[Amended 11-10-2025 by Ord. No. 379]
A. 
Design and improvements. The design and physical improvements to the property being subdivided shall be provided, constructed, and installed by the subdivider as shown on the approved plan in accordance with the requirements of this chapter. If any provisions of this chapter are found to be unreasonable and cause undue and unnecessary hardship as they apply to a proposed subdivision, the Board of Supervisors may waive or vary the strict terms of such provisions. The criteria for the Board of Supervisors to apply in determining whether to waive or vary the strict application of a provision are:
(1) 
That there exist special physical circumstances or conditions which render the strict application of the requirements as undue unnecessary hardship.
(2) 
That the hardship created cannot be ameliorated by a reasonable change in plans.
(3) 
That the unnecessary or undue hardship has not been created by the applicant.
(4) 
That the waiver or varying of the strict terms of this chapter will not have the effect of nullifying the intent and purpose of this chapter.
(5) 
That the property cannot be reasonably developed without the waiver or the varying of the strict terms of this chapter.
(6) 
That the waiver or varying of the strict terms of this chapter will represent the minimum deviation that will afford relief and will represent the least modification possible of the regulations in issue.
B. 
Land requirements.
(1) 
All portions of a tract being subdivided shall be taken up in lots, streets, public lands or other proposed uses so that remnants and landlocked areas shall not be created.
(2) 
Reserve strips preventing access to lots, public rights-of-way, public lands, or adjacent private lands are prohibited.
(3) 
Applicants shall preserve, to the maximum extent feasible, trees, groves, waterways, scenic points, historic landmarks and other assets and landmarks significant to the community.
(4) 
Subdivisions and land developments shall be laid out so as to avoid the necessity for excessive cut or fill, as determined by the Harris Township Engineer.
(5) 
Land which the Board of Supervisors finds to be unsuitable for building purposes due to flooding, improper drainage, steep slope, rock formations, adverse earth formations or topography, utility easements, or other features which will 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 methods are formulated by the applicant and approved by the Board of Supervisors, upon recommendation of the Township Planning Commission and Engineer, to solve the problems created by the unsuitable land conditions. Such land shall be set aside for uses that shall not involve such a danger or shall be incorporated into other suitable lots.
(6) 
The following factors are to be considered as supplemental to the above sections and shall be shown on plans where applicable:
(a) 
Visual resources. Integration of visual resources within the development is to be shown. Visual resources are items that are reflective of the character of Harris Township and include but are not limited to:
[1] 
Hedgerows along edges of farm fields that have become established over time.
[2] 
Rights-of-way and cartways that have been established as farm lanes, paths, and other forms of access.
[3] 
Woodlot areas representing significant tree growth (tree size or age) or animal habitat locations.
[4] 
Trees, shrubs and vegetation on slopes of 15% or steeper that are beneficial to erosion control.
[5] 
Prominent knolls and hilltops.
(b) 
Cultural and historic resources. Cultural and historic resources of local heritage, state, and/or national importance shall be preserved wherever possible and integrated into the overall development. Applicants shall refer to "Historic Resources of the Centre Region" and "Harris Township Register of Historic Sites and Landmarks," as revised, as a guide for identifying buildings, sites, and landmarks of local heritage, state, and/or national importance.
(c) 
Hydric soils as identified in the Centre County Soil Survey, 1981, as amended.
(d) 
Prime agricultural soils, Classes I and II, in an open/cleared condition, from both the Centre County Soil Survey, 1981, and the 1990 Land Use Survey and subsequent updates of both documents.
(e) 
Properties participating in the State Agricultural Conservation Easement Program or are part of an Agricultural Security Area, Clean and Green Program, Farmland Preservation Trust, Pennsylvania State Forest Stewardship Program, or any formal conservation easement program.
(7) 
Design requirements. All portions and sides of non-residential buildings abutting an arterial street that have walls visible from a street shall be surfaced with the same and/or compatible materials as are used on the designated fronts of the buildings. Site plan elevation drawings shall be required for all visible surfaces and shall include a description of the exterior surface building materials. All rooftop mechanical systems shall be screened by fencing or other means.
A. 
Relationship with other plans and ordinances. The location of all streets shall conform to the Official Map or Comprehensive Plan adopted by the Township.
B. 
Dedication of private streets. Dedication of any street is permitted only if it is totally accessible via a public street and meets the design standards of this chapter. Private streets are permitted only if the Township Engineer certifies that the proposed street has sufficient right-of-way width, grade, and other conditions which will make future construction possible in accordance with Township standards; and that the subdivider submits, prior to preliminary approval, to be recorded with the plan, a copy of an agreement made with the Board of Supervisors on behalf of his heirs and assigns establishing the conditions under which the street may later be offered for dedication, stipulating, among other things, that:
(1) 
The private street, unless or until built to Township standards, shall provide sole access for no more than five units and shall be surfaced with a hard material sufficient to ensure a mud-free or otherwise permanently passable condition.
(2) 
The street shall conform to the Township standards or that the owners of the abutting lots include with the offer of dedication sufficient funds, as estimated by the Township Engineer, to restore the street to conformance with the Township standards prior to dedication.
(3) 
Any offer to dedicate the street shall be made only for the street as a whole.
(4) 
The method of assessing repair costs prior to dedication shall be as stipulated in the agreement.
(5) 
Should dedication be proposed, agreement by owners of 51% of the front footage thereon shall be binding on the owners of the remaining lots.
C. 
Street layout. Residential streets shall be so laid out as to discourage through traffic. The arrangement of streets shall provide for the continuation of existing or recorded streets. Streets shall be related appropriately to the topography, arranged to obtain usable building sites with as many as possible located at or above the street grade. Grades of streets shall conform as closely as possible to the original topography, and a combination of steep grades and curves shall be avoided.
