A. 
The standards and requirements contained in this article are intended as the minimum for the promotion of the public health, safety and general welfare, and shall be applied as such by the Planning Commission and governing body in reviewing all subdivision and land development plans.
B. 
Whenever other municipal ordinances and/or regulations impose more restrictive standards and requirements than those contained herein, such other ordinances and/or regulations shall be observed; otherwise, the standards and requirements of this chapter shall apply.
C. 
Land which is subject to hazards of life, health or property, such as may arise from fire, floods, disease or other causes, shall not be subdivided or developed for building purposes unless such hazards have been eliminated or unless the subdivision or land development plan shall show adequate safeguards against such hazards and shall be approved by the appropriate regulatory agencies.
D. 
Subdivision and land development plans shall give due recognition to the "Official Plan" of the municipality and of the county or to such parts thereof as may have been adopted pursuant to statute.
E. 
Land proposed for subdivision or development shall not be developed or changed by grading, excavating or by the removal or destruction of the natural topsoil, trees or other vegetative cover unless adequate provisions for minimizing erosion and sediment are provided as per criteria contained in Chapter 102 of Title 25 or the Pennsylvania Code, Rules and Regulations, Pennsylvania Department of Environmental Protection, and the requirements of this chapter.
F. 
Physical improvements of the property shall be provided, constructed and installed as shown on the record plan, in accordance with the requirements of this chapter or other municipal ordinances or regulations whichever are more restrictive.
G. 
As a condition to approval of a final plan by the Planning Commission, the applicant shall agree with the municipality as to the installation of all improvements shown on the plan and required by this chapter or other municipal ordinances or regulations. Before the record plan is endorsed by the Planning Commission and governing body, the applicant shall submit a completed original copy of the Subdivision and Land Development Improvements Agreement (Appendix G).[1]
[1]
Editor's Note: Said appendix is included as an attachment to this chapter.
H. 
All improvements installed by the subdivider or land developer shall be constructed in accordance with the design specifications of the municipality, including any promulgated by the Municipal Water or Sewer Authority. Where there are no municipal specifications, improvements shall be constructed in accordance with specifications furnished by the Municipal Engineer, County Engineer, Pennsylvania Department of Transportation, Pennsylvania Department of Environmental Protection, Soil Conservation District or such other county or state agency, as applicable. If there are no applicable municipal, county or state regulations, the governing body may authorize that specifications be prepared by the Municipal Engineer or an engineering consultant.
I. 
Supervision of the installation of the required improvements shall in all cases be the responsibility of the municipality or of the appropriate state regulatory agency.
A. 
General standards:
(1) 
The location and width of all streets shall conform to the "Official Plan" or to such parts thereof as may have been adopted by the Board of Supervisors.
(2) 
The proposed street system shall extend existing or proposed streets as described by other ordinances of the municipality regulating streets and their construction, at the same or greater width but in no case at less than the required minimum width in § 425-21C.
(3) 
Where, in the opinion of the municipality, it is desirable to provide for street access to adjoining property, street stubs shall be extended by dedication to the boundary of such property.
(4) 
New minor streets shall be so designed as to discourage through traffic, but the applicant shall give adequate consideration to provisions for the extension and continuation of major and collector streets into and from adjoining properties.
(5) 
Where a subdivision or land development abuts or contains an existing street of improper width or alignment, the municipality may require the dedication of land sufficient to widen the street or correct the alignment.
(6) 
Private streets (streets not to be offered for dedication) are prohibited unless they meet the design and improvement standards of this chapter.
B. 
Partial and half streets. New partial or half streets shall be prohibited except where essential to reasonable subdivision or land development of the tract in conformity with other requirements and standards of this chapter and where satisfactory assurance for dedication of the remaining part of the street can be obtained.
C. 
Street widths. Minimum street right-of-way and pavement widths shall be as shown in other ordinances of the municipality regulating streets, sidewalks and curbs[1] or, if not shown in such ordinances, shall be as follows:
Street Type
Required Widths
(in feet)
Minor street right-of-way
53
Minor street cartway
33
Collector street right-of-way
60
Collector street cartway
36
Major street right-of-way
See note (a)
Major street cartway
See note (b)
Permanent cul-de-sac right-of-way
53
Permanent cul-de-sac cartway
33
Marginal access street right-of-way
See note (c)
Marginal access street cartway
26
Service street right-of-way
34
Service street cartway
24
NOTES:
(a)
As specified by ordinance of the municipality or determined after consulting with the municipality, the County Planning Commission and/or the Pennsylvania Department of Transportation.
(b)
Variable depending upon the width of the right-of-way, but not less than 36 feet.
(c)
Variable, depending upon the width of the adjacent right-of-way, but not less than 36 feet.
[1]
Editor's Note: See Ch. 416, Streets and Sidewalks.
D. 
Restrictive area. Whenever a subdivision or land development abuts or contains an existing or proposed street with an ultimate right-of-way of 80 feet or more, or contains or abuts an existing or proposed collector street, the Planning Commission may require restriction of access to said street by:
(1) 
Provision of reverse frontage lots; or
(2) 
Provision of service streets along the rear of the abutting lots, together with prohibition of private driveways intersecting the major streets; or
(3) 
Provision of marginal access streets, provided that the reserve strips establishing such marginal access streets shall be placed within the jurisdiction of the municipality under an agreement, meeting the approval of the municipality.
(4) 
Except as specified under Subsection D(3) above, reserve strips shall be prohibited.
E. 
Street grades:
(1) 
There shall be a minimum center-line grade of 3/4%.
(2) 
Center-line grades shall not exceed the following:
(a) 
Minor street: 10%.
(b) 
Collector street: 6%.
(c) 
Major street: 6%.
(d) 
Street intersection: 5%.
