes of grade exceeding 2%.
(2) 
Vertical curves shall be designed to meet minimum sight distances according to standards set forth by the American Association of State Highway Officials.
F. 
Street intersections.
(1) 
Streets shall intersect at right angles whenever practicable. When local streets intersect collector or arterial streets, the angle of intersection at the street center lines shall in no case be less than 75°. No two streets shall intersect with an angle of intersections at the center lines of less than 60°.
(2) 
Multiple intersections involving the junction of more than two sheets shall be prohibited.
(3) 
Two streets intersecting a third street from opposite sides shall either intersect with a common center line or their center lines shall be offset according to the following distances:
(a) 
The two streets shall be separated by a distance of 250 feet between center lines measured along the center line of the street being intersected when all three streets involved are local streets;
(b) 
The two streets shall be separated by a distance of 300 feet between center lines measured along the center line of the street being intersected when one or more of the streets involved is a collector street;
(c) 
The two streets shall be separated by a distance of 500 feet between center lines measured along the center line of the street being intersected when one or more of the streets involved is an arterial street.
(4) 
Street curb intersections shall be rounded by a tangential arc with a minimum radius of:
(a) 
Twenty feet for intersections involving only local streets;
(b) 
Thirty feet for all intersections involving a collector street;
(c) 
Forty feet for all intersections involving an arterial street.
(5) 
Street right-of-way lines shall be parallel to (or concentric with) curb area at intersections.
(6) 
Clear sight triangles shall be provided at all street intersections. Within such triangles, no object greater than 2 1/2 feet in height and no other object that would obscure the vision of the motorist shall exist or be placed. A note to such effect shall be placed on all plans with proposed street intersections. Such triangles shall be established as follows:
(a) 
Seventy-five feet from the point of intersection of the center lines of the two streets, along the center lines of all streets, where both streets are local streets and the intersection is not controlled by a stop sign or a traffic light.
(b) 
One hundred feet from the point of intersection of the center lines of the two streets, along the center lines of all streets, where at least one road is collector road and the intersection is not controlled by a stop sign or a traffic light.
(c) 
One hundred fifty feet from the point of intersection of the center lines of the two streets along the center lines of all streets where at least one road is an arterial street and the intersection is not controlled by a stop sign or a traffic light.
(d) 
Along the center line of the street where movement is controlled by a stop sign, from a point 20 feet from where the cartways of the two roads meet to points 200 feet on each side from the point where the center lines of the two roads meet along the other road, if both roads are classified as local roads.
(e) 
Along the center line of the street whose movement is controlled by a stop sign from a point 20 feet from where the cartways of the two roads meet to points 300 feet on each side from the point where the center lines of the two roads meet along the other road, if at least one road is classified as a collector or arterial road.
(7) 
Wherever a portion of the line of such triangles occurs within the proposed building setback line, such portion shall be shown on the final plan of the subdivision, and shall be considered a building setback line.
G. 
Culs-de-sac.
(1) 
Dead-end streets are prohibited unless designed as cul-de-sac streets or designed for future access to adjoining properties.
(2) 
Any dead-end street which is constructed for future access to an adjoining property or because of authorized stage development, and which is open to traffic and exceeds 200 feet in length shall be provided with a temporary, all-weather turning circle or "T" type turnaround. The turning circle or "T" type turnaround shall be completely within the boundaries of the subdivision and the use of the turnaround shall be guaranteed to the public through easements until such time as the street is extended.
(3) 
Cul-de-sac streets, permanently designed as such, shall not exceed 1,000 feet in length and shall not furnish access to more than 25 dwelling units. In the case of industrial parks, a cul-de-sac shall not furnish access to more than 200 employees. Exemptions from these requirements may be granted where necessary due to unique characteristics of the site.
(4) 
All cul-de-sac streets, whether permanently or temporarily designed as such, shall be provided at the closed end with a fully paved turning circle. The turning circle may be offset to the left, but turnarounds offset to the right shall be discouraged.
(a) 
If parking will be prohibited on the turning circle, the minimum radius to the pavement edge or curbline shall be 40 feet and the minimum radius of the right-of-way shall be 48 feet.
(b) 
If parking will be permitted on the turning circle, the minimum radius to the pavement edge or curbline shall be 50 feet and the minimum radius of the right-of-way line shall be 58 feet.
(5) 
The center-line grade on a cul-de-sac street shall not exceed 11%, and the grade of the diameter of the turnaround shall not exceed 5%. The minimum slope of paving in any part of the cul-de-sac shall not be less than 2%.
H. 
Half streets.
(1) 
The dedication of new half streets at the perimeter of a new subdivision is prohibited.
(2) 
The subdivider shall provide the entire required right-of-way, or as much thereof as is possible, within his property, along all existing streets which traverse or abut the property.
I. 
Street names and street signs.
(1) 
Proposed streets which are in alignment with others already existing and named shall bear the name of the existing streets.
(2) 
In no case shall the name of a proposed street duplicate an existing street name in the Township and in the postal district, irrespective of the use of the suffix street, road, avenue, boulevard, driveway, place, court or lane.
(3) 
All street names shall be subject to the approval of the Penn Forest Board of Supervisors and U.S. Postal Service.
(4) 
Street signs shall be provided at the intersection of all streets. The type, height and design shall be according to the provisions of § 210-28I.
A. 
The developer shall provide the most effective type of sanitary sewage disposal consistent with the Township's official plan for sewage facilities prepared in accordance with the Pennsylvania Sewage Facilities Act (Act 537)[1] and Chapter 71 of the Pennsylvania Department of Environmental Protection Regulations.[2]
[1]
Editor's Note: See 35 P.S. § 750.1 et seq.
[2]
Editor's Note: See 25 Pa. Code Ch. 71.
B. 
Connection to a public sanitary sewer system shall be required where such a system is proposed by the Township's official plan for sewage facilities can feasibly be provided to the proposed subdivision tract, and where such a system can adequately fulfill the sewage disposal needs of the subdivision or land development.
C. 
Where a public sanitary sewer system is not yet accessible to the site but is planned for extension within a five-year period, the developer shall install sanitary sewer lines within the subdivision boundary to the point where the future connection to a public sewer system will be made. Lateral connections shall be constructed for all lots. Connections shall be available in the structures so as to allow the switch from the use of on-lot systems to the public system. Such sewer systems shall be capped until ready for use. On-lot disposal facilities shall be provided for interim use.
D. 
In subdivision/land developments where connection to a public sewage system is not possible, on-lot sewage disposal systems shall be provided in accordance with the Pennsylvania Sewage Facilities Act, Chapter 73 of DEP Regulations, and the requirements of the Municipal Sewage Enforcement Officer. Each lot shall be provided with a tested, approved primary and secondary absorption area.[3]
[3]
Editor's Note: See 25 Pa. Code Ch. 73.
E. 
Sanitary sewerage systems shall be located and designed to minimize or eliminate flood damage, infiltration of floodwaters into the system, and discharges from the system into floodwaters.
F. 
On-lot sewage disposal systems shall be located and designed to avoid impairment or contamination from flooding.
The developer shall provide a water supply and distribution system to service the proposed subdivision through one of the following methods:
A. 
Connection shall be made to the community water supply system where the system can feasibly be provided to the proposed subdivision tract and where the capacity of such a system can adequately fulfill the water supply demands of the proposed subdivision. A distribution system shall be designed to furnish an adequate supply of water to each lot.
B. 
Where a public water supply system is planned to serve the proposed subdivision area within 10 years, a centralized water system will be provided by the developer if the subdivision involves 20 or more dwelling units unless the average residential lot size is one acre or larger. Whenever such a system is provided, the water distribution lines shall be dedicated to the appropriate public authority and the authority will acquire other parts of the water supply system such as wells, pumps and storage tanks that can be integrated into the public water system. This will take place after the improvements are completed so that the system can be operated by the public authority. Also, such a system shall be designed and constructed in a manner that will permit adequate connection to a public water supply system in the future. The system shall meet the design and construction standards for centralized water systems set forth in Appendix A.[1]
[1]
Editor's Note: Appendix A is an attachment to this chapter.
C. 
Where a public water supply is not proposed in the area of the proposed subdivision within 10 years, the developer shall provide a centralized water system if the subdivision involves 20 or more lots and the average residential lot size is less than one acre. The system shall meet the design and construction standards for centralized water systems set forth in Appendix A.[2]
[2]
Editor's Note: Appendix A is an attachment to this chapter.
D. 
All centralized water systems that remain privately owned shall be organized in a manner as to fall within the jurisdiction of the Pennsylvania Public Utility Commission.
E. 
Water supply systems shall be located and designed to minimize or eliminate infiltration of flood waters so as to meet Federal Insurance and Mitigation Administration provisions.
F. 
Fire hydrants shall be located no less than 500 feet from all primarily buildings.
A. 
Storm drainage systems shall be provided in order to:
(1) 
Permit unimpeded flow of natural watercourses, except as may be modified by stormwater detention pond requirements in § 210-23D or open channels pursuant to § 210-23B(7).
(2) 
Ensure adequate drainage of all low points along the line of streets.
(3) 
Intercept stormwater runoff along streets at intervals related to the extent and grade of the area drained.
(4) 
Provide positive drainage away from on-site sewage disposal systems.
(5) 
Take surface water from the bottom of vertical grades, to lead water from springs and to avoid excessive use of cross gutters at street intersections and elsewhere.
