The standards and requirements contained within this article and the applicable requirements within the Township's Zoning Ordinance[1] shall apply to all major subdivisions and land developments unless otherwise noted. Said standards and requirements are intended as the minimum for the preservation of the environment and promotion of the public health, safety and general welfare. These standards and requirements shall be applied as such by the Dallas Township Planning Commission in reviewing and evaluating plans for all proposed major subdivisions and/or land developments. Compliance with all standards shall be documented by the applicant at the time of the submission of the preliminary plan and application.
[1]
Editor's Note: See Ch, 95, Zoning.
A. 
Planning. The development shall generally conform with the policies, goals and objectives of this chapter.
B. 
Contiguous lands. Where the owner of a site under consideration for development, owns contiguous land that may be suitable for development, the subdivision plan shall include all contiguous lands. At minimum information for contiguous lands shall include a prospective street layout and a topographic map of said lands at a scale of not less than one inch equals 200 feet. This provision, however, may be waived in full or in part by the Township, if it is not considered essential to the evaluation of the plans for the current development tract.
C. 
Remnants; development design; neighboring development. All portions of a tract being subdivided shall be taken up in lots, streets, open lands, or other proposed uses so that remnants and landlocked areas shall not be created. The layout of a subdivision shall also be planned with consideration for existing nearby developments or neighborhoods so that they are coordinated in terms of interconnection of open space, traffic movement, drainage and other reasonable considerations.
D. 
Hazard areas. Land which the Planning Commission deems unsuitable for subdivision or development due to flooding, improper drainage, rock formations, adverse earth formations or topography, steep slopes, utility easements, or other features which may reasonably be harmful to the safety, health, and general welfare of the present or future inhabitants of the subdivision and/or its surrounding areas shall not be subdivided or developed unless adequate mitigation methods are formulated by the applicant and approved by the Planning Commission upon the recommendation of the Township Engineer.
E. 
Improvement specifications. The design standards and requirements as outlined in this article shall be utilized by the Planning Commission in evaluating the plans for all proposed subdivisions and land developments. Altered design standards, including more stringent specifications, may be required in cases where the Planning Commission finds that such specifications are essential to protect the health, safety and general welfare of the residents of Dallas Township and/or the environment of the Township. Any request to modify the design standards and/or requirements contained within this article shall be considered in accordance with § 77-107 of this chapter.
F. 
Other ordinances. Whenever another Township, county, state or federal statute and/or regulation imposes a higher or more restrictive standard than those contained in this chapter, the higher or more restrictive standard shall apply.
Care shall be taken to preserve natural features such as agricultural land, woodlands, wetlands, watercourses, bodies of water, riparian lands, and historical and cultural features and/or resources. Damming, filling, relocating or otherwise interfering with the natural flow of surface water along any surface water drainage channel or natural water course shall not be permitted except with the approval of the Township and, where appropriate, the PA DEP and the U.S. Army Corps of Engineers.
A. 
Groundwater resources. Proposed subdivisions and land developments shall to the greatest practical extent be designed in a manner to cause the least practicable disturbance to natural infiltration and percolation of precipitation to the groundwater table, through careful consideration of vegetation and land disturbance activities. The placement of streets, buildings and other impervious surfaces shall to the greatest practical extent attempt to maximize permeability where precipitation is most likely to infiltrate and recharge the groundwater.
B. 
Streams, swales, springs, and other lowland areas. Stream channels, swales, springs and other lowland areas are resources that warrant restrictive land use controls because of flooding hazards to human life and property, their groundwater recharge functions, their importance to water quality and the health of aquatic communities, and their wildlife habitats. They are generally poorly suited for on-site subsurface sewage disposal systems. To the greatest practical extent the following activities shall be minimized:
(1) 
Disturbance to streams and drainage swales.
(2) 
Disturbance to year-round wetlands, areas with seasonally high water tables, and areas of surface water concentration.
C. 
Woodlands. Woodlands occur extensively throughout the Township, often in association with stream and wet areas, poor and erodible agricultural soils, and moderate to steep slopes. Woodlands serve as a valuable resource in its ecological functions (i.e., in protecting steep slopes, erodible soils, maintaining stream quality and providing for wildlife habitats). All subdivisions and land developments shall be designed and constructed in a manner which shall to the greatest practical extent:
(1) 
Minimize the loss or degradation of woodland areas.
(2) 
Preserve woodlands along roadways, property lines and lines occurring within a site such as streams, swales, stone fences and hedgerows shall be considered in the proposed design of the site.
(3) 
Minimize disturbance or removal of woodlands occupying environmentally sensitive areas. This shall include but not necessarily be limited to, vegetation performing important soil stabilizing functions on wet soils, stream banks and sloping lands. No tree clearing, grading and/or earth disturbance (except for soil analysis for proposed sewage disposal systems) shall be permitted on a site prior to preliminary plan approval.
D. 
Slopes. Moderately sloping lands (15% to 25%) and steeply sloping lands (over 25%) are prone to severe erosion if disturbed. Erosion and the resulting overland flow of soil sediments into streams, ponds and public roads, are detrimental to water quality and aquatic life, and a potential hazard to public safety. Areas of steep slope shall be preserved in accordance with the following:
(1) 
All grading and earthmoving on slopes exceeding 15% shall be minimized.
(2) 
No site disturbance shall be allowed on slopes exceeding 25% except grading for a portion of a driveway accessing a single-family dwelling when it can be demonstrated that no other routing is available which avoids slopes exceeding 25%.
The applicant shall place permanent reference monuments and markers by a registered land surveyor.
A. 
Monuments shall be placed so that the center of a scored or marked point shall coincide exactly with the intersection of the lines to be marked.
B. 
Monuments shall be of concrete or stone, with a flat top having a minimum width or diameter of four inches and a minimum length of 30 inches. Concrete monuments shall be marked with a three-quarter-inch copper or brass dowel; stone or precast monuments shall be marked on the top with a proper inscription and a drill hole. Monuments shall be set so that the top of the monument or marker is level with the surface of the surrounding ground.
C. 
Markers shall consist of either iron or steel bars at least 36 inches long and not less than 5/8 inch in diameter. Markers normally shall be flush with the surrounding grade.
D. 
Monuments shall be set as follows:
(1) 
One at each single angle of the perimeter of the property at all major subdivisions and land developments.
(2) 
One at the beginnings and end of all curves along street right-of-way lines along one side of the street.
(3) 
A minimum of one at each street intersection along the street right-of-way line.
E. 
Markers normally shall be flush with the surrounding grade.
F. 
Markers shall be set as follows:
(1) 
At all points where lot lines intersect street right-of-way lines, except for monument locations.
(2) 
At all other lot corners.
(3) 
At all points where lot lines intersect curves.
(4) 
At all angles in property lines of lots.
For blocks the following standards shall apply:
A. 
Maximum length not to exceed 1,000 feet;
B. 
Be of sufficient width to permit two tiers of lots. Exceptions to this prescribed block width shall be permitted in blocks adjacent to public streets, railroads, streams, other natural barriers.
A. 