(3) 
Grades up to 12% may be permitted on a through minor street where access to the street is possible over streets with grades of 10% or less.
(4) 
All streets shall be graded to the full right-of-way width.
F. 
Cartway paving. All streets shall be paved to the full cartway width as shown on the final plan.
G. 
Curbs. Curbs shall be installed along both sides of all streets, except along service streets, in accordance with municipal requirements.[2] Curbs shall be the vertical type.
[2]
Editor's Note: See Ch. 416, Art. II, Curbs, Sidewalks and Driveway Entrances.
H. 
Horizontal curves:
(1) 
Whenever street lines are deflected in excess of 5°, connection shall be made by horizontal curves.
(2) 
To insure adequate sight distance, minimum center-line radii for horizontal curves shall be as follows:
(a) 
Minor streets: 150 feet.
(b) 
Collector streets: 300 feet.
(c) 
Major streets: 500 feet.
(3) 
A tangent of at least 100 feet shall be introduced between all horizontal curves on collector and major streets.
(4) 
To the greatest extent possible, combinations of the minimum radius and maximum grade shall be avoided.
I. 
Vertical curves. At all changes of street grades where the algebraic difference exceeds 1%, the following vertical curves shall be provided to permit minimum sight distances:
(1) 
Minor streets: 200 feet.
(2) 
Collector streets: 300 feet.
(3) 
Major streets: 400 feet.
J. 
Intersections.
(1) 
Streets shall intersect as nearly as possible at right angles, and no street shall intersect another at an angle of less than 60° or more than 120°.
(2) 
No more than two streets shall intersect at the same point.
(3) 
Streets intersecting another street shall either intersect directly opposite to each other or shall be separated by at least 150 feet between center lines measured along the center line of the street being intersected.
(4) 
Intersections shall be approached on all sides by a straight leveling area, the grade of which shall not exceed 5% within 50 feet of the intersection of the nearest right-of-way line.
(5) 
Intersections with major streets shall be located not less than 1,000 feet apart measured from center line to center line along the center line of the major street.
(6) 
Street curb intersections shall be rounded by a tangential arc with a minimum radius of:
(a) 
Twenty feet for intersections involving only minor streets.
(b) 
Thirty feet for all intersections involving a collector street.
(c) 
Forty feet for all intersections involving a major street.
(d) 
Ten feet for all intersections involving only service streets.
(7) 
Street right-of-way lines shall be parallel to (concentric with) curb arcs at intersections.
K. 
Sight distance at intersections:
(1) 
Clear sight triangles shall be provided at all street intersections. Within such triangles, no vision-obstructing object other than utility poles, streetlights, street signs or traffic signs shall be permitted which obscures vision above a height of 30 inches and below 10 feet, measured from the center-line grade of intersecting streets. Such triangles shall be established from a distance of:
(a) 
Seventy-five feet from the point of intersection of the center lines;
(b) 
Except that clear sight triangles of 150 feet shall be provided for all intersections with collector or major streets.
(2) 
Wherever a portion of the line of such triangle occurs behind (i.e., from the street) the building reserve line, such portion shall be shown on the preliminary plan of the subdivision or land development and shall be considered a building setback (reserve) line.
L. 
Cul-de-sac streets.
(1) 
Dead-end streets are prohibited unless designed as cul-de-sac streets or designed for future access to adjoining properties.
(2) 
Any temporarily dead-ended street shall be provided with a temporary all-weather turnaround, within the subdivision or land development, until such time as the street is extended.
(3) 
Cul-de-sac streets, permanently designed as such, shall be a minimum of 250 feet and a maximum of 500 feet, measured from the center of the turnaround to the center of the intersecting street, and shall not furnish access to more than 20 dwelling units. The Planning Commission or governing body may permit lengths in excess of 500 feet or cul-de-sac streets serving more than 20 dwelling units where ridgelines, steep valleys or other physical features allow no alternative road system.
(4) 
Unless future extension is clearly impractical or undesirable, the turnaround right-of-way shall be placed adjacent to the tract boundary line to permit extension of the street at full width.
(5) 
All cul-de-sac streets, whether permanently or temporarily designed as such, shall be provided at the closed end with a fully paved turnaround. The minimum radius of the pavement edge or curbline shall be 50 feet, and the minimum radius of the right-of-way line shall be 60 feet.
(6) 
Drainage of cul-de-sac streets shall preferably be towards the open end. If drainage is toward the closed end, it shall be conducted away in an underground storm sewer.
(7) 
The center-line grade on a cul-de-sac shall not exceed 8%, and the grade of the diameter of the turnaround shall not exceed 5%.
M. 
Street names.
(1) 
Proposed streets which are in alignment with others already existing and named, shall bear the names of the existing streets.
(2) 
In no case shall the name of a proposed street be the same as or similar to an existing street name in the municipality and in the same postal district irrespective of the use of the suffix street, road, avenue, boulevard, drive, way, place, court, lane, etc.
(3) 
All street names shall be subject to approval by the governing body and the postmaster having jurisdiction.
N. 
Service streets (alleys).
(1) 
Service streets may be permitted, provided that the applicant produces evidence satisfactory to the Planning Commission of the need for such service streets, and such service streets are not the primary means of access.
(2) 
No part of any dwelling, garage or other structure shall be located within 20 feet of the center line of a service street.
(3) 
Dead-end service streets shall be avoided but, where approved by the Planning Commission, such service streets shall terminate with a paved circular turnaround with a minimum radius to the outer pavement edge (curbline) of 50 feet.
(4) 
Service street intersections and sharp changes in alignment shall be avoided but, where necessary, corners in excess of 5° shall be rounded by means of horizontal curves.
O. 
Sidewalks. Sidewalks having a minimum width of four feet shall be installed in accordance with municipal requirements along both sides of existing or proposed streets, except that no sidewalks shall be required along service streets.