D. 
Street names. Proposed streets which are obviously aligned with others existing and named shall bear the names of the existing streets.
(1) 
In no case shall the name of a proposed street duplicate or approximate phonetically existing or recorded street names in the Centre Region, or approximate such names by the use of suffixes such as "lane," "way," "drive," "court," or "avenue."
(2) 
All street names shall be subject to the approval of the Board of Supervisors.
(3) 
All house numbers shall be assigned and approved by the Zoning Officer prior to filing the plan for final approval.
E. 
Access to arterial streets. Where a subdivision or land development borders on or contains an existing or recorded arterial, the Board of Supervisors may require that access to such streets be limited by one of the following means:
(1) 
The subdivision of lots so as to back onto the arterial and front onto a parallel local or collector street; no access shall be provided from the arterial.
(2) 
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 abutting the arterial.
(3) 
A marginal-access road constructed parallel to the arterial right-of-way meeting all applicable standards contained herein.
F. 
Access through adjacent municipalities. Whenever access to a subdivision or land development is required to cross land in another Township, assurance shall be provided that such access shall be permitted by the adjacent Township. The street shall be adequately improved for access through agreement between the property owner and the adjacent Township prior to final approval of the plan.
G. 
Slope along banks. Along streets, the slope of earthen banks, measured perpendicular to the street center line, shall be no steeper than a 1:3 vertical-horizontal measurement for fills and a 1:2 vertical-horizontal measurement for cuts.
H. 
Other streets. Unless otherwise stated, all standards for local streets shall apply to alleys and marginal-access streets.
I. 
Street widths. Minimum street right-of-way and cartway widths are detailed in Subsection V of this section.
(1) 
Right-of-way and cartway widths in excess of those shown in Subsection V of this section may be requested by the Board of Supervisors for the purpose of promoting the public safety and convenience, or to provide additional parking in commercial and industrial areas and in areas of high-density residential development.
(2) 
Where a subdivision abuts an existing street with a right-of-way less than that required herein, the subdivider shall expand such in an amount equal to 1/2 the difference between the existing right-of-way width and that required herein. Where a subdivision contains an existing street with a right-of-way width less than that required herein, that subdivider shall expand such equally on each side in an amount necessary to meet the standards contained herein.
J. 
Street grades.
(1) 
There shall be a minimum center-line grade of 1%.
(2) 
Center-line grades shall not exceed the following: local streets, 10%; collector streets, 8%; and arterial streets, 6%.
(3) 
Exceptions. The maximum grade at any intersection or cul-de-sac turnaround shall not exceed 1%. Intersections shall be approached on all sides by a straight leveling area, the grade of which shall not exceed 4% within 50 feet of the intersection of the nearest right-of-way lines.
K. 
Horizontal curves.
(1) 
Whenever street lines are deflected more than 5°, connection shall be made by horizontal curves.
(2) 
The minimum radius of horizontal curves shall be 100 feet for local streets, 200 feet for collector streets, and 300 feet and 500 feet for secondary and primary arterials, respectively.
(3) 
The minimum length of tangents between reverse curves shall be 100 feet for local, 150 feet for collector streets, and 300 feet for arterial streets.
L. 
Sight distance.
(1) 
The following shall be minimum stopping sight distances considering a driver's eye level at 3.5 feet above grade: local streets (30 mph maximum speed), 200 feet; collector streets (40 mph maximum speed), 325 feet; arterial streets, as required by the Township and other applicable state and federal agencies. Sight distances for other speed limits shall be computed according to the PennDOT Design Manual, Part 2, most recent edition. All sight distance computations shall be submitted with the plan.
(2) 
At intersections, all earth banks and vegetation shall be cut and removed when such will impede vision between a height of 2 1/2 and 10 feet above the center-line grades of the intersecting streets and within an area bounded by the street right-of-way lines of such corner lots and a line joining points on these street right-of-way lines 25 feet from their intersection. All intersection sight distances shall be in accordance with PennDOT Design Manual, Part 2, most recent edition. All sight distance triangles shall be shown on the plans, and sight distance computations shall be submitted with the plan.
M. 
Intersections.
(1) 
Cartways shall intersect at a 90° angle for a minimum of 50 feet from the intersection.
(2) 
No more than two streets shall intersect at the same point.
(3) 
Wherever possible, local streets shall not intersect directly with arterial streets but shall be linked by means of a collector street.
(4) 
Wherever possible, intersections of two streets on opposite sides of a street shall be cross intersections. Any street intersecting with a local street shall be located no closer than 200 feet from another street intersecting the same local street; any street intersecting with a collector street shall be located no closer than 300 feet from another street intersecting the same collector street; and any street intersecting with an arterial street shall not be located closer than 1,000 feet from another street intersecting the same arterial street, regardless of whether the two intersecting streets are on the same side or on opposite sides of said local, collector or arterial street (except where the intersected street has an unbroken median barrier). Distances shall be measured from the center line of the two intersecting streets along the center line of said local, collector, or arterial street.
(5) 
Street curb intersections where curbs are installed shall be rounded by a tangential arc with a minimum radius of 20 feet for intersections involving only local streets, 30 feet for all intersections involving a collector street, and 40 feet for all intersections involving an arterial street.
N. 
Alleys. Alleys are prohibited in developments of single-family detached residences, but may be permitted in other types of development, provided the applicant produces evidence satisfactory to the Board of Supervisors of the need for such alleys, and provided these are not primary means of access.
O. 