(6) 
Provide for the conveyance of a 100-year storm event without causing safety hazards or property damage.
(7) 
Prevent overloading of downstream drainage systems and watercourses as a result of increased rate of runoff caused by the proposed development.
B. 
General requirements.
(1) 
A site drainage plan for the proposed subdivision or land development tract shall be prepared which illustrates the following information:
(a) 
Mapping of the watershed area or areas in which the proposed subdivision or land development is located.
(b) 
Calculations of runoff for all points of runoff concentration.
(c) 
Complete drainage systems for the subdivision. All existing drainage features which are to be incorporated in the design shall be so identified. If the subdivision or land development is to be developed in stages, a general plan for the entire subdivision shall be presented with the first stage and appropriate development stages for the drainage system shall be indicated.
(2) 
The existing points of natural drainage discharge and the mode of drainage discharge and the mode of drainage conduct onto adjacent property shall not be altered, unless:
(a) 
Written consent of affected landowner is obtained by the applicant with agreement filed on record plan.
(3) 
No stormwater runoff or natural drainage shall be so diverted as to overload existing drainage systems, or create flooding or the need for additional drainage structures on other private properties or public lands.
(4) 
Where a subdivision is traversed by watercourses other than permanent streams, there shall be provided on the subdivision plan, a drainage easement conforming substantially with the line of such watercourse which shall be offered to the Township for dedication. The width of the easement shall be adequate to provide for unimpeded flow of storm runoff based on calculations made in conformance with § 210-23C and to provide a freeboard allowance of 1/2 foot above the design water surface level. Periodic cutting and maintenance of the vegetation by the landowner is required. The alteration, obstruction or encroachment of any kind is prohibited with easements. The Township shall have the right but not the responsibility to maintain the swale or pipe and infrastructure within the easement and seek reimbursement from the property owner as allowed by law.
(5) 
Drainage structures that are located on state highway rights-of-way shall be approved by the Pennsylvania Department of Transportation and a letter from that office indicating such approval shall be included with the preliminary plan application.
(6) 
All streets shall be so designed as to provide for the discharge of surface water from their rights-of-way.
(7) 
When natural drainage swales on the site cannot adequately provide for drainage, open channels may be constructed conforming substantially to the line and grade of such natural drainage swales. Capacities shall be calculated using the Manning equation as explained in Appendix B.[1]
[1]
Editor's Note: Appendix B is included as an attachment to this chapter.
(8) 
Storm drainage facilities and appurtenances shall be so designed and provided as to minimize erosion in watercourse channels and at all points of discharge.
C. 
Calculation of storm runoff and design storm frequency.
(1) 
Storm drainage systems required by this chapter shall be designed to provide protection from post-development stormwater increases from a two- to 100-year storm. If the site of the subdivision or land development is within a watershed with an approved Stormwater Management Plan enacted pursuant to Act 167, the criteria in the applicable plan shall be used. Stormwater infrastructure shall be designed to handle storms as determined below.
(a) 
A ten-year design storm is appropriate where a storm in excess of the design storm will have minor impact such as inconvenience to traffic on local streets.
(b) 
A twenty-five-year design storm is appropriate where a storm in excess of the design storm will cause major inconvenience to people and traffic in high-use areas such as business districts and along busy streets.
(c) 
A 100-year design storm is appropriate where a storm in excess of the design storm will cause damage to existing or future structures or their contents.
(d) 
Any downstream analysis conducted to determine adequacy for accepting increased rates of runoff shall consider the 100-year storm event.
(e) 
The design or analysis of all natural or man-made overland drainage systems shall have adequate capacity for the ten- to 100-year return storm as indicated above and shall further consider the two-year storm event for velocity. Permissible velocities are indicated in Appendix B.[2]
[2]
Editor's Note: Appendix B is included as an attachment to this chapter.
(2) 
Stormwater runoff from watersheds of 200 or less acres shall be calculated by the rational method as described in Manual Number 37 of the American Society of Civil Engineers, except as the watershed size criteria may be modified by an approved Act 167 Stormwater Management Plan. The Rational Method of runoff calculation is explained in Appendix B.[3]
[3]
Editor's Note: Appendix B is included as an attachment to this chapter.
(3) 
Stormwater runoff from watersheds of more than 200 acres shall be calculated using the Soil-Cover-Complex Method developed by the Natural Resources Conservation Service or other appropriate method acceptable to the Township Engineer.
(a) 
Runoff calculations using the Soil-Cover-Complex Method shall use the Natural Resources Conservation Service Type II twenty-four-hour rainfall distribution. They twenty-four-hour rainfall depths for the various return periods shall be taken from NOAA Atlas 14, Volume 2, Version 3. The following values are taken from NOAA Atlas 14, Volume 2, Version 3:
Return Period
(years)
24-Hour Rainfall Depth
(inches)
1
2.77
2
3.33
5
4.13
10
4.84
25
5.99
50
7.06
100
8.33
(4) 
The design of any detention facility shall be verified by routing the proposed post-development hydrograph through the basin using a storage indication technique.
(5) 
The Manning equation explained in Appendix B shall be used in calculating capacities of watercourses and storm sewers, except culverts which shall be designed using methods acceptable to the Township Engineer.[4]
[4]
Editor's Note: Appendix B is included as an attachment to this chapter.
(6) 
Complete detailed drainage calculations and applicable charts and nomographs certified by the design engineer shall be submitted to the Township Engineer.
D. 
Stormwater detention.
(1) 
Stormwater detention facilities shall be used for all subdivisions and/or land development proposals unless the following two criteria have been met:
(a) 
The proposed rate and volume of runoff can be accommodated by all downstream fixed pipe or surface drainage systems in accordance with § 210-23C(1)(d).
(b) 
Written permission has been granted by the adjoining downstream tenant where runoff discharges onto the adjoiner overland, via a surface drainage system.
(2) 
Whenever stormwater detention facilities are required under § 210-23D(1), the maximum post-development peak rates of flow shall be governed by the following provisions:
(a) 
Post-development rates of runoff for the one- through 100-year storm events shall not exceed predevelopment rates.
(b) 
Within watersheds for which there is an approved Act 167 Stormwater Management Plan, the detention facilities shall at minimum be designed to discharge post-development peak runoff rates consistent with the plan criteria except in the instance of off-site detention facilities implemented as per § 210-23D(2)(d).
(c) 
Within watersheds for which there is not an approved Act 167 Stormwater Management Plan, the detention facilities shall be designed to provide that the peak rate of runoff at all points of discharge from the site, when developed, will not exceed the peak rate of runoff at each of those points prior to development, with the exception of the instance of off-site detention facilities implemented as per § 210-23D(2)(d).
(d) 
In certain instances, regional detention facilities to provide runoff control for multiple development sites may be implemented in lieu of individual development site detention basins. Peak runoff rates of discharge from a regional detention basin shall be based upon maintaining existing peak runoff rates for the tributary area, except that other criteria for discharge may apply for regional detention facilities located within a watershed with an approved Act 167 Stormwater Management Plan. Any developer relying upon regional detention facilities in lieu of on-site controls shall pay a fee to the owner of the regional facility (presumably the municipality) in proportion to the share of total storage volume required by the development and provided by the basin.
(3) 
Where detention facilities are included as part of the storm drainage system, the following provisions will apply:
(a) 
Detention ponds shall be designed so that they return to normal conditions within approximately 12 hours after the termination of the storm, unless the Township Engineer finds that downstream conditions may warrant other design criteria for stormwater release;
(b) 
The developer shall demonstrate that such ponds are designed, protected and located to assure that public safety is maximized and health problems are prevented. The following minimum criteria shall apply:
[1] 
Top berm width shall be a minimum of six feet.
[2] 
Side slopes shall be four horizontal to one vertical or flatter;
[3] 
Any pond that can possibly impound water to a depth in excess of four feet shall be enclosed with a four-foot-high durable chain-link fence or approved equivalent that includes a ten-foot-wide gate. A temporary construction fence is required upon excavation of the basin and shall not be removed until a permanent fence is constructed;
[4] 
All ponds shall be screened from view with a dense, low-maintenance year-round vegetative screen that will reach a height of four feet within three years.
[5] 
All ponds shall incorporate an impervious liner, with either a clay liner having a percolation rate less than 10-6 cm/sec., or synthetic liner.
(c) 
The developer shall verify that the operation of the detention facilities will not aggravate potential downstream peaking conditions;
(d) 
Emergency overflow facilities shall be provided for detention facilities to handle runoff in excess of design flows with preference given to low maintenance (grass or concrete) spillways;
(e) 
If the lands of the proposed land development will remain in common ownership, the developer shall provide an annotation on the Record Plan imposing a covenant running with the land. The covenant shall require perpetual maintenance of the detention pond by (at the option of the Township), either a homeowners' association or by the owner of the development. The covenant shall include provisions for enforcement of maintenance responsibilities by the Township in a form acceptable to the Township Solicitor.
(f) 
If the lands of the proposed land development will be conveyed to two or more separate owners, the developer shall (at the option of the Township) provide one of the following:
[1] 
Provide an annotation on the Record Plan imposing a covenant running with the land requiring perpetual maintenance of the detention pond by either a homeowners' association or by the lot owners. Such covenant being enforceable by the Township in a manner acceptable to the Township Solicitor.