All subdivisions and land development for residential use shall be in conformance with the applicable minimum lot sizes, lot widths in yard requirements as set forth in the Dallas Township Zoning Ordinance.[1]
[1]
Editor's Note: See Ch. 95, Zoning.
B. 
Each lot or area platted for residential use shall be accessible from an existing or proposed street.
C. 
The lot depth shall not be greater than three times its width.
D. 
Side lines of lots shall be at right angles to straight streets and on radius lines on curved streets. Some variation may be permitted at the discretion of the Planning Commission, but pointed or very irregular shaped lots shall be avoided.
E. 
In the case of lots utilizing an on-site sewage disposal system, there shall be sufficient area for the disposal field in accordance to PA DEP regulations.
F. 
Double or reverse frontage lots shall be avoided except where required to provide separation of residential uses from arterial or collector streets or to overcome specific disadvantages of topography or orientation.
G. 
Lots shall be laid out so as to provide positive drainage away from all buildings and individual lot drainage shall be coordinated with the general storm drainage pattern for the area. Drainage shall be designed so as to avoid concentration of storm drainage water from each lot onto adjacent lots.
H. 
Flag lots shall be avoided when alternate development layouts would yield the same number of lots otherwise permitted with the elimination of flag lots. The approval of flag lots shall subject to the following standards:
(1) 
Not more than 5% of the lots within a major subdivision may be approved as flag lots.
(2) 
The access corridor portion of the lot shall not exceed 300 feet as measured from its intersection with the street right-of-way.
(3) 
The applicant shall prove to the satisfaction of the Planning Commission that the proposed driveway would provide adequate access for emergency vehicles.
(4) 
The lot width measurement shall be made on the main portion of the lot not including the access corridor portion of the lot.
(5) 
Approval of a flag lot shall be conditioned upon the existence or provision of a recorded a deed restriction prohibiting any further subdivision of the flag lot.
A. 
Any proposed subdivision or land development shall have frontage upon or access to an existing state, county or Township road.
B. 
Streets shall be designed to provide adequate vehicular access to all lots or parcels within any proposed subdivision or land development.
C. 
Streets shall be designed and appropriately related to the topographic conditions of the site, with the grade of streets conforming as closely as possible to the original topography.
D. 
Streets shall be graded and improved in accordance with the appropriate design standards and specifications of this chapter.
E. 
All streets shall be properly integrated with the existing and proposed system of streets and dedicated right-of-way as established in the Comprehensive Plan.
F. 
All streets shall be properly related to specific traffic generators such as industries, business districts, schools, churches, and shopping centers; to population densities; and to the pattern of existing and proposed land uses.
G. 
Proposed streets shall be extended to the boundary lines of the tract to be subdivided, unless prevented by topography or other physical conditions, or unless in the opinion of the Planning Commission such extension is not necessary or desirable for the coordination of the layout of the subdivision with the existing layout or the most advantageous for future development on adjacent tracts.
H. 
Any subdivision and/or land development containing more than 13 lots which do not front upon an existing off-site public road shall provide, within the overall traffic design of the site, not less than two separate points within the site where an interior road as part of the proposed subdivision and/or land development shall intersect with and provide access to an existing off-site public road.
I. 
At the discretion of the Planning Commission, street lights may be required to be installed at the intersection of all streets, and at other points deemed necessary based upon field conditions.
The applicant may propose names for all streets within a subdivision or land development prior to final approval. A proposed street name shall not include the name of any existing street in the Township, except that a street when planned as a continuation of an existing street shall bear the same name. Final approval of street names for streets subject to public dedication to the Township and/or private streets to remain under private ownership shall be vested with the Dallas Township Planning Commission, based upon the prior approval of the same by the Luzerne County 911 Communication Center for Emergency Services and the United States Postal Service.
Street signs, which provide the legal name of each street, shall be erected at the intersection of each street within a subdivision or land development. The size, color and construction materials of said signs shall be subject to approval by the Planning Commission.
A. 
Traffic control signs designed to regulate the speed of traffic or to convey any other pertinent traffic or physical characteristic of the road to motorists shall be installed at appropriate locations by the applicant as may be required by PennDOT, Luzerne County and/or the Planning Commission.
B. 
The applicant shall be responsible for line painting on all new collector streets, including the extension of existing collector streets, in accordance with the following standards:
(1) 
Center lines. Four-inch-wide double yellow center lines shall be painted along the center line of the travel way of each street.
(2) 
Edge lines. Four-inch-wide white edge lines shall be painted four inches inside the edge of pavement shoulder.
(3) 
Stop lines. Six-inch-wide white stop lines shall be painted that completely traverse all traffic lanes on each approach to a stop sign and/or crosswalk.
C. 
Unless stated otherwise, all material and workmanship shall be in accordance with the latest edition of the PennDOT Publication 408.
The arrangement of streets shall provide for the continuation of principal streets between adjacent properties when such continuation is necessary for convenient movement of traffic, effective fire protection, for efficient provision of utilities, and when such continuation is in accordance with the Township's goals as provided for within the statement of community development objectives of this chapter.[1] If the adjacent property is undeveloped and the street must be a dead-end street temporarily, the right-of-way shall be extended to the property line. A temporary turnabout designed as a "hammerhead" shall be provided on all temporary dead-end streets. This may limit the length of temporary dead-end streets in accordance with the design standards of this chapter.
[1]
Editor's Note: See § 77-102.
A. 
Where a road does not extend to the boundary of the subdivision and its continuation is not required by the Planning Commission for access to adjoining property, its terminus shall normally not be nearer to such boundary than 50 feet. However, the Planning Commission may require the reservation of an appropriate easement to accommodate drainage facilities, pedestrian traffic, or utilities. A cul-de-sac turnaround shall be provided at the end of a permanent dead-end street in accordance with Township construction standards and specifications. For greater convenience to traffic and more effective police and fire protection, permanent dead-end streets shall, in general, be limited in length in accordance with design standards of this chapter.
B. 
Cul-de-sac streets shall be highly discouraged and shall only be approved when topographic and or field conditions necessitate the use of a cul-de-sac. The developer shall bear the burden of proof that development cannot be provided and/or designed without the use of a cul-de-sac.
A. 
A cul-de-sac street shall not be approved when a through street is more advantageous.
B. 
Cul-de-sac streets shall not exceed 600 feet in length and furnish access to not more than 13 dwelling units. All lots fronting upon the arc of a cul-de-sac street shall have a frontage, as measured along the length of the arc, which results in a chord length of 75 feet. Said requirement shall apply to all lots along the arc a cul-de-sac regardless of the zoning district in which the subdivision is located.
C. 
No physical obstructions shall be located within six feet of the right-of-way upon a cul-de-sac, including but not limited to mailboxes, utility poles, utility transformer boxes and/or similar above-grade obstructions. See Design Diagram Cul-De-Sac Street below.
77 Cul-De-Sac.tif
D. 
Any street which is terminated, with planned future access to an adjoining property or because of authorized stage development, shall be provided with a temporary, all-weather turning circle. The turning circle shall be completely within the boundaries of the subdivision and/or land development, and the use of the turnaround shall be guaranteed to the public until such time as the street is extended.