P. 
Street signs. Street name signs shall be installed at all street intersections. The design and placement of such signs shall be subject to approval by the municipality and all costs shall be borne by the applicant.
Q. 
Streetlights. In accordance with conditions to be agreed upon by the applicant, the municipality and the appropriate public utility streetlights are required to be installed in all subdivisions and land developments. The applicant shall provide utility easements for future streetlighting installations upon consultation with the public service utility company involved in the event streetlights are not required to be installed initially.
R. 
Driveways.
(1) 
Private driveways on corner lots shall be located at least 40 feet from the point of intersection of the nearest street curbline.
(2) 
In order to provide a safe and convenient means of access, grades on private driveways shall not exceed 15%.
(3) 
Driveways shall be installed in accordance with municipal requirements.
A. 
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) 
Zoning requirements;
(3) 
Topography; and
(4) 
Requirements for safe and convenient vehicular and pedestrian circulation including the reduction of intersections with major streets.
B. 
Length.
(1) 
Blocks shall have a maximum length of 1,600 feet and a minimum length of 500 feet; provided, however, that the municipality may increase the maximum and/or decrease the minimum lengths of blocks if topography of the land in question and/or surface water drainage conditions warrant such a change.
(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 practical, blocks along major and collector streets shall not be less than 1,000 feet in length.
C. 
Crosswalks.
(1) 
Crosswalks shall be required whenever necessary to facilitate pedestrian circulation and to give access to community facilities, as well as in blocks of over 1,000 feet in length.
(2) 
Crosswalks shall have a width of not less than 10 feet and a paved walk of not less than four feet.
D. 
Depth. Residential blocks shall be of sufficient depth to accommodate two tiers of lots, except where prevented by the size, topographical conditions or other inherent conditions of the property, in which case the municipality may approve a single tier of lots.
E. 
Commercial and industrial blocks. Blocks in commercial and industrial areas may vary from the elements of design detailed above as required by the nature of the use. In all cases, however, adequate provision shall be made for off-street parking and loading areas, as well as for traffic circulation and parking for employees and customers.
A. 
General standards.
(1) 
Insofar as practical, side lot lines shall be at right angles to straight street lines or radial to curved street lines.
(2) 
Where feasible, lot lines should follow municipal boundaries, rather than crossing them, in order to avoid jurisdictional problems.
(3) 
The depth of a residential lot shall not be less than one, nor more than 2 1/2 times its width.
(4) 
Depth and width of parcels intended for nonresidential uses shall be adequate for the use proposed and sufficient to provide satisfactory space for on-site parking, loading and unloading, setbacks, landscaping, etc.
(5) 
If, after subdividing, there exist 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 municipality.
B. 
Lot frontage.
(1) 
All lots shall front on a public street, existing or proposed, or on a private street if it meets the requirements of this chapter.
(2) 
Double or reverse frontage lots shall be avoided except where required to provide separation of residential development from major streets or to overcome specific disadvantages of topography or orientation.
(3) 
All residential reverse frontage lots shall have a rear yard with a minimum depth of 75 feet measured at the shortest distance from the proposed dwelling unit to the ultimate right-of-way and shall have within such rear yard and, immediately adjacent to the right-of-way, a planting screen easement of at least 10 feet in width, across which there shall be no right of access.
(4) 
At the street lines of both streets, all reverse frontage lots shall have the minimum lot width as required by Chapter 500, Zoning, of the Code of Caernarvon Township.
A. 
All lots shall be connected to an approved public sanitary sewage disposal system, if accessible. Where public sewer is not accessible but is planned for extension to the subdivision or land development, the applicant shall install sewer lines, including lateral connections as may be necessary to provide adequate service to each lot or building when connection with the sewer system is made. The sewer lines shall be suitably capped at the limits of the subdivision or land development and the laterals shall be capped at the street right-of-way line. When capped sewers are provided, on-site sanitary sewage disposal systems shall also be provided. Design of capped sewer systems shall be subject to approval by the Municipal Sewer Authority.
B. 
Sanitary sewers shall be designed and constructed in strict accordance with the requirements of the Pennsylvania Department of Environmental Protection and the Municipal Sewer Authority. A letter of the approval of such systems, or a copy thereof, shall be submitted with the preliminary plan.
C. 
Sanitary sewers shall not be used to carry stormwater.
D. 
All principal uses and lots which cannot be connected to a public or community sanitary sewage disposal system in operation at the time of construction, shall be provided with a sanitary sewage disposal system meeting the design standards of Chapter 73 of Title 25 of the Pennsylvania Code, Rules and Regulations of the Pennsylvania Department of Environmental Protection, and any applicable municipal standards.
E. 
If an on-site sanitary sewage disposal system is to be utilized, the Planning Commission may require the applicant to submit an economic feasibility report. Such report shall compare the cost of providing on-site facilities and the cost of a community sanitary sewage disposal system with a temporary sewage treatment plant and the cost of connecting to the public system. Based on the analysis of this report, the Planning Commission may require the installation of a community sanitary sewage disposal system or connection to the public system.
F. 
Each on-site sanitary sewage disposal system shall be located entirely within the boundaries of the lot it serves.
G. 
Where an on-site sanitary sewage disposal system is to be utilized, each lot so served shall be a size and shape to accommodate the necessary length of tile fields at a safe distance from, and at a lower elevation than, the proposed building in accordance with municipal and state regulations.
H. 
The proposed method of sanitary sewage disposal shall be in accordance with the Act 537 Township Sewage Facilities Plan.
I. 
Whenever, according to Title 25 of the Pennsylvania Code, Rules and Regulations of the Pennsylvania Department of Environmental Protection, a revision is necessary to the Act 537, Township Sewage Facilities Plan, the procedures set forth in those rules and regulations shall apply.