[2] 
Dedicate the land on which the detention ponds are located to the Township, which shall then be responsible for maintaining the detention ponds.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
E. 
Post-construction water quality criteria.
(1) 
No regulated earth disturbance activities within the Township shall commence until approval by the Township of a plan which demonstrates compliance with this chapter.
(2) 
The water quality volume (WQv) shall be captured and treated. The WQv shall be calculated two ways.
(a) 
First, WQv shall be calculated using the following formula:
WQv = (c)(P)(A)/12
Where:
WQv
=
Water quality volume in acre-feet.
c
=
Rational Method post-development runoff coefficient for the two-year storm.
P
=
1.25 inches.
A
=
Area in acres of proposed regulated activity.
(b) 
Second, the WQv shall be calculated as the difference in runoff volume from predevelopment to post-development for the two-year return period storm. The effect of closed depressions on the site shall be considered in this calculation. The larger of these two calculated volumes shall be used as the WQv to be captured and treated, except that in no case shall the WQv be permitted to exceed 1.25 inches of runoff over the site area. This standard does not limit the volume of infiltration an applicant may propose for purposes of water quantity/peak rate control.
(3) 
The WQv shall be calculated for each post-development drainage direction on a site for sizing BMPs. Site areas having no impervious cover and no proposed disturbance during development may be excluded from the WQv calculations and do not require treatment.
(4) 
If an applicant is proposing to use a dry extended detention basin, wet pond, constructed wetland or other BMP that ponds water on the land surface and may receive direct sunlight, the discharge from that BMP must be treated by infiltration, a vegetated buffer, filter strip, bioretention, vegetated swale or other BMP that provides a thermal benefit to protect the receiving water from thermal impacts.
(5) 
The WQv for a site as a result of the regulated activities must either be treated with infiltration or two acceptable BMPs such as those listed in§ 210-23E(12), except for minor areas on the periphery of the site that cannot reasonably be drained to an infiltration facility or other BMP.
(6) 
Infiltration BMPs shall not be constructed on fill.
(7) 
The applicant shall document the bedrock type(s) present on the site from published sources.
(8) 
For each proposed regulated activity in the watershed where an applicant intends to use infiltration BMPs, the applicant shall conduct a preliminary site investigation, including gathering data from published sources, a field inspection of the site, a minimum of one test pit and a minimum of two percolation tests, as outlined in Appendix B, Attachment B-9.[5] This investigation will determine depth to bedrock, depth to the seasonal high water table, soil permeability and location of special geologic feature, if applicable. The location of special geologic features shall be verified by a qualified geotechnical professional.
[5]
Editor's Note: Appendix B is an attachment to this chapter.
(9) 
Sites where applicants intend to use infiltration BMPs must meet the following criteria:
(a) 
Depth to bedrock below the invert of the BMP greater than or equal to two feet.
(b) 
Depth to seasonal high water table below the invert of the BMP greater than or equal to three feet; except for infiltration of residential roof runoff, where the seasonal high water table must be below the invert of the BMP. (If the depth to bedrock is between two feet and three feet and the evidence of the seasonal high water table is not found in the soil, no further testing to locate the depth to seasonal high water table is required.)
(c) 
Soil permeability (as measured by the adapted 25 Pa. Code § 73.15. percolation test in Appendix B, Attachment B-9) greater than or equal to 0.5 inch per hour and less than or equal to 12 inches per hour.[6]
[6]
Editor's Note: Appendix B is an attachment to this chapter.
(d) 
Setback distances or buffers as follows:
[1] 
One hundred feet from water supply wells.
[2] 
Fifteen feet downgradient or 100 feet upgradient from building foundations; except for residential development, where the required setback is 15 feet downgradient or 40 feet upgradient from building foundations.
[3] 
Fifty feet from septic system drainfields; except for residential development, where the required setback is 25 feet from septic system drainfields.
[4] 
One hundred feet from the property line, unless documentation is provided to show that all setbacks from existing or potential future wells, foundations and drainfields on neighboring properties will be met; except for one- and two-family residential dwellings where the required setback is 40 feet, unless documentation is provided to show that all setbacks from existing or potential future wells, foundations and drainfields on neighboring properties will be met.
(10) 
The recharge volume (REv) shall be infiltrated unless the applicant demonstrates that it is infeasible to infiltrate the REv for reasons of seasonal high water table, permeability rate, soil depth or setback distances. The Township may, after consultation with PADEP, approve alternative methods for meeting the state water quality requirements other than those in this section, provided that they meet the minimum requirements of and do not conflict with state law, including but not limited to the Clean Streams Law, 35 P.S. § 691.1 et seq.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
(a) 
The REv shall be calculated as follows:
REv = (0.25)* (I)/12
Where:
REv
=
Recharge volume in acre-feet
I
=
Impervious area in acres
(b) 
The preliminary site investigation described in § 210-23E(8) is required and shall continue on different areas of the site until a potentially suitable infiltration location is found or the entire site is determined to be infeasible for infiltration. For infiltration areas that appear to be feasible based on the preliminary site investigation, the additional site investigation and testing as outlined in Appendix B, Attachment B-9, shall be completed.[7]
[7]
Editor's Note: Appendix B is an attachment to this chapter.
(c) 
If an applicant proposes infiltration, the Township may determine infiltration to be infeasible if there are known existing conditions or problems that may be worsened by the use of infiltration.
(d) 
The site must meet the conditions listed in § 210-23E(9).
(e) 
If it is not feasible to infiltrate the full REv, the applicant shall infiltrate that portion of the REv that is feasible based on the site characteristics. If none of the REv can be infiltrated, REv shall be considered as part of the WQv and shall be captured and treated as described in § 210-23E(12).
(f) 
If REv is infiltrated, it may be subtracted from the WQv required to be captured and treated.
(11) 
Site areas proposed for infiltration shall be protected from disturbance and compaction except as necessary for construction of infiltration BMPs.
(12) 
If infiltration of the entire WQv is not proposed, the remainder of the WQv shall be treated by two acceptable BMPs in series for each discharge location. Sheet flow draining across a pervious area can be considered as one BMP. Sheet flow across impervious areas and concentrated flow shall flow through two BMPs. If sheet flow from an impervious area is to be drained across a pervious area as one BMP, the length of the pervious area must be equal to or greater than the length of impervious area. In no case may the same BMP be employed consecutively to meet the requirement of this section. Acceptable BMPs are listed on the following page along with the recommended reference for design.
Best Management Practice
Design Reference Number3
Bioretention1
4, 5, 11, 16
Capture/reuse2
4, 14
Constructed wetlands
4, 5, 8, 10, 16
Dry extended detention ponds
4, 5, 8, 12, 18
Minimum disturbance/minimum maintenance practices
1, 9
Significant reduction of existing impervious cover
N/A
Stormwater filters1 (sand, peat, compost, etc.)
4, 5, 10, 16
Vegetated buffers/filter strips
2, 3, 5, 11, 16, 17
Vegetated roofs
4, 13
Vegetated swales1
2, 3, 5, 11, 16, 17
Water quality inlets1
4, 7, 15, 16, 19
Wet detention ponds
4, 5, 6, 8
NOTES:
1
This BMP could be designed with or without an infiltration component. If infiltration is proposed, the site and BMP will be subject to the testing and other infiltration requirements in this chapter.
2
If this BMP is used to treat the entire WQv, then it is the only BMP required because of this BMP's superior water quality performance.
3
See table below.
4
Water quality inlets include such BMPs as oil/water separators, sediment traps/catch basin sumps, and trash/debris collectors in catch basins.
Number
Design Reference Title
1
"Conservation Design For Stormwater Management — A Design Approach to Reduce Stormwater Impacts From Land Development and Achieve Multiple Objectives Related to Land Use," Delaware Department of Natural Resources and Environmental Control, The Environmental Management Center of the Brandywine Conservancy, September 1997.
2
"A Current Assessment of Urban Best Management Practices: Techniques for Reducing Nonpoint Source Pollution in the Coastal Zone," Schueler, T. R., Kumble, P. and Heraty, M., Metropolitan Washington Council of Governments, 1992.
3
"Design of Roadside Channels with Flexible Linings," Federal Highway Administration, Chen, Y.H. and Cotton, G.K., Hydraulic Engineering Circular 15, FHWA-IP-87-7, McLean Virginia, 1988.
4
"Draft Stormwater Best Management Practices Manual," Pennsylvania Department of Environmental Protection, January 2005.
5
"Evaluation and Management of Highway Runoff Water Quality," Federal Highway Administration, FHWA-PD-96-032, Washington, D.C., 1996.
6
"Evaporation Maps of the United States," U.S. Weather Bureau (now NOAA/National Weather Service) Technical Paper 37, Published by Department of Commerce, Washington D.C., 1959.
7
"Georgia Stormwater Manual," AMEC Earth and Environmental, Center for Watershed Protection, Debo and Associates, Jordan Jones and Goulding, Atlanta Regional Commission, Atlanta, Georgia, 2001.
8
"Hydraulic Design of Highway Culverts," Federal Highway Administration, FHWA HDS 5, Washington, D.C., 1985 (revised May 2005).
9
"Low-Impact Development Design Strategies An Integrated Design Approach," Prince Georges County, Maryland Department of Environmental Resources, June 1999.
10
"Maryland Stormwater Design Manual," Maryland Department of the Environment, Baltimore, Maryland, 2000.