E. 
An easement for the purpose of snow removal, having a size of not less than 35 feet in length and 15 feet in depth, shall be provided upon the front yard areas of lot or lots located at the end of a cul-de-sac.
F. 
Cul-de-sac streets on which six or more residential properties front shall terminate in a circular right-of-way with a minimum diameter of 100 feet overall and 80 feet to the outer pavement edge or curb line.
Where a subdivision or land development borders on or contains an existing or proposed arterial street, the Planning Commission may require that access to such street be limited by one of the following methods:
A. 
The subdivision of lots in a manner in which the lots front onto a parallel local street with no access provided to or from the arterial street which shall contain a strip of screening along the rear property line of such lots.
B. 
A series of culs-de-sac, U-shaped streets, or short loops entered from and designed generally at right angles to such a parallel street, with the rear lines of their terminal lots backing onto the arterial.
C. 
A marginal access or service road, separated from the arterial street by a planting or grass strip and having access thereto at suitable points.
A. 
Streets shall intersect as nearly as possible at right angles. When local streets intersect with 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 intersection at the center lines of less than 60°.
B. 
Multiple intersections involving the junction of more than two streets shall be prohibited.
C. 
Intersections shall be designed with a flat grade wherever practical. In hilly or rolling areas, at the approach to an intersection, a leveling area shall be provided having not greater than a 2% grade at a distance of 60 feet, measured from the nearest right-of-way of the intersecting street.
D. 
Where any street intersection will involve earth banks or existing vegetation inside any corner lot that would create a traffic hazard by limiting visibility, the applicant shall cut such ground and/or vegetation (including trees) in connection with the grading of the public right-of-way to the extent deemed necessary to provide an adequate sight distance.
E. 
The cross slopes on all streets, including intersections, shall be 3% or less.
F. 
At intersections of streets, the property line corners shall be rounded by arcs with radii of not less than 15 feet or by chords of such arcs. For streets other than residential streets, the Commission may require a larger radius.
G. 
Street curbs or edges of pavement at street intersections, where they are required, shall be rounded off concentrically with property lines.
H. 
At intersections of streets and alleys, property line corners shall be rounded by arcs of at least 20 feet radii or by chords of such arcs.
I. 
If the smaller angle of intersection of two streets is less than 60°, radius of the arc at the intersection of property lines shall be increased as deemed advisable by the Commission.
J. 
Whenever the proposed subdivision contains or is adjacent to a railroad, or a major highway and, particularly, a limited-access highway, provision shall be made for a parallel street, properly buffered by a planting strip from said railroad or highway, or a parallel street at a distance acceptable for the appropriate use of the land between the highway and such street, or by a series of cul-de-sac or short loops entered from and planned at right angles to such parallel street with the rear lines of their terminal lots abutting on the highway. Lots abutting a railroad or major highway in the rear shall have a rear yard with a minimum depth of 75 feet. (The rear yard is the closest portion of a major structure on the lot to the railroad or major highway right-of-way.)
In order to provide for streets of suitable location, width, and improvement to accommodate prospective traffic and afford satisfactory access to police, firefighting, snow removal, sanitation, and street maintenance equipment, and to coordinate streets so as to compose a convenient system and avoid undue hardship to adjoining properties, the design standards for streets as set forth shall be mandatory for the approval of a preliminary plan.
A. 
Right-of-way widths; street and alley right-of-way widths. Streets other than residential streets shall have such right-of-way widths as the Commission shall deem necessary in view of the function and prospective traffic load of the particular street or part thereof. The minimum right-of-way width of residential streets shall be as follows:
(1) 
Collector street: 60 feet.
(2) 
Minor street: 50 feet.
B. 
Horizontal visibility. Streets shall be so laid out that there will be unobstructed sight distances along the center lines thereof, measured from a point five feet above the proposed grade line, to permit horizontal visibility as follows:
(1) 
Limited-access highways: to be determined by the Commission but generally not less than 600 feet.
(2) 
Other major traffic streets: 600 feet.
(3) 
Collector streets: 300 feet.
(4) 
Minor streets: 150 feet.
C. 
Reverse curves. Between reversed curves on an arterial street, a tangent of not less than 200 feet shall be provided, and on feeder and residential streets, such a tangent shall be not less than 100 feet.
D. 
Street grades.
(1) 
Center line grades shall not exceed the following:
(a) 
Major traffic streets: 5%.
(b) 
Collector streets: 7%.
(c) 
Minor streets: 9%. In exceptional circumstances, 11% may be permitted, at the discretion of the Commission, for short distances of not more than 200 feet on straight roads.
(2) 
Vertical curvature measured along the center line shall have a minimum radius as follows, unless topographic or other conditions are such that, in the circumstances of the particular case, the indicated radius is not feasible and the Commission is of the opinion that a lesser radius would adequately protect the public interest:
(a) 
Limited-access highways: 1,800 feet.
(b) 
Other major traffic street: 1,000 feet.
(c) 
Collector streets: 300 feet.
(d) 
Minor streets: 100 feet.
(3) 
Minimum grade. The minimum grade of any street gutter shall not be less than 1%.
E. 
Pavement widths.
(1) 
Minimum pavement widths shall meet the following standards;
(a) 
Major traffic streets: 40 feet.
(b) 
Collector streets: 24 feet.
(c) 
Minor streets: 22 feet.
(2) 
For major traffic streets deemed by the Commission to require wider pavements than the traffic needs of a particular subdivision, the matter of financial arrangements shall be taken up by the applicant with the officials having jurisdiction.
F. 
Pavement requirements; procedures/specification. Design of all streets constructed shall be in accordance with the guidelines and requirements for Design of Local Roads and Streets contained in Design Manual, Part II, Highway Design, latest revision and PennDOT Publication No. 408, latest edition. The following procedures shall be followed for the construction all new streets within the Township of Dallas.
(1) 
Local street.
(a) 
If at the time of construction, local, unstable subgrade conditions are encountered, the Township Engineer may require that all areas of unstable subgrade may be excavated to sufficient depth, replaced with approved material, and compacted to a density and stability equal to, or greater than the surrounding subgrade. The Township Engineer may require PennDOT No. 408 Specifications to be installed for the entire subgrade of the proposed cart way. Pavement base drain may be required by Township Engineer.
(b) 
Fine grade and roll subgrade.
(c) 
Cut out all soft and yielding areas to a maximum depth of two feet and backfill with 2A modified or 3A modified crushed stone compacted in six inches lifts. If the soil is still soft at the two-foot depth, place geotextile fabric in the bottom prior to backfilling with 2A or 3A modified crushed stone.
(d) 
Place and compact a minimum six-inch depth of 2A modified crushed stone.
(e) 
Place and compact a minimum four-and-one-half-inch depth of Superpave asphalt design, 25.0 mm, PG 64-22 base course.
(f) 
Place and compact a minimum 1 1/2 inches of Superpave asphalt design, 9.5 mm, PG 64-22 wearing course. The appropriate skid resistance level shall be used in accordance with PennDOT Publication No. 408 and 242. Design mix shall be submitted to Township for review to include appropriate ESAL.