Culs-de-sac and dead-end streets.
(1) 
Dead-end streets are prohibited unless designed as permanent cul-de-sac streets or for future access to adjoining properties as stipulated in Subsection O(2) of this section. The Board of Supervisors may require extension of a proposed cul-de-sac to permit access to adjacent property or to connect such street with an adjoining existing or proposed street.
(2) 
Any street dead-ended for access to an adjoining property or because of authorized stage development shall be provided with a temporary, all-weather cul-de-sac, within the subdivision, and the use of such cul-de-sac shall be guaranteed to the public until such time as the street is extended. The plan shall note that land outside the normal street right-of-way shall revert to abutters whenever the street is continued.
(3) 
The center-line grade on a cul-de-sac street shall not exceed 10%.
(4) 
The Board of Supervisors may require the reservations of easements sufficient to accommodate drainage facilities, pedestrian traffic, or utilities from the cul-de-sac to adjoining lands.
P. 
Half streets. Half streets will not be permitted. Where an existing half street is adjacent to a proposed subdivision or land development, the other half of the street shall be improved by the subdivider in accordance, wherever possible, with the standards of this chapter.
Q. 
Paving. Streets must be surfaced to the grades and dimensions shown on the plans, profiles, and cross sections approved by the Board of Supervisors. All streets intended to be dedicated for public use shall be paved to full cartway width, and paving materials and methods of construction for cartways and shoulders shall conform to Township standards or applicable standards of the Pennsylvania Department of Transportation.
(1) 
All property pins or monuments removed, destroyed, or altered by construction shall be accurately replaced in accordance with the approved plan.
(2) 
After the street has been constructed and before such streets are dedicated, the earthen areas between the shoulders or curbs and the right-of-way line shall be finish-graded and seeded with grass or other appropriate vegetation to prevent erosion.
R. 
Curbs and gutters. Curbs and gutters shall be installed along both sides of all streets when such are necessary to control runoff and erosion, stabilize cartway edges, enhance public safety, or continue an existing curb or gutter to the next intersection. No portion of the required cartway shall be covered with curbs or gutters. Curbs and gutters shall be either plain cement concrete or slip form mountable concrete as detailed herein.
S. 
Sidewalks. Sidewalks shall be installed within the right-of-way of proposed streets as follows: along one side of all local streets and collector streets; along both sides of all arterial streets.
(1) 
The minimum width of all sidewalks shall be five feet. There shall be a minimum five-foot-wide planting strip of grass between the curb or shoulder and the sidewalk which may be used for the location of the underground utilities, streetlights, street signs, and trees.
(2) 
The grades and paving of the sidewalks shall be continuous across driveways except in nonresidential and high-density residential developments and in certain other cases where heavy traffic volume dictates special treatment.
(3) 
All other applicable standards of this chapter shall apply to the construction of sidewalks.
(4) 
Sidewalks shall be laterally pitched at a slope not less than 1/8 inch per foot to provide for adequate surface drainage.
(5) 
At corners and pedestrian street crossings, sidewalks shall be extended to the curbline with an adequate apron area for anticipated pedestrian traffic and curb cuts and ramps for wheelchairs designed in accordance with state and/or federal standards.
(6) 
Sidewalks shall not exceed a 7% grade. Steps or a combination of steps and ramps shall be utilized to maintain the maximum grades, where necessary. Where sidewalk grades exceed 5%, a nonslip surface texture shall be used.
T. 
Street signs. The applicant shall install street name and traffic control signs required by Harris Township at all street intersections. Street name signs which differ from the design of conventional municipal signs may be permitted, provided the design and size is approved by the Board of Supervisors, all costs are borne by the applicant, and such are installed prior to final approval of the plan.
U. 
Streetlights. When deemed necessary by Harris Township for the promotion of public safety, or when desired by the applicant, the applicant shall cause to be installed, at the applicant's expense, streetlights adequate for the area and type and intensity of use. Such installation shall be in accordance with a plan prepared by the applicant's engineer and approved by the electric utility provider in consultation with the Township Engineer. The applicant shall be responsible for all costs involved in lighting the streets until such time that the streets are accepted as public streets by the Township.
V. 
Road design standards. The street construction standards contained herein are minimum standards, which are adequate to provide safe, durable roads for all streets within the Township. Designs in excess of these standards could be required when conditions warrant. Design criteria to be used shall be as given in Subsection V(4), Reference standards, of this section, and construction methods shall comply with the latest edition of PennDOT Specifications, Publication 408.
(1) 
All streets, whether designed or developed under the following standard criteria, must be reviewed and approved by the Township Engineer.
(2) 
Streets on the state or federal system must be designed to the specification required by the appropriate agencies, these standards notwithstanding.
(3) 
Standards for pedestrian circulation and stormwater management are not included herein.
(4) 
Reference standards. The following reference standards were used to develop and are made a part of these standards. The latest edition after the date listed shall be implied as the one to be used.
(a) 
Pennsylvania Department of Transportation (PennDOT):
[1] 
Design Manual Part 2, Highway Design, Publication 13, latest edition.
[2] 
Guidelines for Design of Local Roads and Streets, Publication 70, latest edition.
[3] 
Pavement Policy Manual, Publication 242, latest edition.
[4] 
Roadway Specifications, Publication 408, latest edition.
[5] 
Roadway Construction Standards (RC 0-99 Stds.), 1994, latest edition.
(b) 
American Association of State Highway and Transportation Officials (AASHTO):
[1] 
A Policy on Geometric Design of Highways and Streets (AASHTO "Green Book"), latest edition.
[2] 
AASHTO Guide for Design of Pavement Structures, latest edition.