J. 
Whenever an applicant proposes that individual on-site sanitary sewage disposal systems shall be utilized, the applicant shall obtain approval for each lot from the Department of Environmental Protection or the municipality's Sewage Enforcement Officer.
K. 
In all cases where the applicant proposes to provide a community or public sanitary sewage disposal system, the design and installation of such system shall be subject to the approval of the Municipal Sewer Authority and shall be subject to the approval of the Pennsylvania Department of Environmental Protection. Such system shall be further subject to satisfactory provision for the maintenance thereof.
L. 
Where studies by the municipality or the Municipal Sewer Authority indicate that construction or extension of sanitary trunk sewers to serve the property being subdivided or developed appear probable within a reasonably short time (up to five years), the governing body shall require the installation and capping of sanitary sewer mains and house connections, in addition to the installation of temporary, individual, on-site sanitary sewage disposal systems.
A. 
Soil percolation tests and probes shall be performed for all lots within the subdivision or land development wherein principal uses, at the time of construction, will not be connected to a public or community sanitary sewage disposal system in operation.
B. 
Soil percolation tests and probes shall be made by the municipality's Sewage Enforcement Officer in accordance with the procedure required by the Pennsylvania Department of Environmental Protection.
C. 
Copies of the site investigation and percolation test report shall be submitted with the preliminary plan. Where the approval of the proposed sanitary sewage disposal system is otherwise required by the Pennsylvania Department of Environmental Protection, two copies of the report of investigation and approval may be submitted in lieu of the site investigation and percolation test report.
D. 
The results of the soil percolation tests and probes shall be analyzed in relation to the physical characteristics of the tract and of the general areas surrounding the tract and the final plan layout shall be based on this analysis.
A. 
Trench backfill cross sections shall be shown on the preliminary plan. The plan shall show the type and length of each type of trench backfill.
B. 
Underground utilities. All streets intended for dedication to public use shall have all trenches within the proposed public right-of-way backfilled as follows:
(1) 
Only material approved by the Municipal Engineer shall be used for backfilling along the sides of the pipe and to a height of one foot above the top of the pipe.
(2) 
All water mains, force mains, sanitary sewers and storm sewers shall be bedded on six inches of AASHTO No. 8. All pipes shall be covered to a depth of one foot above the top of the pipe with AASHTO No 8 stone. The remainder of the trench shall be backfilled in lifts with AASHTO select granular material as required in Caernarvon Township Ordinance No. 86, as amended.[1]
[1]
Editor's Note: Ord. No. 86 was repealed 10-23-2018 by Ord. No. 299; see now Ch. 416, Art. V, Street Openings and Excavations.
(3) 
All underground direct buried or conduit enclosed cables shall be a minimum of 36 inches below finished grade. The cable or conduit bed shall consist of three inches of AASHTO No. 8 stone covered with a two-inch sand bed. The cables or conduits shall be covered with a two-inch sand cover. The remainder of the trench shall be backfilled in accordance with Caernarvon Township Ordinance No. 86, as amended.[2] Marker tape shall be laid in the trench backfill 24 inches above the cables or conduit.
[2]
Editor's Note: Ord. No. 86 was repealed 10-23-2018 by Ord. No. 299; see now Ch. 416, Art. V, Street Openings and Excavations.
A. 
Whenever an existing public or approved community water system is geographically and economically accessible to a proposed subdivision or land development, a distribution system shall be designed to furnish an adequate supply of water to each lot or principal use, with adequate main sizes and fire hydrants located to meet the specifications of the Municipal Water Authority. A letter of approval of such system by the Municipal Water Authority shall be submitted with the preliminary plan. Suitable agreements shall also be established for the design, specifications, construction, ownership and maintenance of such a distribution system.
B. 
Whenever water supply is proposed to be provided by means other than by private wells owned and maintained by individual lot owners within a subdivision or land development, the applicant shall present evidence that the subdivision or land development is to be supplied by a certified public utility, a bona fide cooperative association of lot owners or by a municipal corporation, authority or utility.
C. 
A copy of a certificate of public convenience from the Pennsylvania Public Utility Commission or an application for such certification, a cooperative agreement or a commitment or agreement to serve the area in question, whichever is appropriate, shall be acceptable evidence.
D. 
Wherever feasible, the tract shall be provided with a complete public or community water distribution system. The design and installation of such systems shall be subject to the approval of the municipality and of the Pennsylvania Department of Environmental Protection. Such system shall be further subject to satisfactory provision for the maintenance thereof.
E. 
Where such systems are not accessible, and where on-site sanitary sewage disposal systems are to be used, a community water system may be required. A community water supply system shall be designed in accordance with the Pennsylvania Safe Drinking Water Act,[1] approved by the Pennsylvania Department of Environmental Protection, and appropriate measures shall be provided to insure adequate maintenance. Suitable agreements shall also be established for the construction, ownership and maintenance of such a distribution system.
[1]
Editor's Note: See 35 P.S. § 721.1 et seq.
F. 
Where individual on-site water supply systems are to be utilized, each lot so served shall be of a size and shape to allow safe location of such a system, and the wells shall be placed uphill from sewage disposal systems and shall not be within 100 feet of any part of the absorption (tile) field of any on-site sanitary sewage disposal system and not within 50 feet of any lakes, streams, ponds, quarries, etc.
G. 
Where individual on-site water supply systems are to be utilized, it is recommended that the applicant provide at least one test well for each 10 proposed dwelling units. Such wells should be drilled, cased and grout-sealed into bedrock at least 50 feet deep having a production capacity of at least five gallons per minute of safe, potable drinking water, as certified by state regulations.
A. 