11
"Pennsylvania Handbook of Best Management Practices for Developing Areas," Pennsylvania Department of Environmental Protection, 1998.
12
"Recommended Procedures for Act 167 Drainage Plan Design," LVPC, Revised 1997.
13
"Roof Gardens History, Design, and Construction," Osmundson, Theodore. New York: W.W. Norton and Company, 1999.
14
"The Texas Manual on Rainwater Harvesting," Texas Water Development Board, Austin, Texas, Third Edition, 2005.
Pretreatment Method
Design Reference1
Constructed wetlands
5, 6, 10, 12, 18
Diversion of stormwater away from potential contamination areas
5, 13
Stormwater collection and reuse (especially for irrigation)
5, 16
Stormwater filters (sand, peat, compost, etc.)
5, 6, 12, 18
Vegetated swales
2, 4, 6, 13, 18, 19
Water quality inlets
5, 9, 17, 18, 21
NOTES:
1
These numbers refer to the above Design Reference Title Chart in this§ 210-23E(12).
(13) 
The use of infiltration BMPs is prohibited on hot spot land use areas.
(14) 
Applicants shall request, in writing, community water suppliers to provide the Zone I Wellhead Protection radius, as calculated by the method outlined in the Pennsylvania Department of Environmental Protection Wellhead Protection regulations, for any community water supply well within 400 feet of the site. In addition to the setback distances specified in § 210-23E(9), infiltration is prohibited in the Zone I radius as defined and substantiated by the community water supplier in writing. If the applicant does not receive a response from the community water supplier, the Zone I radius is assumed to be 100 feet.
(15) 
The Township may, after consultation with PA DEP, approve alternative methods for meeting the state water quality requirements other than those in this section, provided that they meet the minimum requirements of and do not conflict with state law, including but not limited to the Clean Streams Law.[8]
[8]
Editor's Note: See 35 P.S. § 691.1 et seq.
A. 
In accordance with the Pennsylvania Public Utility Commission Investigation Docket No. 99, as amended from time to time, all electric utility distribution lines shall be installed underground in subdivisions or land developments of five or more dwelling units. In addition, the following design requirements shall be observed:
(1) 
Established public utility and state and federal governmental agency design standards shall be observed in preparing the utility plan;
(2) 
Utility lines to be installed within street rights-of-way shall be located according to Township or Penn Forest Sewer Authority requirements;
(3) 
Whenever practicable, telephone and cable TV utilities shall be installed underground in connection with the installation of electric utility distribution lines;
(4) 
Streetlighting, where required, shall be provided at each intersection of the development and at intervals not to exceed 200 feet between intersections;
(5) 
Utility lines shall be installed at the rough grade phase of construction. Utility lines shall be installed according to their depth, with the utility line installed at the greatest depth being installed first.
B. 
Utility easements.
(1) 
Utility easements shall be provided for all utility lines servicing the abutting lots when such utility lines are installed outside street rights-of-way. No structures or trees shall be placed within such easements. The location of utility easements shall be acceptable to the appropriate public utility or municipal authority.
(2) 
Whenever practicable, all utility lines to be installed outside street rights-of-way shall share a common utility easement.
(3) 
Utility easements shall be located either:
(a) 
Abutting the street right-of-way. In this case, a minimum easement width of 10 feet shall be required;
(b) 
Along rear or side lot lines. In this case, a minimum easement width of 20 feet, 10 feet on each side of the lot line, shall be provided. Where the lot line coincides with the subdivision boundary, a minimum easement width of 15 feet may be required by the Penn Forest Board of Supervisors.
C. 
Petroleum and natural gas transmission lines.
(1) 
No company intending to install any petroleum, petroleum product or natural gas transmission line shall be allowed to construct the line on less than a fifty-foot right-of-way. Such lines are to be installed in the center of the right-of-way and shall comply with the applicable standards imposed by state and federal laws and regulations.
(2) 
There shall be a minimum distance of 25 feet, measured from the right-of-way line, between any proposed dwelling unit and any petroleum, petroleum products or natural gas transmission line which traverses the subdivision.
D. 
Floodproofing. Facilities for gas, electric and communication utilities shall be elevated or floodproofed to a level at least one foot above the 100-year flood elevation.
A. 
Applicable standards and requirements. The design and development of mobile home parks shall conform to all the general standards and requirements set forth for subdivision and land developments in this chapter in addition to the specific design standards set forth herein (§ 210-25), along with density requirement, and other requirements, as listed in Chapter 240, Zoning, of this Code.
B. 
Permits.
(1) 
It shall be unlawful for any person to construct, alter, or extend any mobile home park or any of the facilities thereof within the limits of the Township unless such action has been approved by the Penn Forest Board of Supervisors.
(2) 
Mobile home park expansions, constructions and alterations shall be approved by the Penn Forest Board of Supervisors only after all requirements of this chapter are met.
C. 
Off-street parking areas.
(1) 
Off-street parking areas shall be provided in all mobile home parks for the use of park occupants and guests. A minimum of two off-street parking places for each mobile home unit shall be required.
(2) 
Required car parking spaces shall be so located as to provide convenient access to the mobile home, but shall not exceed a distance of 100 feet from the mobile home that they are intended to serve.
D. 
Pedestrian walkways.
(1) 
All parks shall provide safe, convenient, all-season pedestrian access between individual mobile homes, the park streets, and all community facilities provided for park residents. Sudden changes in alignment and gradient shall be avoided.
(2) 
Where a common walk system is provided and maintained between locations, and where pedestrian traffic is concentrated, such common walks shall have a minimum width of 3 1/2 feet.
(3) 
All mobile home stands shall be connected to common walks, streets, driveways or parking spaces connecting to a paved street. Such individual walks shall have a minimum width of two feet.
E. 
Mobile home siting.
(1) 
Mobile home stand construction.
(a) 
The area of the mobile home stand shall be improved to provide an adequate foundation for the placement of the mobile home.
(b) 
The stand shall be constructed from either concrete, asphalt concrete or other material sufficient to adequately support the mobile home, and to prevent abnormal settling or heaving under the weight of the home. The corners of the mobile home shall be anchored to prevent wind overturn and rocking with tie-downs such as concrete "dead men," screw augers, arrowhead anchors, or other devices suitable to withstand a tension based on the requirements of applicable building codes.
(c) 
After a mobile home has been anchored to the mobile home stand, the hitch which is employed for the transportation of the unit shall be removed, and there shall be a decorative skirt installed around the base of the unit.
F. 
Common open space.
(1) 
At least 20% of the usable site area of the mobile home park must be in common open space. The usable site area is that area which is free of water surfaces, severe high water table, quarries, or slopes over 20%.
(2) 
Whenever possible, the common space shall be designed as a contiguous area with pedestrian and visual accessibility to all residents of the mobile home park.
(3) 
Recreation areas and facilities shall be provided to meet the anticipated needs of the residents of the park. Not less than 10% of the usable site area shall be devoted to recreation. Recreation areas shall be of a size, shape and relief that is conducive to active play.
G. 
Utilities.
(1) 
Water supply.
(a) 
All mobile home parks shall be connected to the community water supply and distribution system upon construction or expansion. The availability of service shall be certified in accordance with the provisions of § 210-16D(4).
(b) 
Individual water connections.
[1] 
Individual water-riser pipes shall be located within the confined area of the mobile home stand at a point where the water connection will approximate a vertical position, thereby insuring the shortest water connection possible and decreasing susceptibility to water pipe freezing.
[2] 
The water-riser pipe shall have a minimum inside diameter of 3/4 inch and terminate at least four inches above the ground surface. The water outlet shall be provided with a cap when the mobile home does not occupy the lot.
[3] 
Adequate provisions shall be made to prevent freezing of service lines, valves and riser pipe and to protect risers from heaving and thawing actions of ground during freezing weather. Surface drainage shall be diverted from the location of the riser pipe.
[4] 
A shutoff valve below the frost line shall be provided near the water-riser pipe on each mobile home lot. Underground stop-and-waste valves are prohibited unless the type of manufacture and method of installation are approved by the Township Engineer.
(2) 
Sewage disposal.
(a) 
All mobile home parks shall be connected to the public sanitary sewage disposal system upon construction or expansion. The availability of service shall be certified in accordance with the provisions of § 210-16D(5).
(b) 
Individual sewer connections.
[1] 
Each mobile home stand shall be provided with at least a four-inch diameter sewer riser pipe. The sewer riser pipe shall be so located on each stand that the sewer connection to the mobile home drain outlet will approximate a vertical position.
[2] 
The sewer connection shall have a nominal inside diameter of not less than four inches, and the slope of any portion thereof shall be at least 1/4 inch per foot. All joints shall be watertight.
[3] 
All materials used for sewer connections shall be semirigid, corrosion resistant, nonabsorbent and durable. The inner surface shall be smooth.
[4] 
Provision shall be made for plugging the sewer riser pipe when a mobile home does not occupy the site. Surface drainage shall be diverted away from the riser. The rim of the riser pipe shall extend at least 1/2 inch above ground elevation.
(3) 
Individual electrical connections.
(a) 
Each mobile home lot shall be provided with an approved disconnecting device and over-current protective equipment. The minimum service per outlet shall be 120/240 volts AC, 100 amperes.
(b) 
The mobile home shall be connected to the outlet receptacle by an approved type of flexible cable with connectors and a male attachment plug.