(5) 
Street classifications. Streets shall be classified as arterial, collector, local, and private. The Township shall determine final classification of any Township street. For this standard, general classification shall be by the following:
Rural Area System
Interstate/other limited-access freeways
1.
Provide limited-access facilities
Arterials
1.
Serve statewide or interstate travel
2.
Serve all urbanized areas
3.
Provide integrated movements without stub connections
4.
Link cities, larger towns, and other traffic generators
5.
Provide integrated interstate and intercounty service
6.
Spaced at proper intervals consistent with population density
7.
Corridor movements consistent with four through six with greater trip lengths and travel densities than those served by rural collector or local systems
Major collectors
1.
Provide service to county seats, larger towns, and other traffic generators
2.
Connect routes of higher classification
3.
Serve intercounty travel corridors
4.
Spaced at intervals to collect traffic from local roads
5.
Provide services to remaining smaller communities
6.
Link local traffic generators with rural hinterland
Local streets
1.
Provide access to land adjacent to collector network
2.
Serve travel over relatively short distances
3.
Constitute all rural mileage not classified in one of the higher systems
NOTE: A "private road" shall be any road not proposed for dedication that serves as the sole means of access for more than one but not more than five dwellings.
(6) 
Width, length, and layout requirements. Street widths shall be as described in the street standards table herein. Other requirements shall be as described in this chapter. All sight distances shall meet the requirements of the PennDOT Design Manual, Part 2.
W. 
Culs-de-sac.
(1) 
Cul-de-sac cartway and right-of-way widths shall be the same as local street widths.
(2) 
Cul-de-sac radius shall be a 35-foot cartway and 50-foot right-of-way.
(3) 
Cul-de-sac streets, permanently designed as such, shall not exceed 750 feet in length. Cul-de-sac streets in excess of 750 feet in length, but not longer than 1,500 feet in length, may be considered by the Township, provided the following conditions are met:
(a) 
Public streets in areas serviced by public water:
[1] 
Provide hydrant spacing as required herein.
[2] 
ADT[1] of cul-de-sac shall not exceed 200 vehicles per day.
[1]
Editor's Note: Average daily traffic (ADT).
[3] 
Provide calculations prepared by a professional engineer certifying that proposed hydrants will provide minimum pressure and flow as required by NFPA standards, latest edition.
[4] 
Provide boulevard-style entrance for cul-de-sac streets serving side cul-de-sac streets. The length of the boulevard-style street shall extend from the beginning of the main cul-de-sac street to the furthest side of the cul-de-sac street. Each travel lane of the boulevard shall be at least 16 feet wide.
[5] 
Plans shall include a note indicating that increase of the cul-de-sac length to accommodate further subdivision of the lots served by the cul-de-sac shall be prohibited.
[6] 
In the case that minimum hydrant pressure and/or flow, according to current NFPA standards, cannot be achieved, structures on lots so affected shall install an approved automatic fire sprinkler system in accordance with NFPA and applicable Building Code standards.
(b) 
Public streets in areas not served by public water:
[1] 
ADT[2] of proposed cul-de-sac street shall not exceed 200 vehicles per day.
[2]
Editor's Note: Average daily traffic (ADT).
[2] 
Provide boulevard-style entrance for cul-de-sac streets serving side cul-de-sac streets. The length of the boulevard-style street shall extend from the beginning of the main cul-de-sac street to the furthest side of the side cul-de-sac street. Each travel lane of the boulevard shall be at least 16 feet wide.
[3] 
Plans shall include a note indicating that increase of the cul-de-sac length to accommodate further subdivision of the lots served by the cul-de-sac street shall be prohibited.
[4] 
Water supply requirements for fire-protection purposes, as listed in § 11-4.13C(1) and (2) of this chapter, shall apply to all subdivision and land development plans.
(c) 
Private streets:
[1] 
ADT[3] of proposed cul-de-sac street shall not exceed 50 vehicles per day.
[3]
Editor's Note: Average daily traffic (ADT).
[2] 
Street shall be constructed in accordance with Harris Township standards for private streets.
[3] 
A hydrant shall be provided at the entrance of the private street when public water is located within the adjacent public right-of-way of the connecting Township street.
[4] 
Plans shall include a note indicating that increase of the cul-de-sac length to accommodate further subdivision of the lots served by the cul-de-sac street shall be prohibited.
X. 
(Reserved)
Y. 
Cross section and design for public streets.
(1) 
Pavement design may be required for streets to be dedicated to the Township. The determination of when a pavement design will be required shall be made by the Township Engineer in either the sketch plan or preliminary plan stage and will be based upon area soils and the functional classification and anticipated use of the proposed streets.
(2) 
The minimum pavement sections shown below shall be used whenever a pavement design is not required or when the pavement design yields a lesser pavement section.
(3) 
All pavement design for Township streets must comply with PennDOT or AASHTO criteria according to the standards referenced herein.
(4) 
All pavement designs not based on standard tables and details shall consider a 20-year design life accommodating school bus, commercial bus, and other traffic as may reasonably be expected.
(5) 
Designs for bridges or other special structures shall meet PennDOT requirements as referenced.
Z. 
Street construction criteria.