Wherever a public or community water system is provided, fire hydrants suitable for the coupling of equipment serving the municipality shall be installed within 600 feet of all existing and proposed structures, measured by way of accessible streets (as specified by the Middle Department Association of Fire Underwriters). Locations of hydrants shall be approved by the fire company officials serving the municipality and the Municipal Engineer.
B. 
In all other cases involving the construction of 20,000 square feet of gross floor area for any commercial or industrial structure or the creation of 10 or more lots or the construction of 10 or more dwelling units, from or on a tract of land existing at the time of the adoption of this chapter, regardless of timing or phasings of development, the developer or subdivider shall provide cisterns for fire protection.
(1) 
Cisterns shall be installed as part of the municipal improvements and shall be installed or guaranteed through an improvements agreement.
(2) 
Cisterns shall be located so that the maximum distance, measured along the center line of the street(s) beginning at the pumping nozzle to the nearest lot line of the furthest lot or to the furthest structure; in the case of land developments, does not exceed 1,000 feet.
(3) 
Cisterns shall have a minimum capacity of 30,000 gallons available through the suction piping systems.
(4) 
Suction piping system shall be capable of delivering 1,000 gpm for three-quarters of the system capacity.
(5) 
All construction shall be in accordance with the details contained in Appendix F of this chapter[1]. Option A is a single shell fiberglass tank meeting PS-15 and ASTM D-3299, Option B is a precast concrete tank meeting American Concrete Institute 344-T, and Option C shall be a poured in place, reinforced concrete tank meeting American Concrete Institute 301, all latest revisions. All plans, details and specifications shall be signed and sealed by a professional engineer registered in the Commonwealth of Pennsylvania.
[1]
Editor's Note: Said appendix is included as an attachment to this chapter.
(6) 
Level indicator system.
(a) 
Each cistern shall have a level indicator system installed that shall indicate the following:
[1] 
Yellow light: 300 gallons low.
[2] 
Red light: 600 gallons low.
(b) 
This indicator system shall be battery-operated with a solar powered charging system. The level probes shall be tethered float level probes and shall only light the appropriate light when the level falls below the predetermined amount. The system shall be a 12 volt DC system and the solar charger shall be as manufactured by Integrated Power Corp., Rockville, Maryland, or equal. All conduits shall be steel conduits. The solar charging unit shall be on a pole that will also support the battery and the indicator lights as shown on the drawing.
(c) 
A pump down test must be completed at least two months prior to issuance of the first occupancy permit. The pump down test shall consist of filling the cistern with Municipal Water Authority water paying prevailing rates. The tank shall rest full for one month to test for leaks. Then test for low alarms and pump down test of 1,000 gpm for 20 minutes shall be performed by the Friendship Fire Company of Morgantown, PA. All costs for filling, testing and refilling shall be born by the developer. Tank must then sit full for one additional month and, if no leaks occur, the cistern will be accepted.
C. 
All fire protection plans shall be submitted by the applicant to the appointed Township Fire Marshall who shall review and approve the fire protection plan to ensure that it meets with these requirements.
A. 
Storm sewers, culverts and related installations shall be designed and installed, as necessary, to:
(1) 
Permit unimpeded flow of natural watercourses;
(2) 
Insure adequate drainage of all low points along a 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 facilities.
B. 
Storm sewers and related installations shall be required when, in the opinion of the Municipal Engineer, the runoff of stormwater cannot be satisfactorily handled within the street cartway. Design criteria and guidelines are contained in this chapter under Article IX, Stormwater Management Requirements.
C. 
Where existing storm sewers are reasonably accessible, proposed subdivisions and land developments shall be required to connect therewith, if necessary.
D. 
In the design of stormwater facilities, special consideration shall be given to avoidance of problems which may arise from the concentration of stormwater runoff onto adjacent properties.
E. 
Storm drainage facilities should be designed not only to handle the anticipated peak discharge from the property being developed, but also the anticipated increase in runoff that will occur when all the property at a higher elevation in the same watershed is fully developed.
F. 
Where a subdivision or land development is traversed by a watercourse, drainageway, channel or stream, there shall be provided a drainage easement conforming substantially with the line of such watercourse, etc., which shall be of such width as will be adequate to preserve the unimpeded flow of natural drainage, or for the purpose of widening, deepening, relocating, improving or protecting such drainage facilities. The owner shall properly grade and seed slopes and shall fence any open ditches when it is deemed necessary by the Planning Commission. Any changes in the existing drainageway shall be subject to the approval of the Pennsylvania Department of Environmental Protection or any succeeding department or agency as applicable laws and/or regulations shall require.
G. 
All streets shall be so designed as to provide for the discharge of surface water from the rights-of-way.
H. 
Adequate facilities shall be provided at low points along streets and where necessary to intercept runoff.
A. 
Public open spaces.
(1) 
In reviewing subdivision and land development plans the Planning Commission shall consider whether community facilities in the area are adequate to serve the needs of the additional dwellings proposed by the subdivision or land development and shall make any recommendations thereon to the Board of Supervisors as deemed necessary in the public interest.
(2) 
Applicants and the Planning Commission shall give earnest consideration to providing facilities or reserving areas for facilities normally required in residential neighborhoods, including churches, libraries, schools and other public buildings, parks, playgrounds and playfields, shopping and local business centers. Areas provided or reserved for such community facilities shall be adequate to provide for building sites, landscaping and off-street parking, as appropriate to the use proposed, and shall be suitably prepared for this use at the expense of the subdivider or developer. Prior to the preparation of plans, subdividers and developers of large tracts of land should review with the Planning Commission the minimum standards for various community facilities applicable to the tract.