(g) 
Pavement cores. All such streets shall have a sample pavement core taken at a distance of every 250 feet or less with the locations designated by the Township Engineer, to verify the thickness of the pavement of said street. The sample pavement cores and results must be completed prior to final approval and acceptance of the streets by the Township.
A. 
A subdivision or land development containing not more than two lots or two detached single-family dwellings units may be serviced by a private street having a minimum right-of-way of not less than 50 feet. Said right-of-way shall be cleared of all vegetation and properly graded. The width of the cartway shall be not less than 16 feet and have a base consisting of not less than six inches of 2A modified stone. All other design specifications for street, as set forth in this chapter which do not conflict with the above shall apply.
B. 
Any subdivision or land development qualifying and wishing to provide a private street, designed as such, shall contain covenants and/or deed restrictions as a condition of approval, recorded with the approved plan and addressing the following:
(1) 
The street shall remain as a private street, not subject to offer for public dedication, unless it is improved to meet or exceed all applicable design standards in effect at the time such offer is made.
(2) 
A maintenance agreement and appropriate provisions which outline the parties responsible for the continued use of the street.
(3) 
An agreement with the Township under which elected officials, appointed officials, representatives and/or employees of Dallas Township are held harmless from any liability related to the use and safety of a private street, including but not limited to enforcement of the maintenance agreement and vehicular access of emergency vehicles.
(4) 
Any further proposed development upon the site, excluding accessory structures, shall result in the development being classified as a major subdivision or major land development, subject to all applicable design standards for such in effect at the time approval is sought for additional development.
(5) 
The private street shall be designed and maintained in a manner to prohibit the discharge or drainage of stormwater onto a public right-of-way.
A. 
Driveways, where provided, shall be located not less than 50 feet from any intersection whether on the same or opposite side of the adjoining street and provide access to the street of lower classification when a corner lot is bounded by streets of two different classifications. Distance shall be measured between the center line of the driveway, and the nearest intersecting street right-of-way line. No part of a driveway for a single family dwelling shall be located closer than 10 feet from a side property line.
B. 
No driveway shall be constructed opposite the paved cartway on the turnaround portion of a cul-de-sac street within the area bounded by the pavement edge lines as extended across the turnaround.
C. 
Driveways shall be so located as to provide reasonable sight distances at intersections with streets.
D. 
The number of driveways shall not exceed one per lot or, on lots with street frontages in excess of 100 feet, one per 100 feet of street frontage. Such driveway may be of loop design.
E. 
Driveway entrances shall be rounded at a minimum radius of five feet, or should have a flare constructed that is equivalent to this radius, at the point of intersection with the cartway edge (curb line) or outside shoulder edge as applicable. For residential lots the entrance of the driveway shall have a minimum angle of 60°, and for all other lots, 90°. The maximum driveway width at the edge of the cartway shall be 30 feet.
F. 
The entrance to the cartway from the driveway shall not exceed a slope of 8% within 25 feet of the cartway or shoulder, as applicable. The shoulder slope shall be maintained for the full width of the shoulder.
G. 
The pipe size shall be indicated on the preliminary plan via a legend which relates the size of piping to lots within the development. The preliminary plan and subsequent deeds to each lot shall provide language that the owners are responsible for the maintenance, including the replacement of drainage pipes that adjoin or run parallel to their property. Adequate drainage facilities shall be provided where driveways meet the street cartway. Driveway pipes are to be installed at locations where the Township Engineer determines them necessary. In cases where pipes are required, they shall be a minimum of 15 inches in diameter and shall be placed in line and on grade with the swale both upstream and downstream of the driveway. The minimum cover as recommended by the manufacturer shall be placed above the pipe. In areas where pipes are not required, the shoulder and swale shall be constructed to accommodate the size and grade of the swale through the driveway. In no case shall the low point of the shoulder be other than the proper elevation, as referenced to the crown of the cartway, as well as the proper distance from the edge of the cartway. The long-term maintenance and/or replacement of driveway pipes shall be the responsibility of the property owner that owns the driveway.
H. 
Subdivisions should be designed to eliminate, where possible, driveways entering state or county highways. This shall be accomplished either by providing for a street parallel to the state or county highway and separated from it by a grass area, or by laying out lots such that the rear lot lines abut the state or county highway right-of-way and that provision for driveways be made from the front of the lot onto a street of the subdivision.
I. 
All driveway entrances with access onto a Township road shall be required to be asphalt from the edge of the cartway to the end of the right-of-way.
J. 
All driveway entrances with access onto a Township road, shall be required to secure a driveway permit in accordance with Resolution No. 2004-2. All driveway entrances with access onto state- or county-owned road shall be required to secure a highway occupancy permit from PennDOT or Luzerne County prior to construction and the establishment of the same. A deed restriction requiring the owner or developer of a property as the responsible party to secure the required Township driveway permit and/or highway occupancy permit shall be contained in all deeds.
K. 
Streets offered for dedication will not be accepted unless all driveways entering such streets meet the standards outlined above.
Bridges and other stream crossing structures which are part of the proposed street system shall be designed and constructed in accordance with current PennDOT standards and specifications. Evidence of compliance with and approval of the Bureau of Waterways Engineering and Wetlands, PA DEP, shall be provided by the applicant, if applicable.
The minimization of erosion and control of sedimentation in connection with land development and major subdivisions are in the public interest, affecting the health, safety, and welfare of the public, and, therefore, those regulations governing erosion and sedimentation are deemed necessary for the Township.
A. 
General standards:
(1) 
Erosion and sedimentation control plan required (E&SCP). No changes shall be made in the contour of the land; no grading, excavating, removal or destruction of the topsoil, trees or other vegetative cover of the land shall be commenced until such time that a plan for minimizing erosion and sedimentation has been referred to and reviewed by the Township Engineer and/or the Luzerne Conservation District and approved by the Planning Commission, or there has been a determination by the Planning Commission after consultation with the above entities that such plans are not necessary. All subdivisions and/or land developments that propose construction must submit an E&SCP. If the earth disturbance is greater than 20,000 square feet and/or the creation of impervious surface is greater than 10,000 square feet, the plan must be submitted and approved by the Luzerne Conservation District. The applicant must also submit a Stormwater Management Permit application to the Township for approval. If the proposed construction is for a single-family dwelling that does not involve a subdivision or land development, then the following standards shall be applied. If the earth disturbance is less than 20,000 square feet, a plan for controlling erosion & sedimentation must be developed and submitted along with the stormwater management permit application to the Township Engineer for approval. The builder/developer shall implement the approved plan prior to any site improvements. The approved plan must be submitted to the Township Zoning/Code Enforcement Officer in order to secure a building permit. The Zoning/Code Enforcement Officer shall keep a copy of the approved plan in their possession. If the single-family residential construction proposes earth disturbance greater than 20,000 square feet and/or the creation of impervious surface of greater than 10,000 square feet, the plan must be submitted and approved by the Luzerne Conservation District. The applicant must secure approval from the Luzerne Conservation District prior to the issuance of a building permit.