Street Construction Criteria
Arterials
Collectors
Locals
ID-2 wearing course* (inches)
3.5**
3.5**
1.5
Bituminous concrete base course* (inches)
4
4
4.5
2A stone subbase* (inches)
6
6
6
Cartway width w/curb (feet)
26
24
20
Cartway width w/shoulders (feet)
24 minimum (12 per lane)
24
20
Pavement out to out width, concrete curb with gutter
27 feet, 4 inches
27 feet, 4 inches
27 feet, 4 inches
Pavement out to out width, concrete curb
27 feet, 4 inches
27 feet, 4 inches
27 feet, 4 inches
Shoulder width (feet)
8
6
4
Pavement cross-slope (percent)
3% minimum
3% minimum
3% minimum
4.5% maximum
4.5% maximum
4.5% maximum
Shoulder cross-slope (percent)
6%
6%
6%
Parking lanes (add widths to those shown above) (feet)
10
10
8
Right-of-way (feet)
100 primary
70 secondary
60
50
NOTES:
*
Minimum depths unless approved by Township Engineer.
**
For arterials and collectors, wearing course can be 1 1/2 inches ID-2 wearing and 2 inches ID-2 binder course.
***
See additional width and right-of-way information elsewhere herein.
(1) 
Pavement design submission. Standard cross sections or pavement tables may not be used in any of the following circumstances unless proof of their applicability is submitted to the Township Engineer, including testing of the subgrade soils by a certified laboratory and design computations by a registered professional engineer:
(a) 
Areas of hydric or hydric component soils, as shown in the Soil Survey for Centre County and listed by the Centre County Conservation District.
(b) 
Areas of soils with a unified classification of OL, MH, CH, and OH as shown and listed in the Soil Survey for Centre County. Soils classified as CL or ML may be acceptable upon prior consultation with the Township Engineer or certification of adequacy by a registered engineer with geotechnical expertise.
(c) 
Areas of soils with a CBR value less than five.
(d) 
Proposed streets expecting significant industrial traffic such as tractor trailers, quarry trucks, logging trucks, etc.
(e) 
Proposed streets with a projected daily design ESAL exceeding 16 for a local street and 35.5 for a collector or arterial street.
(f) 
Areas of proposed cuts/fills with slopes steeper than 2:1 horizontal to vertical.
(2) 
Pavement design accessory regulations.
(a) 
The least suitable soil on the site shall be considered against the above standards for street design for the entire site unless the street is designed in segments for different soil areas and the requirements for each soil type are met. Suitable transition pavement cross sections between segments must be designed by a registered professional engineer.
(b) 
In areas of rock or strong subbase, the developer may wish to submit an alternate pavement design which is less than the standard cross section provided herein. All such designs must be completed by a registered professional engineer with expertise in pavement design and shall meet PennDOT standards and width and all other design criteria listed above. Suitable testing of the subbase by a certified laboratory shall be submitted with the design.
(c) 
Where it is proposed to use a street prior to the placement of the wearing course, the base course of the street must be structurally designed to support all anticipated loads.
(d) 
For new subdivisions, shoulders on local and collector streets shall be permitted only in residential zoning districts. Shoulders on major streets shall be permitted where the Township, at its discretion, deems them to be acceptable.
(e) 
Parking lanes shall be provided where required by the Township. Thickness requirements for parking lanes shall be the same as the thickness requirements for the cartway. Refer to § 11-4.2Z, Street construction criteria, for width requirements.
(f) 
Required right-of-way widths shall be in accordance with those listed in § 11-4.2Z, Street construction criteria, for width requirements.
(g) 
Bicycle lanes shall be installed where deemed to be necessary by the Township.
(h) 
Drainage for public streets shall meet the requirements of the PennDOT Design Manual, Part 2, Chapter 10, and Chapter 13, Stormwater Management, of the Code of the Township of Harris.
(3) 
Private streets.
(a) 
The minimum width of a private street shall be 16 feet.
(b) 
The minimum length of a private street shall be as determined in Subsection V(6) of this section.
(c) 
If the private road is to remain unpaved, the minimum construction specification shall include removal of topsoil and compaction of subgrade with rolling equipment, placement of filter fabric to manufacturer's specifications (fabric to be Retmay Typar 3401 or the equivalent) at the discretion of the Township Engineer, and placement and compaction by roller of nine inches of well-graded, durable crushed stone.
(d) 
If the private road is to be paved, the minimum construction specification shall include removal of topsoil and compaction of subgrade with rolling equipment, placement and compaction by roller of six inches of well-graded, durable crushed stone, and placement and compaction of four inches of asphalt. (Pavement section to include base course and wearing course.)
(e) 
Either paved or unpaved construction specification may be altered if the street is designed by a registered professional engineer based upon site soil condition and the design is reviewed and approved by the Township Engineer. The design method must follow the procedures recommended by PennDOT, AASHTO, or the Asphalt Institute.
(f) 
Construction shall not take place during prolonged wet periods or when the subgrade is excessively wet or frozen.
(g) 
Adequate drainage must be provided to convey upslope runoff along and away from the street. Drainage for a private street shall be part of the stormwater management plan for the entire site and shall meet the requirements and criteria for Chapter 13, Stormwater Management, of the Code of the Township of Harris. When the private street is the only drainage consideration for the site, the culvert and channels must be designed by accepted standards. Culverts shall be located at low points in the road profile and at the following minimum distances where no low points are encountered:
Road Grade
(%)
Minimum Culvert Spacing
(feet)
Up to 3%
500
3% to 4%
400
4% to 5%
350
5% to 6%
300
6% to 8%
250
8% to 11%
200
11% to 14%
150
Over 14%
100
(h) 
All culverts and roadside channels shall be maintained periodically to correct erosion and collected debris problems. If periodic review of channels indicates continuous erosion, the channel shall be lined with rock or other suitable material.
(i) 
Upon inspection, the Township may notify the owner that a private street and/or its drainage facilities are in need of repair or maintenance. If this work is not completed within a reasonable time, the Township may perform the work and bill the owner for the costs of materials and labor.