(3) 
The Planning Commission shall consider the need for suitable common open space for recreation and shall make a determination thereon. The minimum standards to be used by the Planning Commission in requiring the reservation of common open space shall be as follows:
Density
(dwelling units per acre)
Tract in Open Space
(%)
1 to 3
5
3.1 to 6
10
6.1 to 10
15
10.1 to 15
20
Over 15
25
(a) 
The above-mentioned percentages shall apply in subdivisions or land developments which intend to provide housing for the following number of families by unit type:
Unit Type
Open Space Required
Single-family
50 units or more
Townhouse/multifamily
Densities in excess of 4.0 dwelling units/acre and/or involving 20 or more units
Mobile home park
Always required
(b) 
When mixed unit types are proposed within a development (e.g., single-family and townhouses), open space shall be required where there are 50 or more total units and/or a density in excess of 4.0 dwelling units per acre.
(4) 
When required by Subsection A(3) above, the subdivider or land developer shall be required to dedicate the open space to the municipality and shall be required to expend $200 per dwelling unit for recreational improvements to the open space to be dedicated. The municipality may, at its option, accept $500 per dwelling unit in lieu of the subdivider or developer providing the improvements or of the private reservation of the land to be dedicated. The fee, in lieu of the dedication and/or improvement of land for recreational use, shall be held by the municipality and utilized in accordance with Section 503(11) of the Pennsylvania Municipalities Planning Code, as amended.[1]
[1]
Editor's Note: See 53 P.S. § 10503(11).
B. 
Community assets. Consideration shall be shown for all natural features such a large trees, watercourses, historic sites and areas, and similar community assets which, if preserved, will add attractiveness and value to the remainder of the tract and surrounding areas.
C. 
Shade trees. Effort shall be made by the applicant to preserve existing shade trees and, in addition, deciduous hardwood trees with a minimum caliper of 1 1/2 inches should be provided in accordance with conditions to be agreed upon by the municipality and, if necessary, the appropriate public utility. Where provided, such trees should be planted between the street right-of-way line and the building setback line and at least 10 feet from the public street right-of-way. No trees or shrubs shall be planted between the sidewalk and the right-of-way line.
(1) 
Any tree planted in commercial or industrial areas shall have a minimum caliper of three inches; and
(2) 
A street tree plan shall be furnished for approval by the municipality as to kind, size and location of trees.
D. 
Utility easements.
(1) 
All electric distribution lines shall be installed underground in all residential developments (including mobile home parks) of five or more family units, as per Public Utility Commission requirements. In compliance with this requirement and with the cooperation of local utility companies, the following procedure will be followed in reviewing plans subject to underground electric service:
(a) 
Upon filing of a preliminary plan for review, the applicant will forward to the appropriate utility company a copy of the plan.
(b) 
Upon receipt of the approved preliminary plan, the applicant is directed to contact the utility company and secure an approval of plans for an underground electric system. Receipt of a letter from the utility company indicating receipt of plans will be required prior to municipal endorsement of any plan for recording. Securing the approval and coordinating the plan with the utility company is the applicant's responsibility.
(2) 
Easements with a minimum width of 20 feet shall be provided for poles, wires, conduits, storm and sanitary sewers, gas, water and heat mains and/or other utility lines intended to serve abutting lots or buildings. No structures or trees shall be placed within such easements.
(3) 
Easements shall be centered on or adjacent to rear or side lot lines.
(4) 
There shall be a minimum distance of 50 feet, measured in the shortest distance, between any proposed dwelling unit and any petroleum products or natural gas transmission lines which traverse the subdivision or land development.
(5) 
Applicants are urged to avail themselves of the services provided by the various public utility companies in determining the proper locations for utility line easements.
(6) 
Petroleum products or natural gas transmission lines shall be located in a fifty-foot minimum right-of-way, such lines to be installed in the center of the right-of-way. The applicant shall provide a fifty-foot right-of-way for all existing transmission lines within the subdivision or land development.
(7) 
Utility service for residential development not subject to the regulations of the Pennsylvania Public Utility Commission is recommended to be provided through the use of underground facilities in accord with the standards and approval of the utility company having appropriate jurisdiction.
A. 
Erosion and sediment control measures shall meet the requirements of Chapter 102 of Title 25 of the Pennsylvania Code, Rules and Regulations of the Pennsylvania Department of Environmental Protection, or the County Conservation District standards and specifications, as applicable.
B. 
Land proposed for subdivision or land development shall not be developed or changed by grading, excavating or by the removal or destruction of the topsoil, trees or other vegetative cover unless adequate provisions for minimizing erosion and sediment are provided by the plan.
C. 
Unless there has been a waiver approved by the Planning Commission, erosion and sediment control, as approved, shall be installed to implement the plan or shall be guaranteed before final plan approval.
D. 
The following guidelines shall be applied in developing erosion and sediment control measures:
(1) 
Stripping of vegetation, grading, filling, excavating or other alteration of the landscape shall be done in such a way as to minimize erosion.
(2) 
Whenever feasible, natural vegetation shall be retained, protected and supplemented.
(3) 
The disturbed area and the duration of exposure shall be kept to a practical minimum.
(4) 
Disturbed soils shall be stabilized as quickly as practical.
(5) 
Temporary vegetation and/or mulching shall be used to protect exposed critical areas during development.
(6) 
The permanent vegetation and mechanical erosion control and drainage measures shall be installed as soon as practical.
(7) 
Provisions shall be made to effectively accommodate the increased runoff caused by changed soil and surface conditions during and after development. Where necessary, the rate of surface water runoff will be mechanically retarded.
(8) 
Sediment in the runoff water shall be trapped until the disturbed area is stabilized by the use of debris basins, sediment basins, silt traps or similar measures.
E. 
The following guidelines shall be applied in excavation and fill as part of erosion and sediment controls:
(1) 
All lots, tracts or parcels of land shall be graded to provide positive drainage away from buildings, without ponding.