(c) 
Where the calculated load of the mobile home is more than 100 amperes, either a second outlet receptacle shall be installed or electrical service shall be provided by means of permanently installed conductors.
(4) 
Required electrical grounding. All exposed non-current-carrying metal parts of mobile homes and all other equipment shall be grounded by means of an approved grounding conductor run with branch circuit conductors and other approved methods of grounded metallic wiring. The neutral conductor shall not be used as an equipment ground for mobile homes or other equipment.
(5) 
Natural gas systems.
(a) 
Natural gas piping systems when installed in mobile home parks shall conform to the rules and regulations of the American Gas Association.
(b) 
Each mobile home lot provided with piped gas shall have an approved shutoff valve installed upstream of the gas outlet. The outlet shall be equipped with a cap to prevent accidental discharge of gas when the outlet is not in use.
(6) 
Liquefied petroleum gas systems.
(a) 
Liquefied petroleum systems provided for mobile homes, service buildings or other structures shall be installed and maintained in conformity with the rules and regulations of the National Fire Prevention Association Standards NFPA Nos. 57 and 58.
(b) 
Systems shall be provided with safety devices to relieve excessive pressures and shall be arranged so that the discharge terminates at a safe location.
(c) 
Systems shall have at least one accessible means for shutting off gas. Such means shall be located outside the mobile home and shall be maintained in effective operating condition.
(d) 
All liquefied petroleum gas piping outside of the mobile homes shall be well supported and protected against mechanical injury. Undiluted liquefied petroleum gas shall not be conveyed through piping equipment and systems in mobile homes.
(e) 
Vessels of more than 12 and less than 60 U.S. gallons' gross capacity may be installed on a mobile home lot and shall be securely, but not permanently, fastened to prevent accidental overturning.
(f) 
No liquefied petroleum gas vessel shall be stored or located inside or beneath any storage cabinet, carport, mobile home or any other structure.
(7) 
Fuel oil supply systems.
(a) 
All fuel oil supply systems for mobile homes, service buildings, and other structures shall be installed and maintained in conformity with the rules and regulations of the National Fire Protection Association Standard NFPA No. 31.
(b) 
All piping from outside fuel storage tanks or cylinders to mobile homes shall be securely, but not permanently, fastened in place.
(c) 
All fuel oil supply systems provided for mobile homes, service buildings, and other structures shall have shutoff valves located within five feet from any mobile home exit.
(d) 
All fuel storage tanks or cylinders shall be a minimum of five feet from any mobile home exit.
(e) 
Storage tanks located in areas subject to traffic shall be protected against physical damage.
H. 
Roads. The private street system shall be designed and built to the specifications contained in this chapter.
(1) 
The roads shall meet the design standards for local roads contained in § 210-20.
(2) 
The roads shall be built to the local road specifications set forth in the Penn Forest Improvements specifications ordinance.[1]
[1]
Editor's Note: See § 210-27A.
[Amended 12-4-2023 by Ord. No. 2023-1; 9-2-2025 by Ord. No. 2025-2]
A. 
Erosion and sedimentation control.
(1) 
All earthmoving activities shall be conducted in such a way as to prevent accelerated erosion and the resulting sedimentation.
(2) 
No regulated earth disturbance activities within the Township shall commence until approval by the Township of an erosion and sediment control plan for construction activities. Written approval by DEP or a delegated County Conservation District shall satisfy this requirement.
(3) 
An erosion and sediment control plan is required by DEP regulations for any earth disturbance activity of 5,000 square feet or more under Pa. Code Title 25, Chapter 102. The erosion and sedimentation control plan shall be developed in the form outlined in the Soil Erosion and Sedimentation Control Manual, issued by the Pennsylvania Department of Environmental Protection.
(4) 
All erosion and sedimentation control plans shall be submitted with the final plan as set forth in § 210-15D(10) of this chapter.
(5) 
A DEP NPDES Stormwater Discharges Associated with Construction Activities Permit is required for regulated earth disturbance activities under Pa. Code Title 25, Chapter 92[1] and Chapter 102.
[1]
Editor's Note: Former 25 Pa. Code Ch. 92 was repealed effective 10-9-2010. See now 25 Pa. Code Ch. 92a.
(6) 
The Penn Forest Board of Supervisors may require the submission of the erosion and sedimentation control plan to the County Conservation District for review and recommendations, whether a permit for earthmoving is required or not.
(7) 
Evidence of any necessary permit(s) for regulated earth disturbance activities from the appropriate DEP regional office or County Conservation District must be provided to the Township before the commencement of an earth disturbance activity.
(8) 
A copy of the Erosion and Sediment Control Plan and any permit, as required by DEP regulations, shall be available at the project site at all times.
B. 
Natural feature preservation.
(1) 
The design and development of all subdivisions and land developments shall preserve natural features which will aid in providing adequate open space for recreation and conditions generally favorable to the health, safety, and welfare of the residents. Some of these natural features are the natural terrain of the site, woodland areas, large trees, natural watercourses and bodies of water, wetlands, rock outcroppings, and scenic views. Natural feature preservation shall comply with the standards in this § 210-26 and Chapter 240, Zoning, Where there is a conflict between this § 210-26 and Chapter 240, Zoning, the more restrictive standard shall apply.
(2) 
Floodplain regulation.
(a) 
The flood elevation map shall be based on the municipal flood insurance rate map (FIRM). When not available, the map shall be based on estimated 100-year flood elevations or estimated areas subject to flooding based on best available data.
(b) 
No new buildings or structures shall be placed within the bounds of the 100-year floodplain except as § 210-16B(2)(c) provides.
(c) 
The substantial improvement of an existing building or the redevelopment of a vacant but formerly developed parcel is permissible within the floodway fringe if said development is in accordance with the floodplain provisions of the Township Zoning Ordinance, if one has been enacted,[2] or with the Township Floodplain Ordinance.[3]
[2]
Editor's Note: See Ch. 240, Zoning.
[3]
Editor's Note: See Ch. 110, Floodplain Management.
(d) 
When a developer does not intend to develop the plat himself and the Penn Forest Board of Supervisors determines that additional 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.
(e) 
The finished elevation of proposed streets shall not be more than the one foot below the regulatory flood elevation. The Penn Forest Board of Supervisors may require 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.
(f) 
All sanitary sewer systems, whether public or private, shall be floodproofed up to the regulatory flood elevation.
(g) 
The installation of sewage disposal facilities requiring soil absorption systems shall be prohibited within designated floodplain areas.
(h) 
All water systems, whether public or private, shall be floodproofed up to the regulatory flood elevation.
(i) 
All other public and private utilities and facilities including gas and electric shall be elevated or floodproofed up to the regulatory flood elevation.
(3) 
Landscaping.
(a) 
General conditions and design criteria.
[1] 
Required plant material shall not be planted until the finished grading of the subdivision or land development has been completed.
[2] 
All required planting shall be guaranteed for a period of 18 months from the date of planting and shall be alive and healthy as determined by the Township at the end of the guaranteed period. Should a disagreement arise as to whether the planting is alive and healthy, a qualified nurseryman shall be retained by the Township at the expense of the developer to make a final determination.
[3] 
Where planting is required, it shall be assured by financial security posted with the Township in an amount equal to the estimated cost of trees and shrubs and planting. Such guarantee shall be released only after passage of the second growing season following planting.
[4] 
The developer shall be responsible for plant material provided for a period of 18 months. Any such planting that dies within the time period shall be removed in its entirety and replaced in kind, at the expense of the developer.
[5] 
All planting shall be performed in conformance with good nursery and landscape practice. Plant materials shall conform to the standards recommended by the American Association of Nurseryman, Inc., in the current edition of the American Standard of Nursery Stock.
[6] 
Plantings shall be spaced to comply with the visual mitigation requirements with consideration given to the provision for the future growth habits and mature sizes of the selected plant species.
[7] 
Plant species selection shall be based on the following considerations:
[a] 
Existing site conditions and their suitability to the soil, hydrology and microclimate.
[b] 
Maintenance considerations, such as hardiness, resistance to insects and disease, longevity, and availability of plant materials.
[c] 
Specific functional objectives, including but not limited to plant growth, form, height, spread, visual screening impacts, wildlife habitat, and aesthetic value.
[8] 
Maintenance guidelines for the plantings shall be developed by the applicant's landscape architect and shall be noted on the recorded plan.
[9] 
All sight distances shall remain clear from any plant materials that could block sight lines or create obstacles for vehicle movement.
[10] 
Required plant material shall be maintained by the property owner to achieve their required visual effects. Dead or diseased plant materials shall be removed or treated by the landowner and replaced during the next growing season.
(b) 
Existing vegetation.
[1] 
In cases where natural features existing on the site duplicate or essentially duplicate the requirements of the street tree, or landscaping provisions of this chapter, and the applicant has incorporated the existing vegetation into site design, the applicant may request full or partial landscaping credit from Penn Forest Township. The Township may grant a waiver of landscaping requirements based upon the recommendations of the Borough Engineer.
[2] 
All subdivisions and land developments shall be laid out in such manner as to preserve and minimize the removal of the healthy trees on the site.
[3] 
During the construction of any site, trees and shrubs, as identified on the plan to remain, shall be protected by fencing to insure that there is no encroachment within the area of their dripline by changing grade, trenching, stockpiling of building materials or topsoil, or the compaction of the soil and roots by any motor vehicle.