(2) 
Approval and financial security for plan. No final major subdivision or land development plan shall be approved unless there has been an erosion and sedimentation control plan approved by the Luzerne Conservation District that provides for minimizing erosion and sedimentation consistent with this section, and an improvement bond or other form of financial security is deposited with the Township in conformance with Article VII which will ensure installation and completion of the required improvements within five years of final plan approval as required by § 77-507.
(3) 
Minimum requirements of Luzerne Conservation District to be met. Where not specified in this chapter, measures used to control erosion and reduce sedimentation shall as a minimum meet the standards and specifications of the Luzerne Conservation District. The Township Engineer, or other officials as designated, shall ensure compliance with the appropriate specifications, copies of which are available from the Luzerne Conservation District.
B. 
Specific standards. The following measures are effective in minimizing erosion and sedimentation and shall be included where applicable in the control plan:
(1) 
Stripping. Stripping of vegetation, regrading, or other development shall be done in such a way that will prevent all but minor erosion.
(2) 
Natural features. Development plans shall preserve salient natural features, keep cut-fill operations to a minimum, and ensure conformity with topography so as to create the least erosion potential and adequately handle the volume and velocity of surface water runoff.
(3) 
Natural vegetation. Whenever feasible, natural vegetation shall be retained, protected and supplemented.
(4) 
Disturbed areas. The disturbed area and the duration of exposure shall be kept to a practical minimum.
(5) 
Stabilization. Disturbed soils shall be stabilized as quickly as practicable.
(6) 
Temporary vegetation and mulching. Temporary vegetation and/or mulching shall be used to protect exposed critical areas during development.
(7) 
Permanent vegetation and measures. The permanent final vegetation and structural erosion control and drainage measures shall be installed as soon as practical in the development. Permanent seeding on individual lots must be completed within 30 days of issuance of an occupancy permit.
(8) 
Accommodation of increased runoff. 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 shall be structurally retarded.
(9) 
Containment of sedimentation. 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.
C. 
Grading for erosion and other environmental controls. In order to provide suitable sites for building and other uses, improve surface drainage, and control erosion, the following requirements shall be met:
(1) 
Street improvements. Streets shall be improved to a mud-free or otherwise permanently passable conditions as one of the first items of work done on a subdivision or development. The cartway shall be constructed in accordance with § 77-816 and as approved by the Township Engineer.
(2) 
Cuts and fills. Provision shall be made to prevent surface water from damaging the cut face of excavations or the sloping surfaces of fills by the installation of temporary or permanent drainage improvements across or above these areas.
(3) 
Compaction of fill. Fill shall be placed and compacted so as to minimize sliding or erosion of the soil. Material for fill, other than that for a roadway base or subgrade, shall be acceptable material, placed in twelve-inch loose lifts and compacted to 95% of the material's dry weight density as determined by Modified Proctor Test, ASTM D-1557, Method C or D.
(4) 
Fill near watercourses. No fill shall be placed within 100 feet of a watercourse or other body of water or within any area designated as a floodplain.
(5) 
Dust control. During grading operations necessary measures for dust control shall be exercised.
(6) 
Stream crossings. Grading equipment shall not be allowed to enter into flowing streams. Provisions shall be made for the installation of temporary or permanent culverts or bridges. Where necessary, approval and/or permits must be secured from the proper state or federal agencies.
D. 
Responsibility.
(1) 
Sedimentation damage. Whenever sedimentation damage is caused by stripping vegetation, grading, or other development, it shall be the responsibility of the land developer, applicant, contractor, person, corporation, or other entity causing such sedimentation to remove it from all adjoining surfaces, drainage systems and watercourses and to repair any damage at his expense as quickly as possible.
(2) 
Maintenance of control facilities. Maintenance of all erosion and sedimentation control facilities during the construction and development period and until or unless they are accepted for dedication by the Township or other public authority shall be the responsibility of the land developer or applicant.
(3) 
Maintenance of watercourses. It shall be the responsibility of the developer, applicant, person, corporation, or other entity doing any act on or across a communal stream, watercourse, or swale, or upon the floodplain or right-of-way, to maintain as nearly as possible in its present state the stream, watercourse, swale, floodplain or right-of-way during the pendency of the activity and to return it to its original or equal condition after such activity is completed. Maintenance of drainage facilities or watercourses originating on and located completely on private property is the responsibility of the owner to the point of open discharge of the facility at the property line or at a communal watercourse within the property. No person, corporation, or other entity shall block, impede the flow of, alter, construct any structure, or deposit any material or thing, or commit any act which will affect normal or flood flow in any stream or watercourse without having obtained prior approval from the Planning Commission or PA DEP, whichever has primary jurisdiction.
(4) 
Installation of improvements. The applicant or land developer shall provide and install, at his expense, in accordance with Township requirements, all drainage and erosion control improvements (temporary and permanent) shown on the erosion and sedimentation control plan.
E. 
Compliance with regulations and procedures.
(1) 
Compliance as a condition of preliminary plan approval. The Township, in its consideration of all preliminary plans of a subdivision and/or land development, shall condition its approval upon the execution of erosion and sedimentation control measures.
(2) 
Compliance with requirements of Luzerne Conservation District. The installation and design of the required erosion and sedimentation control measures shall be in accordance with standards and specifications of the Luzerne Conservation District.
(3) 
Compliance with requirements of PA DEP. Stream channel construction shall conform to criteria established by the PA DEP.
Within any proposed major subdivision or major land development, if the water is to be provided by means other than by private wells, owned and maintained by the individual owners of the lots within the subdivision or land development, the developer shall present evidence to the Planning Commission 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. A copy of a certificate of public convenience from the Pennsylvania Public Utility Commission or an application for such certificate, a cooperative agreement or a commitment or agreement to serve the area in question, whichever is appropriate, shall be acceptable as evidence.
A. 
All major subdivisions and land developments shall be served by an approved public distribution system for water supply.
B. 
The plans for the installation of water lines of a public water supply shall be prepared by the developer with the cooperation of the applicable public water company or authority and submitted with the preliminary plans.
C. 
When a subdivision or land development is to be serviced by a centralized water supply system, fire hydrants shall be installed, with a required flow rate of 500 gallons per minute, at a pressure compliant with the most recent applicable standards of the National Fire Protection Code. The location and number of fire hydrants shall be determined on a case-by-case basis. Fire hydrants along any approved street shall not be more than 500 feet apart and connected to a water main not less than eight inches in diameter.
D. 
All suppliers of water to any proposed subdivision or land development shall be organized in such a fashion as to fall within the jurisdiction of the Pennsylvania Public Utility Commission. One copy of all correspondence, supporting documentation, application for permits, and certificates for operation submitted to the PA DEP and the Pennsylvania Public Utility Commission for the right to provide such services shall be forwarded to the Township as part of the public record. One copy of the permit issued by PA DEP and certificate of convenience issued by the Pennsylvania Public Utility Commission authorizing such services shall be forwarded upon receipt to the Planning Commission as part of the public record.