(2) 
Grading and cut-fill operations shall be kept to a minimum to ensure conformity with the natural topography, to minimize the erosion hazard and to adequately handle the surface runoff.
(3) 
Cut and fill slopes shall not be steeper than 2:1 unless stabilized by a retaining wall or cribbing.
(4) 
Adequate provisions shall be made to prevent surface water from damaging the cut face of excavations or the sloping surfaces of fills.
(5) 
Cut and fill shall not endanger adjoining properties.
(6) 
Fill shall be placed and mechanically compacted to minimize sliding or erosion of the soil.
(7) 
Fill shall not encroach on natural watercourses or constructed channels.
(8) 
Fill placed adjacent to natural watercourses or constructed channels shall have suitable protection against erosion during periods of flooding.
F. 
The following guidelines shall be applied in establishing easements as part of erosion and sediment control measures:
(1) 
Nothing shall be permitted to be placed, planted, set or put within the area of an easement. The area shall be kept as lawn.
(2) 
Where stormwater or surface water will be gathered within the subdivision or land development, and discharged or drained in volume over land within or beyond the boundaries of the subdivision or land development, the applicant shall reserve or obtain easements over all lands affected thereby. Easements shall be adequate for such discharge or drainage and for the carrying off of such water and for the maintenance, repair and reconstruction of the same, including the right of passage over and upon the same by vehicles, machinery or other equipment for such purposes, and which shall be sufficient width for such passage and work. The owner shall grant, free of charge or cost, such easements to the municipality upon demand.
A. 
Monuments shall be accurately placed at the intersection of all lines forming right angles and at changes in directions of lines in the boundary (perimeter) of the property being subdivided or developed. The applicant shall notify the Township in order that an inspection may be made of the placement of the monuments before they are covered.
B. 
All monuments shall be placed by a registered surveyor so that the scored (by an indented cross or drill hole) point shall coincide exactly with the point of intersection of the lines being monumented.
C. 
Monuments shall be set with their tops level with the finished grade of the surrounding ground, except:
(1) 
Monuments which are placed within the lines of existing or proposed sidewalks shall be so located (preferably beneath sidewalks) that their tops will not be affected by lateral movement of the sidewalks.
(2) 
Where monuments are located beneath the sidewalks, proper access shall be provided for their use.
D. 
All streets shall be monumented at the right-of-way lines of the street or five feet distant therefrom and at the following locations:
(1) 
At least one monument at each intersection;
(2) 
At changes in direction of street lines, excluding curb arcs at intersections;
(3) 
At each end of each curbed street line, excluding curb arcs at intersections;
(4) 
At such places where topographical or other conditions make it impossible to sight between two otherwise required monuments, intermediate monuments shall be placed; and
(5) 
At such other places along the line of streets as may be determined by the Planning Commission to be necessary so that any street may be readily defined in the future.
Metal markers shall be accurately placed at all lot corners and, alongside each marker, a flagged wooden or metal stake with a vertical dimension of four feet above ground, shall be securely but temporarily placed for inspection of lot lines by Township personnel. Stakes shall remain in place until such time as a use and occupancy permit will have been issued to the property owner.
All lots shall bear lot identification numbers, corresponding with lot numbers as identified on the approved final plan. Lot identification numbers shall be clearly visible from the road and placed at the front lot line until such time as a use and occupancy permit will have been issued to the individual property owner.
[Added 9-12-2000 by Ord. No. 174]
A. 
Purpose.
(1) 
Whenever a proposed project will generate 75 new vehicle trips in the peak direction (inbound or outbound) during the site peak traffic hour, the applicant shall perform a traffic impact study. Based on this study, certain improvements may be identified to provide safe and efficient access to the development.
(2) 
In addition, a traffic impact study shall be prepared whenever either one of the following conditions exists within the impact study area:
(a) 
Current traffic problems exist in the local area, such as a high accident location, confusing intersection, or a congested intersection, which directly affects access to the development.
(b) 
The ability of the existing roadway system to handle increased traffic, or the feasibility of improving the roadway system to handle increased traffic is limited.
B. 
Traffic impact study. Traffic impact studies shall be prepared in accordance with the standards and methodology set forth in the Manual of Transportation Engineering Studies published by the Institute of Transportation Engineers (ITE), latest edition.
(1) 
Area of traffic impact study. The traffic impact study area shall be based on the characteristics of the surrounding area. Intersections and roadway segments to be included in the study shall be adjacent to the site or have direct impact upon the access to the site. The intersections shall be mutually agreed upon by the Township and the traffic engineer preparing the study.
(2) 
Preparation by transportation engineer required. Traffic impact studies shall be prepared under the supervision of qualified and experienced transportation engineers with specific training in traffic and transportation engineering and at least two years of experience related to preparing traffic studies for existing or proposed developments.
(3) 
Horizon year. The traffic forecasts shall be prepared for the anticipated opening year of the development, assuming full buildout and occupancy. This year shall be referred to as the "horizon year" in the remainder of this chapter.
(4) 
Nonsite traffic estimates. Estimates of nonsite traffic shall be made and will consist of through traffic and traffic generated by all other developments within the study area for which preliminary or final plans have been approved. Nonsite traffic may be estimated using any one of the following three methods: buildup technique, area transportation plan data or modeled volumes, and trends or growth rates. Growth rates shall be consistent with those collected by the Pennsylvania Department of Transportation for this area of the state and highway classification.
(5) 
Trip generation rates required. The traffic impact study report shall include a table showing the categories and quantities of land uses, with the corresponding trip generation rates or equations (with justification for selection of one or the other), and resulting number of trips. The trip generation rates used must be either from the latest edition of Trip Generation by ITE or from a local study of corresponding land uses and quantities. All sources must be referenced in the study.