[4] 
The area of dripline of any tree or group of trees may be encroached up to a maximum of 1/3 of the total area of the dripline, provided that an equivalent proportion of the canopy is removed by pruning by a trained arborist.
[5] 
Retaining walls are to be constructed around each tree or group of trees immediately after any grade is lowered within the area of the dripline.
[6] 
If any plant material is to be moved, it must be done in accordance with the most current American Standards for Nursery Stock guidelines.
[7] 
All diseased or dead trees shall be identified on the plan and removed from the site.
(c) 
Detention basin plantings.
[1] 
All areas of stormwater management basins, including basin floors, side slopes, berms, impoundment structures, or other earth structures, shall be planted with suitable naturalized vegetation. Landscape designs for the basin should include notes on overall maintenance. One deciduous tree and five shrubs shall be planted for each 50 lineal feet of the perimeter. It is preferred, however, that this required number of trees be planted in an informal arrangement around the basin when possible. Trees shall not be located on the berm. No woody vegetation shall be planted within 30 feet of an outlet/drain structure, emergency spillway.
[2] 
Naturalized ground cover plant species, such as meadow plantings and nonaggressive grasses specifically designed for the permanently wet, intermittently wet, and usually dry areas of stormwater basins, shall be seeded on the floors and slopes and meet the following requirements:
[a] 
The plantings shall provide a satisfactory continuous cover that acts to prevent erosion to all areas of the basin.
[b] 
The plantings shall not interfere with the safe and efficient function of the basin as determined by the Penn Forest Township Engineer.
[3] 
Mown turf grass is permitted only in the emergency spillway, on top of berms, on the outside face of berms, on specified walking paths within the basin, and on access paths to allow maintenance of inflow and outflow structures. Any other areas of proposed for turf grass requiring regular mowing shall be prohibited unless approved by Penn Forest Township Council based upon the recommendation of the Penn Forest Township Engineer.
[4] 
Stormwater basins shall be screened from adjacent properties using the buffer planting standards as described in § 210-26B(3)(d)[7].
[5] 
Recommended trees for the perimeter of detention basins include, but are not limited to, the following:
[a] 
Acer rubrum - red maple.
[b] 
Liquidambar styraciflua - sweet gum.
[c] 
Nyssa sylvatica - black gum.
[d] 
Platanus occidentalis - American sycamore.
[e] 
Taxodium distichum - bald cypress.
(d) 
Parking facilities. Design of parking facilities shall comply with Chapter 240, Zoning and the following:
[1] 
Parking lots shall be effectively landscaped with trees and shrubs to reduce the visual impact of glare, headlights, parking lights, to delineate driving lanes, and to define rows of parking. Furthermore, parking lots shall provide shade trees and locate them as to reduce the amount of reflected heat from impervious surfaces.
[2] 
(Reserved)
[3] 
Parking lot landscape design shall coordinate with the placement of lighting fixtures and underground service lines to avoid conflicts with light distribution, utility operations and maintenance.
[4] 
Where a perimeter planting screen is required, it shall be assured by a performance guarantee posted with the governing body in an amount equal to 20% of the estimated cost of the plantings. Such guarantee shall be released only after passage of the second growing season following planting.
(e) 
Residential use.
[1] 
For all residential lots, and multifamily developments, the following minimum landscaping shall be provided either on-lot or within the general open space in addition to all other required landscaping and parking requirements.
[2] 
One planting for every 10,000 square feet of lot area. Planting requirement may include any combination of the following:
[a] 
One canopy tree;
[b] 
One evergreen tree; or
[c] 
Two ornamental/flowering trees.
(f) 
Nonresidential projects.
[1] 
Service loading, dumpsters, mechanical equipment, recycling areas and trash disposal areas shall be effectively screened so as not to be visible from parking areas, roadways, or adjacent properties. Such areas shall be screened with a combination of architectural masonry (or fencing) and landscaping with a height of at least six feet.
[2] 
Parking and storage of vehicles in front yards of properties shall be screened from the public right-of-way by an earthen berm and planting screen which provides a dense visual screen at least four feet in height at maturity.
[3] 
Ground cover shall be provided on all areas of the project to prevent soil erosion. All areas which are not covered by paving, stone, or other solid material or landscaping as required above, shall be protected with a suitable ground cover, consisting of spreading plants, including sods and grasses less than 18 inches in height.
(g) 
Buffer area location and dimensions.
[1] 
A buffer planting area shall be established along all property lines of the site proposed for subdivision or land development, unless otherwise specified in Chapter 240, Zoning, of this Code.
[2] 
Buffer planting may be included within side or rear yard setbacks. Parking and structures are prohibited within the buffer area, but stormwater management facilities are permitted in the buffer area, provided the visual screening requirement is still met.
[3] 
The buffer area shall be a continuous planting area consisting of evergreen trees, deciduous trees and shrubs, with grass or ground cover. For every 100 linear feet of property line to be buffered, the minimum quantities shall be as follows:
[a] 
Five evergreen trees, plus;
[b] 
Two deciduous and/or flowering trees, plus;
[c] 
Ten shrubs.
[4] 
Deciduous plant materials shall comprise no more than 30% of the number of plants in the buffer. The required height of the buffer planting may be achieved in part by mounding or installation of plants along a berm.
[5] 
The use of a screening buffer shall mitigate the visual impacts which proposed land uses or site elements will have on the subject tract, adjoining properties and the community in general.
[6] 
Existing healthy trees, shrubs or woodlands may be substituted for part or all of the required buffer plant material, upon written request of the applicant and at the discretion of Township Council. The minimum quantities or the visual effect of the existing vegetation shall be equal to or exceed that of the required buffer screen.
(h) 
Plant specifications. The following type of plant material and size recommendations are for landscaping purposes. Proposed plant species shall be hardy to the area, not subject to blight or disease, and not categorized as an invasive species as those listed below. All planting material shall meet the standards of the American Standards for Nursery Stock.
[1] 
Deciduous trees (shade trees) shall reach a minimum height and spread of 30 feet at maturity as determined by the ANSI Standards, and have a minimum caliper of 2 1/2 inches at installation.
[2] 
Flowering trees (ornamental tree) shall reach a typical minimum height of 15 feet at maturity, based upon ANSI Standards. Trees may be deciduous or evergreen and shall have a distinctive ornamental characteristic such as prominent flowers, fruit, habitat, foliage or bark. New ornamental trees shall have a minimum height of eight feet or 2 1/2-inch caliper at the time of planting.
[3] 
Evergreen trees shall reach a typical minimum height of 20 feet at maturity based upon ANSI standards for that species and shall remain evergreen throughout the year. New evergreens shall have a minimum height of six feet at the time of planting.
[4] 
Shrubs shall have a minimum height of three feet at the time of planting.
[5] 
List of prohibited plant species due to invasive tendencies and/or serious health issues for Penn Forest Township climate zone:
Trees
Ailanthus altissima - Tree of heaven
Fraxinus spp. - Ash tree species
Gingko biloba (female) - Female gingko tree
Pyrus calleryana 'Bradford' - Bradford pear
Tsuga canadensis - Eastern hemlock
Shrubs
Euonymus alatus - Winged euonymus
Elaeagnus angustifolia - Russian olive
Elaeagnus umbellate - Autumn olive
Lonicera spp. - Honeysuckle
(i) 
Riparian corridor.
[1] 
Riparian corridor, as used in this chapter, is defined as a riparian corridor that is within 100 feet of a perennial or intermittent river, stream, or creek, or lake, pond or reservoir when the project site is located in an exceptional value or high quality watershed as defined in Pa. Code Title 25 Chapter 93.
[2] 
Existing trees within the riparian corridor shall be preserved and retained. Existing tree cover should be surveyed and inventoried to assess the need for new plantings.
[3] 
New trees shall be planted at a minimum rate of 20 feet on center or one tree per 225 square feet in staggered rows or an equivalent informal arrangement within the area defined as the riparian corridor.
[4] 
New trees shall be a variety of sizes ranging from a minimum of four to five foot branched whip; an approximate one and a half inch balled and burlapped planting stock; or may be planted as a barefoot tree. All plants should be protected from deer.
[5] 
Tree plantings shall be composed of native riparian tree species.
(4) 
Topography.
(a) 
The natural terrain of the proposed subdivision tract will be retained wherever possible with cut and fill operations being kept to a minimum. Subdivisions and land developments shall minimize the disturbance of steeply sloping areas, that is areas with slopes in excess of 15%. Development shall be directed to the lesser-sloping portions of the site to the greatest degree possible.
(b) 
Finished slopes on all cuts and fills shall not exceed 33%.
(5) 
Topsoil protection. Topsoil shall not be removed from the development site or used as fill. Topsoil shall be removed from the areas of construction and stored separately. The topsoil shall be stabilized to minimize erosion during storage. Upon completion of the construction, topsoil must be uniformly redistributed on the site.
C. 
Permit requirements by other government entities. The following permit requirements apply to certain regulated and earth disturbance activities and must be met prior to commencement of regulated and earth disturbance activities, as applicable:
(1) 
All Regulated and earth disturbance activities subject to permit requirements by the PA DEP under regulations at 25 Pa. Code Chapter 102.
(2) 
Work within natural drainageways subject to permit by DEP under 25 Pa. Code Chapter 102.