AA. 
Road construction standards. All construction specifications and details for construction shall be submitted to the Township Engineer for review and approval prior to approval of any plan. All construction materials, equipment, procedures, and methods shall conform to the requirements of the PennDOT Specifications, Publication 408, unless specifically stated otherwise in these specifications.
(1) 
Subgrade.
(a) 
Refer to PennDOT Specifications, Section 210.
(b) 
All borrow material shall have, at a minimum, bearing capacity equal to other soils at the site.
(c) 
Subgrade construction.
[1] 
Form the roadbed to the established subgrade elevation, both longitudinally and in cross section, and compact to a minimum of 98% of maximum dry density as determined by PTM 106.
[2] 
Completed subgrade shall be maintained and protected in advance of the succeeding operation. Prior to placement of pavement structure, promptly and satisfactorily reshape and recompact, or remove and replace, damaged or unsatisfactory areas.
[3] 
Correct all surface irregularities exceeding 1/2 inch by loosening the surface and removing or adding material as required. Compact the corrected area and surrounding surface by rolling.
(d) 
Subgrade approval.
[1] 
The subgrade shall be approved by the Township prior to the placement of the subbase.
[2] 
For streets to be dedicated to the Township, the developer's contractor shall conduct a proof roll of the subgrade in the presence of the Township Engineer, using a fully loaded tri-axle truck. The contractor shall repair all unacceptable areas as marked by the Township Engineer. Repairs may include reworking of existing materials or the replacement of unacceptable material with acceptable foreign borrow.
(2) 
Subbase.
(a) 
Refer to PennDOT Specifications, Section 350.
(b) 
Subbase material shall be Type C or better, No. 2A, as specified in PennDOT Specifications, Section 703.2.
(c) 
Subbase construction.
[1] 
Subbase shall be placed on a prepared subgrade as specified herein. Subbase material shall not be placed on soft, muddy, or frozen areas. Correction or unsatisfactory subbase conditions shall occur prior to base and paving operations by scarifying, reshaping, and recompacting, or by replacement if so directed.
[2] 
Subbase shall meet the same compaction and grade control requirements as stated herein. Where the material is too coarse to use the compaction method stated, determine compaction based upon nonmovement of the material under the compaction equipment.
[3] 
Subbase shall be approved by the Township before placing base material.
[4] 
Developer shall provide compaction and density testing in accordance with PennDOT Specifications, Section 350.3.
(3) 
Bituminous concrete base course (BCBC).
(a) 
Refer to PennDOT Specifications, Section 305.
(b) 
Bituminous material shall be asphalt cement Class AC-20 as specified in PennDOT Specifications, Section 702. Aggregates shall conform to PennDOT Specifications, Section 305.2.
(c) 
Construction shall meet the requirements of PennDOT Specifications, Section 305.3. BCBC shall be approved by the Township prior to placement of the wearing course.
(d) 
Developer shall provide compaction and density testing in accordance with PennDOT Specifications, Section 401.3.
(4) 
ID-2 bituminous binder course.
(a) 
Refer to PennDOT Specifications, Section 421.
(b) 
Material shall conform to PennDOT Specifications, Section 421.
(c) 
Construction shall meet the requirements of PennDOT Specifications, Section 421.3. Binder course shall be approved by the Township prior to placement of the wearing course.
(d) 
Developer shall provide compaction and density testing in accordance with PennDOT Specifications, Section 401.3.
(5) 
ID-2 bituminous wearing course.
(a) 
Refer to PennDOT Specifications, Section 420.
(b) 
Material shall conform to PennDOT Specifications, Section 420.2a, b and c. Skid resistance level shall be as required by the PennDOT Design Manual, Part 2, Publication 13.
(c) 
Construction shall conform to PennDOT Specifications, Section 401.3. A tack coat shall be applied to the surface of any pavement that has been in place for more than seven days prior to placement of subsequent course.
(d) 
Developer shall provide compaction and density testing in accordance with PennDOT Specifications, Section 401.3.
(6) 
Curb and curb gutter.
(a) 
Plain cement concrete curb and gutter.
[1] 
Refer to PennDOT Specifications, Sections 630 and 641.
[2] 
Material shall conform to PennDOT Specifications, Section 630.2 for plain cement concrete curb, and Section 641.2 for plain cement concrete curb gutter.
[3] 
Construction shall conform to PennDOT Specifications, Section 630.3 for plain cement concrete curb, and Section 641.3 for plain cement concrete curb gutter.
(b) 
Slip form mountable concrete curb.
[1] 
Refer to PennDOT Specifications, Section 633.
[2] 
Materials.
[a] 
For concrete curb, PennDOT Class A concrete (3,300 psi at 28 days); for concrete curb gutter, PennDOT Class AA concrete (3,750 psi at 28 days), except with a maximum slump of 1 1/2 inches. Mix design for the concrete must be approved by the Township before the placement of any curb. Note: admixtures may be used to improve work ability with the approval of the Township.
[b] 
Concrete curing compound: refer to PennDOT Publication 408, Section 711.2(a).
[c] 
Longitudinal joint sealer: refer to PennDOT Publication 408, Section 430.2(a).
[3] 
Construction.
[a] 
Use curb detail as specified herein.
[b] 
Broom surface before placing curb. Wet broom if necessary at the direction of the Township Engineer or inspector to remove all dirt and foreign materials.
[c] 
Contraction joints: refer to PennDOT Publication 408, Section 630.3(e).
[d] 
Cure curb in accordance with PennDOT Publication 408, Section 501.3(k).
[e] 
Provide cones, barricades, or other acceptable method to protect curb for a seven-day period.