On-lot water systems, if permitted, shall be subject to the requirements of this section and subject to the design and construction requirements in accordance with the applicable criteria as set forth by the PA DEP. Any subdivision or land development which equals or exceeds 15 dwelling units and/or having a water consumption rate of 6,000 gallons per day, based upon complete build-out, shall be required to construct a centralized community water system. Each residential dwelling unit shall be deemed to have a water consumption rate of 400 gallons per day.
A. 
Aquifer test required.
(1) 
An aquifer test shall be required prior to the approval of a subdivision or land development plan representing three or more residential dwelling units, or a nonresidential use or uses which individually or collectively have an anticipated daily water usage demand of 1,200 gallons per day or more, which proposes to utilize an on-lot water system of any type.
(2) 
A residential use is hereby within the context of as normal household usage, based upon 400 gallons per day. Irrigation systems and open loop geothermal heating and are expressly not included within the context of as normal household usage.
(3) 
In addition to the aquifer test, any subdivision or land development that will exceed 6,000 gallons per day after complete build-out shall be required to construct a centralized community water system.
B. 
Aquifer test standards and procedures. No person shall propose the use of a public water supply system or individual wells for a development activity described in § 77-823A without following the requirements of this section and meeting the minimum requirements of § 77-823C.
(1) 
Test objective. The objectives of an aquifer test shall be one or more of the following:
(a) 
To obtain sufficient data for the calculations of aquifer performance, including the coefficients of transmissibility and storage, permeability, and specific yield.
(b) 
To determine the location and character of geologic boundaries.
(c) 
To ascertain the effects of well interference.
(2) 
Test standard. The aquifer test shall establish that the proposal well(s) is (are) capable of supplying potable water at the minimum rate of 400 gallons per day per dwelling unit or in the case of nonresidential use, the anticipated daily water flow, at a demand rate of not less than eight gallons per minute for one hour, either with or without the use of a storage system. The test shall also establish that no significant adverse impact will result to other existing wells.
(3) 
Test supervision and evaluation. The aquifer test shall be conducted under the supervision of a professional consultant with experience in geology or professional engineer, using testing procedures hereinafter set forth. The geologist or engineer shall be responsible for notifying the Township of the test. He or she will also summarize the test and its significance and make recommendations as to the suitability of the well or wells for the intended uses. The final report of the supervising person shall include an opinion as to whether the proposed use of the well will have an impact upon other existing wells in the immediate surrounding area. The supervising person shall provide the Township with a copy of all field notes and test results.
(4) 
Test method. The method for conducting the aquifer test shall be as follows: An aquifer test shall be conducted for a minimum of 12 hours at a constant rate of pumping. The pumped well shall be the one proposed for the specified development activity for which the test is conducted. Two observation wells which have hydraulic continuity with the pumped well are required. The preferred method of analysis of the aquifer test data is the nonequilibrium formula, although other methods are available and may be used. These include various methods of analysis of either the drawdown or recovery data.
(5) 
Collection of data. Data shall be collected in conjunction with the aquifer test as follows:
(a) 
Prior to the test:
[1] 
Collection of geologic data of the area to be tested, including well logs, if available.
[2] 
History of water level fluctuations in the area when available.
[3] 
The location, relative elevations and static water levels in the pumped well and the observation well or wells.
(b) 
During the test. A standard aquifer test field data sheet will be required for a pumped well and each observation well. The data sheet shall include columns for listing:
[1] 
Date.
[2] 
Elapsed time since pumping started/stopped (in minutes and seconds).
[3] 
Depth to water below land surface.
[4] 
Drawdown or recovery in feet and tenths.
[5] 
Observed discharge at specified intervals.
(c) 
Following the test. In accordance with recognized principles of well hydraulics, graphs shall be prepared to show time drawdown and time recovery for the pumped well and the observation wells. A distance drawdown graph will be required for anticipated rates of pumping. Computation of the coefficients of transmissibility and storage as well as the rate of pumping, time and drawdown are required as well as other data which may be considered necessary to satisfy the test objectives.
(6) 
If the Planning Commission determines that the water withdrawal could result in a significant negative impact upon existing water users, then as a condition of any development approval, the Planning Commission may require that the applicant commit in a legally binding manner to appropriate mitigation of the negative impacts. This mitigation may include, but is not limited to:
(a) 
A financial guarantee to fund a deeper well or a connection to a central water system for properties that experience significant negative impacts after the water withdrawal occurs.
(b) 
A permanent conservation easement placed on sufficient land areas to result in amounts of groundwater recharge that is equivalent to the amount of groundwater that is being withdrawn, or a legally binding commitment to reduce the amount of the water withdrawal during drought conditions.
C. 
Water quality test. A water quality test shall be conducted concurrently with any aquifer test required in § 77-823B of this chapter. Such tests shall be conducted by a certified laboratory. The quality of the water tested shall meet the minimum public health drinking water standards as set forth in the National Safe Drinking Water Regulations of the Environmental Protection Agency as it presently exists or may hereafter be amended, or be capable of treatment to attain said standard of quality.
D. 
Dry hydrants. When a subdivision or land development is to be serviced by an on-lot water system, with individual wells serving each lot, dry hydrants shall be installed that are connected to an underground water tank having a capacity of not less 15,000 gallons that is serviceable by a well. The design of all components shall be subject to the approval by the Planning Commission. The required number and locations of dry hydrants and underground tanks shall be determined on a case-by-case basis in relationship to number of dwelling units and area within a proposed development. In addition to the above requirements, a second well shall also be required for each underground tank for the purpose of refilling and maintaining a full water supply within each underground tank.
All subdivisions and land developments shall be served with a sewage system (either centralized or on-lot) which meet or exceed the applicable minimum design standards as set forth by the PA DEP. All proposed subdivisions and/or land developments shall require the preparation and submission of an appropriate Sewage Planning Module to DEP in accordance with Pennsylvania Code Title 25.
Unless stated otherwise, all terms used or referenced in this section shall have the meanings listed in the appendix to Article VIII titled:
"Definitions for Terms Included Within § 77-825."[1]
A. 
General requirements.
(1) 
The specifications and details of design and construction of all items of the sanitary sewer system to be constructed for every subdivision shall be in accordance with the latest requirements and standards for sewerage facilities of the PA DEP, and in accordance with the design standards established by the DAMA's rules and regulations.
(2) 
All construction work of the sanitary sewer system shall be completed under the inspection of DAMA. Construction work requiring inspection and testing backfilled without such approval or consent shall be uncovered, the cost of uncovering and replacing to be borne by the applicant or his contractor.
(3) 
Upon final inspection and acceptance by DAMA of the sanitary sewer system for the proposed subdivision, the complete sanitary sewer system including any treatment plant, if agreed to by DAMA, and all rights-of-way and easements for said system shall be dedicated to DAMA along with a maintenance bond provided for proper maintenance of said system as required by DAMA.
(4) 
The costs of all reviews and approvals by the DAMA Sanitary Engineer and all inspection required for all construction work for the sanitary sewer system for the proposed subdivision shall be paid by the applicant.