(3) 
Any stormwater management facility that would be located in or adjacent to surface waters of the commonwealth, including wetlands, subject to permit by the PA DEP under 25 Pa. Code Chapter 105.
(4) 
Any stormwater management facility that would be located on a state highway right-of-way or require access from a state highway shall be subject to approval by the Pennsylvania Department of Transportation (PennDOT).
(5) 
Culverts, bridges, storm sewers or any other facilities which must pass or convey flows from the tributary area and any facility which may constitute a dam subject to permit by DEP under 25 Pa. Code Chapter 105.
D. 
Lighting standards for all uses, subdivisions, and land developments. The standards of this section shall regulate lighting for all residential and/or nonresidential land uses, subdivisions, and land developments.
(1) 
Applicants shall provide lighting for safe and convenient visibility for pedestrian, bicycle, and motor vehicle access to residential and nonresidential properties and for the legitimate use of properties by residents, visitors, customers, and/or employees.
(2) 
No part of any luminaire mounted on a freestanding lighting standard or on a building wall shall exceed 20 feet in height above the adjacent finished grade.
(3) 
Illumination of all parking lots, around all buildings and along all pedestrian walkways shall provide a minimum maintained level of 1/2 footcandle, and an average of one footcandle, and a maximum level of four footcandles. (One footcandle equals one lumen per square foot.)
(4) 
All luminaires shall comply with Illuminating Engineering Society of North America (IESNA) full-cutoff criteria shall have flat lenses, and shall be aimed straight down, unless the luminaire can be directed in another angle to prevent light trespass onto adjoining properties.
(5) 
Floodlighting of entire building facades shall be prohibited. Partial lighting of building facades for decorative and/or security purposes may be permitted, provided that no more than 25% of any one facade is so lighted.
(6) 
Lighting poles or standards that abut parking spaces shall be protected from damage by vehicles by being placed on concrete bases or pedestals that are at least 30 inches high above finished grade, or by being placed at least five feet behind the edge of the paved area, tire stops, or curbing, or by other suitable location within a raised island.
(7) 
Hours of operation.
(a) 
Nonresidential development. Lighting shall be extinguished within one hour after the close of business and remain off until dawn, but in no case past 11:00 p.m. For all-night operations, and/or all-night security lighting, Board of Supervisors may permit an appropriate lighting scheme with the advice of the Township Engineer and Planning Commission.
(b) 
Residential development. Security lighting and lighting of common walkways, parking lots, and shared building entrances shall be maintained from dusk to dawn for multifamily and single-family attached dwellings.
(8) 
The amount of light trespassing onto an adjacent residential use or property shall not at any time exceed 0.1 vertical footcandle, line-of-sight, from any location on the residential property or use, and shall not exceed 1.0 vertical footcandle, line of sight, from any location on any nonresidential property or use.
(9) 
Where the abutting property is residentially zoned or used, nonresidential uses shall direct luminaires toward the nonresidential development and shield the residential properties from direct lighting or glare. A lighted nonresidential use shall also require the installation of a landscaped screen buffer along the residential property line, in compliance with the landscaping regulations of this chapter.
(10) 
Luminaires closer to a side or rear lot line than the side or rear yard setback shall be no more than 10 feet high and shall be so constructed that all light shall be aimed perpendicular to the side or rear lot line and in the direction of the nonresidential development.
(11) 
All luminaires for nonresidential uses shall use the most current lighting industry technology to ensure that these performance standards are satisfied.
E. 
Park and recreation land or fee-in-lieu thereof.
(1) 
Purpose. To provide a mechanism to secure dedications of land from residential subdivisions and land developments for parks and recreation which may reasonably serve the future inhabitants of the residential development or subdivision, in compliance with § 503(11) of the Pennsylvania Municipalities Planning Code.
(2) 
Applicability. All proposed residential subdivisions and land developments shall be required to meet the provisions of this § 210-26E, except as exempted by § 210-26E(9), below.
(3) 
In reviewing a residential subdivision or land development plan, the Township shall consider the park and recreation land needs of the additional residents that will result from the subdivision or land development and how they relate to the needs identified in the Middle Carbon County Park. Recreation, Greenways, and Open Space Plan 2013-2022, as may be amended or updated.
(4) 
General requirements.
(a) 
The applicant shall be required to make a public dedication of park and recreation land per the requirements of this § 210-26E, unless the Township and the applicant mutually agree to payment to the Township of fees-in-lieu of land, the construction of recreational facilities, the private reservation of land within the subdivision or development for park and recreation purposes, or a combination of any of the foregoing.
(b) 
The Township reserves the right to determine, on a case-by-case basis, whether dedication of land or one or more of the alternatives is preferable. The Township should, at a minimum, consider the following in making this determination:
[1] 
Whether the land in that location would serve a valid public purpose.
[2] 
Whether there is potential to make a desirable addition to an existing or planned public or school district open space and/or recreation area.
[3] 
Whether the proposed land would meet the objectives and requirements of this § 210-26E and any relevant policies of the Middle Carbon County Park. Recreation. Greenways, and Open Space Plan 2013-2022, as may be amended or updated.
[4] 
Whether the area surrounding the proposed subdivision or development has sufficient existing recreation and open space land, and whether it is possible for future inhabitants of the proposed subdivision or development to access those lands.
[5] 
Any recommendations that may be received from the Township Planning Commission, the Township Engineer, or the Township Park and Recreation Committee.
(c) 
Lands proposed for parks and recreation may be distributed among active and passive recreative purposes. Passive areas may include environmentally sensitive areas such as wetlands, 100-year flood zones, tree stands, rock outcropping, and sloping areas of 15% or more. However, no more than 50% of the reserved area shall include the environmentally sensitive lands, unless the Township agrees to increase the percentage. The basis of such an increase would be permitted only where significant environmentally sensitive areas would be present. Stormwater detention basin areas shall not be included as open space and recreation areas for the purpose of meeting the land reservation requirements of this section.
(d) 
Where park and recreation land is offered for public dedication to the Township, the Board of Supervisors may authorize the transfer of the land to a homeowners' association, or to a nonprofit organization or other entity organized to acquire and maintain real property for the preservation, conservation and stewardship of park and recreation land and/or open space.
(5) 
Amount of land required.
(a) 
Consistent with the standards of the Middle Carbon County Park, Recreation, Greenways, and Open Space Plan 2013-2022, as may be amended or updated, the amount of park and recreation land to be dedicated or privately reserved shall equal a minimum of 0.052 acres (2.265 square feet) per dwelling unit.
(b) 
The Board may, at its sole discretion and after review and opportunity to comment by the Township Planning Commission and the Township Park and Recreation Board, agree to accept a lesser amount of land than the minimum otherwise required, where the applicant agrees to provide recreation facilities and related improvements within the park and recreation land that addresses a recreational need of particular importance to the Township in that location and that is particularly appropriate to the prospective residents of the proposed development.
(6) 
Fee in lieu of park and recreation land.
(a) 
Where a fee is to be contributed in lieu of the dedication of park and recreation land, the amount of the fee shall be equal to the fair market value per acre of the land multiplied by the acreage of land which would otherwise be required to be dedicated per § 210-26E(6)(a), above.
[1] 
Where the applicant agrees to contribute a combination of land and fee, the amount of the fee shall be prorated in accordance with the amount of land to be set aside.
[2] 
Where the applicant agrees to contribute a combination of construction of recreational facilities and fee, the amount of the fee shall be established in accordance with the value of the improvements, such that the Board shall credit this value against the otherwise applicable total fee amount.
(b) 
The fair market value of the land shall be established by an appraisal, prepared by a real estate appraiser acceptable to the Board, which is submitted by the applicant. The appraisal shall be reviewed by the Township and, if accepted by the board, shall serve as the basis for calculating the fee. Where the appraisal is not accepted by the Board, its deficiencies shall be indicated and a revised appraisal shall be submitted by the applicant. The applicant shall bear the cost of the appraisal(s).
(c) 
The fee amount shall be paid in full or otherwise secured in a manner deemed acceptable by the Board, as a condition of final plan approval and prior to recording of the approved final plan.
(d) 
A note shall be placed on the plan submitted for final approval, specifying the amount of the fee to be paid and the means and timing of payment consistent with the terms of this section.
(e) 
All fees received pursuant to this section shall be deposited in an interest-bearing account, clearly identified as reserved for providing, acquiring, operating or maintaining park or recreational facilities. Interest earned on such accounts shall become funds of that account. Upon request of any person who paid any fee under this subsection, the Township shall refund such fee, plus interest accumulated thereon from the date of payment, if the Township had used the fee paid for a purpose other than the purposes set forth in this section.
(7) 
Land requirements. In designating areas for park and recreation land within the subdivision or land development plan, the following criteria and standards shall be adhered to by the applicant:
(a) 
Access. The park and recreation land shall be provided with sufficient perimeter parking, when necessary, and with safe and convenient access by adjoining street frontage or other rights-of-way or easements capable of accommodating pedestrian, bicycle, vehicle, and maintenance traffic and containing appropriate access improvements.
(b) 
Location. The park and recreation sites shall be located so that it is reasonably accessible to all residents of the development for which the dedication or private reservation is proposed.