[f] 
Backfill behind curb no sooner than seven days and no later than 14 days after the curb has been placed.
[g] 
If wearing course is not to be placed within 30 days, seal along the curb and street surface.
[h] 
Curb must be installed using an automatic grade control curb machine approved by Harris Township.
[i] 
After placement of wearing course, apply six-inch-wide sealant uniformly and continuously along the entire face of the curb in accordance with PennDOT Publication 408, Section 401.3(j)3.
[4] 
Testing (for curb, curb gutter, and nonmountable curb).
[a] 
Developer shall provide testing for the following items, to be witnessed by the Township Engineer or inspector:
[i] 
Air entrapment, in accordance with mix design and PennDOT Publication 408, Section 704.3(e)1.
[ii] 
Slump, in accordance with PennDOT Publication 408, Section 704.3(e)1.
[iii] 
Cylinders.
[A] 
Fifty cubic yards or less: six cylinders.
[B] 
More than 50 cubic yards: six cylinders from first batch and six cylinders from last batch.
[C] 
Township Engineer or inspector has the option to require additional cylinders to be taken at his discretion.
(7) 
Type 3 shoulder.
(a) 
Refer to PennDOT Specifications, Section 653.
(b) 
Material shall conform to PennDOT Specifications, Section 653.2.
(c) 
Construction shall conform to PennDOT Specifications, Section 653.3.
(8) 
Sidewalks.
(a) 
Refer to PennDOT Specifications, Section 676.
(b) 
Material shall conform to PennDOT Specifications, Section 676.2.
(c) 
Construction shall conform to Section 676.3, except that aggregate for bed shall be a four-inch-deep foundation.
BB. 
Inspection.
(1) 
The Township Engineer shall be notified 72 hours prior to construction of any public or private street so that a site inspection can take place. Costs for the reviews and inspections are the responsibility of the owner/developer.
(2) 
The contractor shall not, under any circumstances, proceed with subsequent stages of construction until authorization to proceed has been granted by the Township.
CC. 
Maintenance guarantee. The owner shall provide the Township with a performance bond or agreement guaranteeing the performance of all aspects of the newly constructed street and appurtenances for a period of 18 months from completion of the project. The Township will not accept any responsibility for maintenance of the street, drainage facilities, or appurtenances until the same have been officially accepted by ordinance.
DD. 
Acceleration, deceleration, and turning lanes.
(1) 
Deceleration or turning lanes may be required by the Township along existing and proposed streets as determined by a traffic impact study required by this section or where the Township can justify the need.
(2) 
Deceleration lanes shall be designed according to PennDOT standards.
(3) 
Acceleration lanes are only required when indicated as needed by a traffic impact study. The design shall be as per the recommendation of the Township Engineer. A paved taper for right-hand turns may be required.
EE. 
Driveways.
(1) 
Driveways to single-family lots shall adhere to standards contained in Chapter 12, Zoning, of the Code of the Township of Harris.
(2) 
Shared driveways for multifamily development.
(a) 
All entrance drives serving two to four dwelling units may be designed to private road standards unless future development of the site is planned.
(b) 
All entrance drives serving five or more dwelling units shall be laid out to conform to the design, service, and access standards established in this chapter for local streets.
(c) 
All entrance drives which may be expected to convey greater than 1,000 ADT[4] shall be laid out to conform to the minimum design, service, and access standards specified in this chapter for collector streets.
[4]
Editor's Note: Average daily traffic (ADT).
FF. 
Roadway hazard areas. Streets shall be laid out to avoid hazard areas such as floodplains, cliffs, steep slopes, or large ravine. A secondary means of access to a higher-order street which does not traverse the same hazard areas shall be provided when one of the access streets into a subdivision of more than 20 dwellings units crosses through a hazard area.
GG. 
Signage and signalization. The developer shall provide all necessary roadway signs and traffic signalization as may be required by the Township, based upon Township standards, state standards, and traffic impact studies, if required.
HH. 
Construction standards. All street and related improvements shall be constructed in accordance with the construction standards of Harris Township.
II. 
Trip generation rates. The following chart shall be used to determine the anticipated average daily traffic levels of proposed residential development:
Housing Type
Average Weekday Trip Rates
Single-family detached
10.0 trips per DU[5]
Duplex, multiplex, etc.
8.1 trips per DU
Apartment
5.4 trips per DU
Mobile home
5.38 trips per DU
Retirement village
3.3 trips per DU
[5]
Editor's Note: Domestic unit (DU).
A. 
Length. Blocks shall have a minimum length of 300 feet and a maximum length of 1,500 feet.
B. 
Depth. Residential blocks shall be of sufficient depth to accommodate two tiers of lots, except:
(1) 
Where reverse frontage lots are required along an arterial street.
(2) 
Where prevented by the size, topographical conditions or other inherent conditions of property, in which case the Board of Supervisors may approve a single tier of lots.
C. 
Walkways.
(1) 
Walkways shall be required between adjacent residential streets in excess of 1,000 feet in length wherever necessary to facilitate pedestrian and bicycle circulation to give access to community facilities such as schools and parks. Such walkways shall extend through the approximate center of the block.
(2) 
Such walkways shall have the right-of-way widths of not less than 10 feet and a sidewalk designed and constructed in accordance with § 11-4.2I, except that the width of such shall be eight feet.
[Amended 11-10-2025 by Ord. No. 379]
A. 
General.
(1) 
Lot lines. Insofar as practical, side lot lines shall be at right angles to straight street lines or radial to curved street lines.
(2) 
Municipal boundaries. Where practical, lot lines shall follow municipal boundaries rather than cross them.