B. 
Sanitary sewer plan.
(1) 
Prior to the start of construction, the applicant shall furnish a sanitary sewer plan of the sewage collection system for the proposed subdivision for review and written approval by the Planning Commission and DAMA.
(2) 
Such sanitary sewer plan shall show the plan layout of all collection sewers, service laterals, building sewers (initial or future), connecting sewers and trunk sewers. Profiles of all collection sewers, connecting sewers and trunk sewers shall also be shown.
(3) 
The sanitary sewer plan shall show the location, size, slope, length, invert elevations (upstream and downstream at both manholes) of each length of collection sewer, connecting sewer, and trunk sewer; the location, length and elevation of the upstream end of each length of service lateral; and, where applicable, the location and size of building sewers and their relationship to septic tanks, seepage pits and of the tile fields. The sanitary sewer plan shall also show the elevation of manholes (tops and inverts) and buildings (the first floor and the basement floor). Descriptive bounds of all rights-of-way and easements shall be on the sanitary sewer plan or accompanying drawings.
C. 
Connection to DAMA sewer sanitary system and individual on-lot sewage disposal systems.
(1) 
The applicant of a proposed major subdivision or major land development which is located less than 350 feet from an existing DAMA sanitary sewer system shall be required to design, install and construct a sanitary sewage collection system in accordance with all applicable design specifications of DAMA, which shall be connected to the DAMA sanitary sewer system. The aforementioned distance shall be based upon a measurement representing the shortest distance along the center line of existing public rights-of-way measured from the point of connection at the perimeter of the proposed major subdivision or land development to the point of connection to the DAMA sanitary sewer system.
(2) 
If DAMA sanitary sewer system is not yet accessible, but is planned by DAMA for extension to the proposed major subdivision or land development, within a period of five years or less, from the date of initial presentation of said major subdivision or land development to the Planning Commission, a sanitary sewage collection system, complete with collection sewers, service laterals and with the service laterals capped in accordance with the specifications of DAMA, shall be installed by the applicant in addition to the installation by the applicant of temporary individual on-lot sanitary disposal systems. All collection sewers and capped service laterals required by the terms hereof shall be installed before the streets and roads shown in the preliminary plan are constructed.
(3) 
If DAMA's sanitary sewer system is greater than 350 feet from a proposed major subdivision or major land development, and if an extension to such system to a distance less than 350 feet from a proposed major subdivision or land development is not being planned by DAMA for a period of five or more years from the date of initial presentation to the Planning Commission, the Planning Commission shall allow the use of individual on-lot sewage disposal systems in place of capped sewers. The aforementioned distance shall be based upon a measurement representing the shortest distance along the center line of existing public rights-of-way measured from the point of connection at the perimeter of the proposed major subdivision or land development to the point of connection to the DAMA sanitary sewer system.
(4) 
If individual on-lot sewage disposal systems are approved, each lot shall have a primary and alternate on-lot sewage management program, approved by the Planning Commission and implemented by the applicant. All sales agreements or sales contracts for lots contained within the proposed major subdivision or land development shall contain specific language concerning the perpetual sewage management program and identify that all management services are to be performed by a third-party service provider who shall comply with the reporting requirements set by the Planning Commission and DAMA.
D. 
Treatment plant. If the developer must install a sewage treatment plant under § 77-825C(1), DAMA may agree to take title to the plant upon satisfactory completion of the project and operate the plant and sewer system, charging those connected to the system an appropriate service charge. If the applicant desires DAMA to take over ownership and operation of such a sewage treatment plant, the applicant must so state when submitting the sanitary sewer plans and sewage treatment plant plans to DAMA for approval.
E. 
Size and slope of sewers.
(1) 
Collection sewers shall be at least eight inches inside diameter and shall have a minimum slope of 0.40 feet per 100 feet (0.4%).
(2) 
Trunk and connecting sewers shall be of the size and slope shown on DAMA's sewerage system master plan and shall be at least eight inches inside diameter and shall have a minimum slope of 0.40 feet per 100 feet.
(3) 
Service laterals shall be at least four inches inside diameter and shall have a minimum slope of at least 1/8 inch per foot, and shall be downward in the direction of flow.
(4) 
Building sewers shall have a minimum slope of at least 1/4 inch per foot, and shall be downward in the direction of flow.
(5) 
When physically required in order to connect with the service lateral, the slope of the building sewer may be reduced to 1/8 inch per foot, but only with the permission of DAMA.
F. 
House connections.
(1) 
Capped service laterals shall be installed so that the capped end of the service lateral shall be at least four feet horizontal distance from the edge of any paved road so that future house connections shall not be placed under or within four feet horizontal distance from any paved road or driveway.
(2) 
All service laterals requiring capping shall be so capped and sealed to prevent the infiltration of water or any other liquids; and the capped ends of all service laterals shall be installed with a permanent location marking riser terminating one foot below the ground surface.
(3) 
Every individual house or building within the subdivision shall have a separate connection to the sewer system.
G. 
Manholes. Manholes of the type and dimensions shown and described on DAMA drawings and in accordance with DAMA's specifications shall be installed at the locations shown on the approved sanitary sewer plan and shall be installed at the end of each collection sewer, at all changes in slope or grade, at all changes in size or alignment, at all intersections of sewers, at all intersections of streets or roads, and at distances not greater than 400 feet.
H. 
Rights-of-way and easements. When it is necessary, due to natural drainage pattern and terrain, to install laterals, collection sewers, connecting sewers, or trunk sewers at locations not within the public right-of-way, then the subdivider shall obtain such rights-of-way or easements which shall have a minimum width of 40 feet for construction purposes and shall be established as permanent rights-of-way or easements with a minimum width of 20 feet for maintenance purposes. All such rights-of-way and easements shall be dedicated to DAMA by the subdivider and shall give DAMA the right to construct, lay and relay additional DAMA sanitary sewers or storm sewers, maintain and have access to and from the said rights-of-way or easements.
[1]
Editor's Note: Said appendix is included as on attachment to this chapter.
A. 
On-lot sewage systems, both individual and community sewage systems, shall be designed and constructed in accordance with PA DEP requirements under Title 25, Rules and Regulations, Part 1, Subpart C, Chapter 73, and any amendments thereto.
B. 
Prior to approval of preliminary plan, the Township Sewage Enforcement Officer shall submit a report to the Planning Commission regarding the site and soils investigation and analysis.
C. 
All systems utilizing subsurface disposal of sewage effluent (community sewage systems, as defined by 25 Pa. Code Chapter 73 of the PA DEP regulations) shall be designed and constructed in accordance with requirements of the aforesaid 25 Pa. Code Chapter 73 and any amendments thereto. A registered professional engineer employed by the applicant shall provide written certification that the existing or proposed facility has adequate capacity to satisfactorily treat the total projected sewage flow.
D. 
A sewage permit must be approved and issued by the Township Sewage Enforcement Officer prior to the start of any construction or development upon any lot within an approved subdivision or land development.
All subdivisions and land developments shall comply with the standards and requirements as set forth in Dallas Township Stormwater Management Ordinance.[1]
[1]
Editor's Note: See Ch. 72, Stormwater Management.