(c) 
Suitability and configuration. The shape, slope, soils, and other natural and physical characteristics of the proposed park and recreation site shall be suitable to accommodate those park and recreation activities appropriate to the location and needs of the residents of the development. The park and recreation land shall be comprised of large contiguous land area, to the extent possible, and shall not be less than 75 feet in width, except where a narrower linear area is serving solely as a connecting access strip between larger recreation areas or as a portion of a trail system or pathway, in which case such linear area shall not be less than 12 feet in width.
(d) 
(Reserved)
(e) 
(Reserved)
(f) 
Interconnection. The park and recreation land shall be interconnected with park, recreation, common open space areas on abutting parcels wherever possible, including provision for trails or pathways to create linked systems within the Township. Where provision is made for any trails or pathways, said trails and pathways shall be clearly marked on the affected properties and lots. Said marking of the easements shall occur within 30 days of the recording of the plan of subdivision or prior to the issuance of building permits, whichever occurs first.
(g) 
Undivided. The park and recreation land shall remain undivided by any public or private street, except where necessary for proper traffic circulation, and then only after review and opportunity to comment by the Township Engineer and Township Planning Commission.
(h) 
Structures. The park and recreation land shall remain free of all structures, except those related to outdoor recreational use.
(i) 
Landscaping. The park and recreation land shall be suitably landscaped, either by retaining existing natural cover and wooded areas and/or by a landscaping plan for enhancing open lands through plantings which are consistent with the purposes of this section and which minimize maintenance costs.
(j) 
Permanent protection. Permanent protection of park and recreation land shall be in accordance with § 240-39M of Chapter 240, Zoning, as it applies to greenway land.
(k) 
Ownership and maintenance. Ownership and maintenance of park and recreation land shall be in accordance with § 240-39N of Chapter 240, Zoning, as it applies to greenway land.
(8) 
Exemptions.
(a) 
Where a development tract contains an existing dwelling unit or units located on said development tract at the time of the subdivision application and such dwelling unit or units becomes a new lot or lots within said subdivision, then such new lot or lots shall be exempt from the land dedication requirements to the extent that the applicant shall not be required to dedicate land for such existing dwelling unit or units.
(b) 
Nonresidential subdivisions and nonresidential land developments shall not be required to dedicate park or recreation land as a requirement of this chapter.
(c) 
Minor subdivisions, as defined by this chapter, shall not be required to dedicate park or recreation land as a requirement of this chapter.
(d) 
Conservation subdivision design developments shall not be required to dedicate park or recreation land as a requirement of this chapter; however, such developments shall comply with the standards for greenway land set forth in § 240-39 of Chapter 240, Zoning and § 210-26.1 of this chapter.
[Added 9-2-2025 by Ord. No. 2025-2]
A. 
Four-step design process. Residential subdivisions proposed under the Conservation Subdivision Design standards shall follow the Four-Step Design Process described below. Applicants are required to document the design process in accordance with § 210-14F.
(1) 
Step 1: Delineation of Greenway Land. Including Stormwater and Wastewater Management Areas (see illustrations that follow), Using a base map depicting natural and man-made features in accordance with § 210-14D(22), (23) and (24), general locations for greenway land, stormwater and wastewater management areas, shall be delineated according to the following procedure:
(a) 
Primary and Secondary Conservation Areas shall be delineated, which shall consist of the resources listed in § 210-26.1B.
(b) 
Greenway land shall include all Primary Conservation Areas plus enough Secondary Conservation Area to meet or exceed the minimum acreage requirement for greenway land set forth in the Zoning Ordinance.
[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 § 210-26.1B.
[2] 
The locations and boundaries of Primary Conservation Areas shall follow the actual boundaries of floodplains, wetlands, and slopes greater than 25%.
[3] 
The locations and boundaries of Secondary Conservation Areas shall be based on the priorities established above, practical considerations given to the tract's configuration, its context in relation to resources on adjoining properties, and the applicant's subdivision objectives. Secondary resources with the highest significance shall be included in the greenway land. The applicant shall also be guided by any written recommendations provided by the Township regarding the delineation of Secondary Conservation Areas, following the Site Visit and/or the Pre-Submission 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 as follows:
[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 Township Sewage Facilities Plan.
[5] 
These facilities located within the greenway land may be counted toward the minimum greenway land requirement only if they meet the requirements of § 240-39J(7) of the Zoning Ordinance.
(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.
Step 1 — Identifying Secondary Conservation Areas
Step 1 — Identifying Potential Development Areas
(2) 
Step 2: Locations for dwelling units (see illustration that follows). 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 map of significant natural features. 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 while minimizing the dwellings' visual intrusiveness to greenway land users; and
(d) 
Be located at least 100 feet from Primary Conservation Areas and 50 feet from Secondary Conservation Areas.
Step 2 — Locating Potential House Sites
(3) 
Step 3: Alignment of Streets and trails (see illustration that follows).
(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 to, from and within the tract.
(b) 
Streets and driveways crossing wetlands and traversing slopes 15% or greater shall be avoided to the greatest extent practicable.
(c) 
Street connections are encouraged in order to minimize the number of new cul-de-sacs and to facilitate easy access to and from homes in different parts of the tract and on adjoining parcels. Three way intersections shall be preferred over four-way intersections.
(d) 
Lots shall generally be accessed from interior streets, rather than from roads bordering the tract. Conservancy lots may be exempt from this requirement, as determined by the Board of Supervisors.
(e) 
A tentative network of trails shall be shown, where appropriate, providing access to natural and cultural features in the greenway land. Potential trail connections to adjacent parcels shall also be shown in areas where a Township or county trail network is envisioned.
Step 3 — Designing Streets and Trails
(4) 
Step 4: Design of lot lines (see illustration that follows).
(a) 
Lot lines shall follow the configuration of dwelling locations and streets in a logical and flexible manner.
Step 4 — Drawing in the Lot/Development Lines
B. 
Prioritized list of resources to be conserved. The applicant shall demonstrate, to the satisfaction of the Board of Supervisors, that the following resources are incorporated into the greenway land.
(1) 
The following primary resources shall be included in the greenway land, Lands containing primary resources are called Primary Conservation Areas (PCA). All PCAs shall be included in greenway land.
(a) 
Lands within the 100-year floodplain (including the floodway);
(b) 
Wetlands;
(c) 
Steep slopes greater than 25%.
(2) 
The following secondary resources, listed in order of priority, shall be included in the greenway land to the fullest extent practicable. Lands containing secondary resources that are included in greenway land are called Secondary Conservation Areas (SCA).
(a) 
Significant habitat and species listed as endangered, threatened, or of special concern, such as those listed in the Pennsylvania Natural Diversity Inventory and county and local Natural Areas Inventories.
(b) 
Healthy woodlands, particularly those performing important ecological functions such as soil stabilization and protection of streams, wetlands and wildlife habitats.
(c) 
Slopes 15% to 25% particularly those adjoining watercourses and ponds, due to the potential for soil disturbance leading to erosion that is detrimental to water quality.
(d) 
Hedgerows, groups of trees, specimen trees, and other unique or significant vegetation features.
(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) 
Class I, II and III agricultural soils as defined by the USDA Natural Resources Conservation Service.
(g) 
Historic resources.
(h) 
Visually prominent topographic features such as knolls, hilltops and ridges, and scenic views as seen from public roads (particularly those with historic features). Significant views from within the site outward shall also be considered.
(i) 
Existing or proposed trails connecting the tract to other locations in or beyond the Township.
C. 
Additional design standards. In addition to the design standards in § 240-39L of the Zoning Ordinance, and meeting the priorities in Subsection B above, greenway land shall be configured to:
(1) 
Be free of all structures, except historic buildings, structures related to greenway land uses and utilities as permitted in § 240-39J of the Zoning Ordinance.
(2) 
Be undivided by public or private streets, except where necessary for proper traffic circulation.
(3) 
Be interconnected wherever possible to provide a continuous network of greenway land within and adjoining the subdivision.
(4) 
Be suitable for active recreational uses, where deemed appropriate by the Board of Supervisors, without interfering with adjacent dwelling units, parking, driveways, and roads.
(5) 
Provide for pedestrian paths and trails for use by the residents of the subdivision and/or the Township, except in those cases where part of the greenway land is located within private residential lots. 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.
(6) 
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, trail links and boulevard or cul-de-sac islands.
(7) 
Directly adjoin the largest practicable number of lots within the subdivision or development. At least 75% of the lots shall directly abut or face greenway land across a street.
(8) 
Minimize views of new dwellings from exterior roads and abutting properties by the use of changes in topography, existing vegetation, or additional landscaping which meets the landscaping requirements of the Subdivision and Land Development Ordinance.
(9) 
Be consistent with the policies of the Township's Comprehensive Plan and Park, Recreation, and Open Space Plan.
(10) 
Greenway land shall be delineated on the ground by any or all of the methods listed below. The Board of Supervisors shall have the sole discretion of approving the location, design and materials used for the delineation of greenway land.
(a) 
Markers.
(b) 
Small signs, no larger than 1.5 square feet.
(c) 
Individual sections of split rail or post and rail fencing, as long as the fencing is not continuous and does not restrict or prohibit public access.
(d) 
Vegetative plantings, landscaping.
(e) 
Other similar and appropriate methods.
D. 
Greenway Land: permanent protection. The applicant shall demonstrate compliance with the requirements of § 240-39M of the Zoning Ordinance.
E. 
Greenway Land: ownership and maintenance. The applicant shall demonstrate compliance with the requirements of § 240-39N of the Zoning Ordinance.