(6) 
Consideration of pass-by trips. If pass-by trips or shared trips are a major consideration for the land use in question, studies and interviews at similar land uses must be conducted or referenced.
(7) 
Rate sums. Any significant difference between the sums of single-use rates and proposed mixed-use estimates must be justified in the study report.
(8) 
Explanations required. The reasoning and data used in developing a trip generation rate for special/unusual generators must be justified and explained in the report.
(9) 
Definition of influence area.
(a) 
Prior to trip distribution of site-generated trips, an influence area must be defined for commercial, retail developments which contains 80% or more of the trip ends that will be attracted to the development. A market study can be used to establish the limits of an influence area, if available. If no market study is available, an influence area should be estimated based on a reasonable documented estimate. The influence area can also be based on a reasonable maximum convenient travel time to the site, or delineating area boundaries based on locations of competing developments.
(b) 
Other methods such as using trip data from an existing development with similar characteristics or using an existing origin-destination survey of trips within the area can be used in place of the influence area to delineate the boundaries of the impact.
(c) 
This requirement may be waived for residential, industrial and office developments.
(10) 
Trip assignments.
(a) 
Assignments must be made considering logical routings, available roadway capacities, left turns at critical intersections, and projected (and perceived) minimum travel times. In addition, multiple paths should often be assigned between origins and destinations to achieve realistic estimates rather than assigning all of the trips to the route with the shortest travel time. The assignments must be carried through the external site access points and in large projects (those producing 500 or more additional peak direction trips to or from the site during the development's peak hour) through the internal roadways. When the site has more than one access driveway, logical routing and possibly multiple paths should be used to obtain realistic driveway volumes. The assignments can be accomplished manually or with applicable computer models.
(b) 
If a thorough analysis is required to account for pass-by trips, the following procedure should be used:
[1] 
Determine the percentage of pass-by trips in the total trips generated.
[2] 
Estimate a trip distribution for the pass-by trips.
[3] 
Perform two separate trip assignments, based on the new and pass-by trip distributions.
[4] 
Combine the pass-by and new trip assignment.
(c) 
Upon completion of the initial site traffic assignment, the results should be reviewed to see if the volumes appear logical given characteristics of the road system and trip distribution. Adjustments should be made if the initial results do not appear to be logical or reasonable.
(11) 
Total traffic impacts. Traffic estimates for any site with current traffic activity must reflect not only new traffic associated with the site's redevelopment, but also the trips subtracted from the traffic stream because of the modification of a land use. The traffic impact report should clearly depict the total traffic estimate and its components.
(12) 
Capacity analysis.
(a) 
Capacity analysis must be performed at each of the major street and project site access intersection locations (signalized and unsignalized) within the study area. In addition, analyses must be completed for roadway segments deemed sensitive to site traffic within the study area. These may include such segments as weaving sections, ramps, internal site roadways, parking facility access points, and reservoirs for vehicles queuing off site and on site. Other locations may be deemed appropriate depending on the situation.
(b) 
Capacity analyses shall be performed for AM, PM and off-peak periods. Weekend analyses may be required for certain land uses and traffic patterns. The requirement for weekend analyses shall be determined by the Township Engineer.
(c) 
The recommended level-of-service analysis procedures detailed in the most recent edition of the Highway Capacity Manual must be followed. The Township considers the overall level-of-service ratings A, B, C and D to be acceptable for signalized intersections (levels C or better are considered desirable); level-of-service E or F is considered to be unacceptable.
(d) 
The operational analyses in the Highway Capacity Manual should be used for analyzing existing conditions, traffic impacts, access requirements, or other future conditions for which traffic, geometric, and control parameters can be established.
(13) 
Required levels-of-service. The recommendations of the traffic impact study shall provide safe and efficient movement of traffic to and from and within and past the proposed development, while minimizing the impact to non-site trips. The current levels-of-service must be maintained if they are C or D, not allowed to deteriorate to worse than C if they are currently A or B, and improved to D if they are E or F.
(14) 
Documentation required. A traffic impact study report shall be prepared to document the purpose, procedures, findings, conclusions, and recommendations of the study.
(a) 
The documentation for a traffic impact study shall include, at a minimum:
[1] 
Study purpose and objectives.
[2] 
Description of the site and study area.
[3] 
Existing conditions in the area of the development.
[4] 
Recorded or approved nearby development.
[5] 
Trip generation, trip distribution, and modal split.
[6] 
Projected future traffic volumes.
[7] 
An assessment of the change in roadway operating conditions resulting from the development traffic.
[8] 
Recommendations for site access and transportation improvements needed to maintain traffic flow to, from, within, and past the site at an acceptable and safe level-of-service.
(b) 
The analysis shall be presented in a straight forward and logical sequence. It shall lead the reader step-by-step through the various stages of the process and resulting conclusions and recommendations.
(c) 
The recommendations shall specify the time period within which the improvements should be made (particularly if the improvements are associated with various phases of the development construction) and any monitoring of operating conditions and improvements that may be required.
(d) 
Data shall be presented in tables, graphs, maps, and diagrams wherever possible for clarity and ease of review.
(e) 
The report documentation outlined above provides a framework for site traffic access/impact study reports. Some studies will be easily documented using this outline. However, the specific issues to be addressed, local study requirements, and the study results may warrant additional sections.
C. 
Improvements.
(1) 
Responsibility for improvements. The applicant shall be responsible for the improvements required to provide safe and convenient ingress and egress to the development site.
(2) 
Coordination with municipal requirements. The applicant shall be responsible for other improvements as may be agreed to with the Township or which are required by any municipal impact fee ordinance to be installed or paid for by the applicant consistent with provisions of Article V-a of the Pennsylvania Municipalities Planning Code, Act 247 of 1968, as amended.[1]
[1]
Editor's Note: See 53 P.S. § 10501-a et seq.