Easements shall be provided for all utilities, including but not limited to poles, wires, conduits, storm and sanitary sewers, water and heat mains, gas, electric power, telephone, cable TV and roadway embankments.
A. 
Location and width. With the exception of on-lot sewer laterals, utilities shall be located either within the public right-of-way or in easements centered on or adjacent to front, rear, or side lot lines. No structures or trees shall be placed over or within such easements. Such easements shall be minimum of 20 feet in width.
B. 
Underground installation. In developments of five or more lots or residential developments of five or more dwelling units electric, telephone, and all other utility facilities shall be installed underground. All existing and proposed utilities shall be shown on the preliminary plan. Prior to final plan approval, the developer shall be required to obtain a letter from each utility company providing service to the subdivision stating that it has entered into an agreement with the developer to provide for such a system. All underground utilities including laterals, service connections, etc., or provisions for the same shall be installed prior to the placing of the subbase material in areas where the utilities underlie the cartway.
C. 
Petroleum, gas and electric transmission lines:
(1) 
Where any petroleum, petroleum products, natural gas or electric transmission line traverses a subdivision or land development, the developer shall confer with the applicable transmission or distribution company to determine the minimum distance which the company requires between each structure and the center line of such transmission line. Prior to preliminary plan approval, the developer shall be required to obtain a letter from the transmission or distribution company stating that it has entered into an agreement with the developer establishing an easement through the tract and stating any conditions on the use of the tract and the easement width.
(2) 
Any company intending to install a petroleum, petroleum products or natural gas transmission line shall be required to construct such line on an easement at least 50 feet wide, and the line shall be located at the center of such easement. The installation shall comply with all applicable standards of the Pennsylvania Utilities Commission.
(3) 
A minimum distance of 25 feet, measured from the edge of the easement, shall be required between any proposed dwelling unit and any petroleum, petroleum products or natural gas transmission line which traverses a subdivision.
A. 
Drainage swales.
(1) 
The use of rock-lined swales shall be expressly prohibited, including but not limited to in any proposed right-of-way to be dedicated to the Township.
(2) 
Drainage swales shall not be located within the public right of way or upon any property intended to be offered for public dedication. Any drainage swales that are intended for private dedication, including but not limited to a homeowners' association, shall provide a maintenance plan and required funding of the same for approval by the Planning Commission. Drainage swales which are part of the stormwater management plan that have slopes of 8% or more shall be paved, and the Planning Commission may require the paving of drainage swales on less than 8% slopes.
B. 
Curbs.
(1) 
Curbs may be required on all streets and parking lots located within a major subdivision or major land development, both residential and nonresidential. Collector and arterial streets which do not require curbs shall have shoulders being 12 feet in width. Curbs or other drainage controls shall be installed to properly control surface drainage and protect the streets from erosion.
(2) 
Requirements for people with a physical disability. Where sidewalks are provided, all curbs shall be designed and constructed with barrier-free ramps at intersections. Said ramps shall not outlet onto a catch basin, and shall be located and designed in accordance with the most recent Americans with Disabilities Act (ADA)[1] regulations.
[1]
Editor's Note: See 42 U.S.C. § 12101 et seq.
(3) 
Curb type. Curbs shall be natural granite from a source approved by the Township. Provision shall be made for driveway access for each lot.
(4) 
Expansion joints. Expansion joints shall be constructed with three-quarter-inch premolded expansion joint material. Expansion joints shall be required at all obstructions.
C. 
Sidewalks.
(1) 
The Township shall require with conditions installation of sidewalks in any subdivision or land development where the evidence indicates that sidewalks are necessary for the public safety, including but not limited to both sides of all streets and parking lots located within multifamily and apartment building developments. Each property owner shall be responsible for the maintenance of sidewalks which border his or her property. Said responsibility for sidewalk maintenance shall be contained within each deed of a proposed subdivision. Sidewalk maintenance shall become the full responsibility of the homeowner that adjoins the sidewalk. Maintenance shall include removing and replacing a sidewalk that has been deemed dangerous or faulty by the Township.
(2) 
Sidewalks shall be constructed with Class AA concrete having a minimum strength of 3,750 PSI at 28 days. Minimum depth of sidewalks shall be five inches with a subbase of four inches. Where crossed by driveways, sidewalks shall be six inches minimum depth with a subbase of four inches. False joints shall be provided at maximum intervals of five feet and shall be at least 1/4 the depth of the concrete. Expansion joints shall be provided at all walls, poles, curbs, and other obstructions. All concrete shall be cured in accordance with the latest edition of PennDOT Specifications 408. Forms shall be removed no sooner than seven days after sidewalk concrete is poured. Sidewalks shall be sprayed with antispalling compound within 28 days after being poured.
D. 
Driveway access. The developer shall provide sufficient curb depressions at the time of original curb construction to permit driveway access to each lot. Where sidewalks are also required, the developer shall install a concrete transition apron between curb and sidewalk at each such depression concurrently with curb and sidewalk construction. Each property within a subdivision or land development shall contain a deed restriction which requires that all driveways onto a property shall be installed in full compliance with the required transition apron.
A. 
General. If a proposed subdivision includes land that is zoned for commercial or industrial purposes, the layout of the subdivision or land development with respect to such land shall make such provisions as the Planning Commission require.
B. 
A nonresidential subdivision or land development shall also be subject to all the requirements if site plan approval set forth in the Zoning Ordinance.[1] Site plan approval and nonresidential subdivision plan approval may proceed simultaneously at the discretion of the Board of Supervisors. A nonresidential subdivision shall be subject to all the requirements of this chapter as well as such additional standards required by the Planning Commission and shall conform to the proposed land use and standards established in the Comprehensive Plan and Zoning Ordinance.
[1]
Editor's Note: See Ch. 95, Zoning.
C. 
Standards. In addition to the requirements and standards in this chapter, which are appropriate to the planning of all subdivisions, the applicant shall demonstrate to the satisfaction of the Board of Supervisors that the street, parcel, and block pattern proposed is specifically adapted to the uses anticipated and takes into account other uses in the vicinity. The following principles and standards shall be observed.
(1) 
Proposed industrial parcels shall be suitable in the types of industrial or commercial development anticipated.
(2) 
Street right-of-way and pavement shall be adequate to accommodate the type and volume of traffic anticipated to be generated thereon.
(3) 
Special requirements may be imposed by the Planning Commission with respect to street, curb, gutter, and sidewalk design and construction.
(4) 
Special requirements may be imposed by the Planning Commission with respect to the installation of public utilities, including water, sewer, and storm drainage.
(5) 
Every effort shall be made to protect adjacent residential areas from potential nuisance from a proposed commercial or industrial subdivision, including the provision of extra depth in parcels backing on existing or potential residential development and provisions for a permanently landscaped buffer strip when necessary.
(6) 
Streets carrying nonresidential traffic, especially truck traffic, shall not normally be extended to the boundaries of adjacent existing and potential residential areas without provisions for a permanently landscaped buffer strip when necessary.