(3) 
Residential lot depth. Generally, the depth of residential lots shall be not less than one nor more than 2 1/2 times their width.
(4) 
Lot drainage. Lots shall be laid out so as to provide positive drainage away from all buildings, and individual lot drainage shall be coordinated with the Township's storm drainage plan for them.
B. 
Lot frontage and access.
(1) 
Access to public streets. All lots shall have direct access to a public street (or to a private street if it meets the requirements of this chapter).
(2) 
Double or reverse frontage. Double or reverse frontage lots shall be avoided except where required to prevent direct access to arterial streets, or to overcome specific disadvantages of topography or orientation.
(3) 
Arterial streets. Where a lot abuts an arterial street and an existing local and/or collector street, access shall be from the local or collector street only. Where this chapter requires installation of a local, marginal-access, or other type of street parallel to an arterial street, all lots abutting such local, marginal-access, or other type shall derive access solely therefrom. Lot dimensions and areas shall be not less than specified by the dimensions of Chapter 12, Zoning, of the Code of the Township of Harris, unless a variance is first granted under the provisions of said Chapter 12. No parcel may be subdivided which will create a nonconforming lot or building setback. No parcel may be subdivided which would require, for building purposes, encroachment into floodplains or steep slopes to meet other requirements of Chapter 12, Zoning, of the Code of the Township of Harris.
(a) 
Properties directly abutting an arterial street needing to provide access to each shall be limited to not more than one driveway for each 20 feet of frontage. If multiple access points exist prior to the submission of the plan, a design shall be implemented which reduces the number of access points to the arterial street.
Developers shall submit a sewage disposal planning module or other documentation as may be required by Chapter 71 of the Pennsylvania Sewage Facilities Act (Act 537).[1] The 1990 Centre Region Act 537 Sewage Facilities Plan, as amended, shall be utilized by the Township to determine the appropriate means of sewage disposal for each property.
A. 
Public sanitary sewer. All lots located within the designated sewer service area of the 1990 Centre Region Act 537 Sewage Facilities Plan, as revised, shall connect to the public sanitary sewer system of the appropriate sewer authority. If sewer service is not presently available to lots in the service area, sewer system facilities shall be installed by the developer for connection, unless off-site sewer is exempted by the Township Board of Supervisors by revision of the sewage facilities plan. All components of the system infrastructure shall be designed and constructed in accordance with the standards of the applicable sewer authority.
B. 
Lots located outside of the Centre Region sewer service area. Lots for any approved use(s) located outside of the sewer service area designated in the Centre Region Act 537 Sewage Facilities Plan shall not be approved for connection to the public sanitary sewer system. These lots shall utilize other available technologies for sewage disposal purposes which do not entail a connection to the public sanitary sewer system and/or discharge to a high-quality stream. These technologies may include, but are not limited to:
(1) 
Spray irrigation.
(2) 
Use of community or individual subsurface disposal systems. When subsurface sewage disposal systems are utilized, areas shall be identified for the location of primary and secondary drain fields.
C. 
For lots located outside of the sewer service area, developers are encouraged to evaluate innovative sewage disposal technologies which do not entail a connection to the public sanitary sewer system. A narrative containing an analysis of each alternative shall be provided to the Township. This analysis shall include a detailed review of the technical and environmental implications of each alternative and shall contain a comparative ranking of the alternatives under consideration.
D. 
All lots which will not have off-site sewage disposal shall provide on-site systems approved by the Sewage Enforcement Officer, except for lots intended to remain undeveloped and so exempted by the Board of Supervisors. No lot may be subdivided unless so exempted or found suitable for an approved system. All proposed sanitary sewage disposal systems shall comply with applicable rules and regulations of the Pennsylvania Department of Environmental Protection.
[1]
Editor's Note: See 35 P.S. § 750.1 et seq.
A. 
All water supply systems shall meet applicable state and/or local water authority/company standards.
(1) 
All lots located within the designated water service area of the Centre County Comprehensive Water and Sewer Plan, 1970, as revised, shall connect to public water authority/company mains when such is feasible and/or permitted by the appropriate water authority/company. All water mains and laterals shall meet the design and installation specifications of said water authority/company.
B. 
Fire hydrants.
(1) 
Fire hydrants shall be located within 600 feet of the farthest point of any structure with a value exceeding $15,000 where a municipal water system exists within 1,500 feet of that structure. The 600 feet shall be measured from the hydrant to a line extending from the structure perpendicular to the road right-of-way or other legal access to the property.
(2) 
Except for single-family detached dwellings, all structures exceeding 4,500 square feet in area or over 35 feet in height above grade shall have a hydrant located within 300 feet of the farthest point of the structure measured from the hydrant to a line extending from the structure perpendicular to the road right-of-way or other legal access to the property.
(3) 
Structures equipped with automatic sprinklers shall have a hydrant located within 600 feet of the structure as measured above.
(4) 
A hydrant shall be placed at each entrance to a development, the exact location of which is to be subject to the approval of the Chief of the Boalsburg Fire Company, or its successor. Additional hydrants shall be sited so that the probable route of travel of arriving fire apparatus shall pass the hydrants in route to the structure, preferably at right-of-way intersections. All hydrant locations shall be reviewed by the Chief of the Boalsburg Fire Company or its successor.
(5) 
Where rights-of-way or other legal accesses include curbing, the hydrants shall be placed no less than three feet and no more than six feet from the back of the curb. Where no curb exists, the hydrant shall be set no less than six feet and no more than eight feet from the edge of the pavement.
(6) 
Hydrants serving all structures containing 30,000 square feet shall be sited after review and comment by the Chief of the Boalsburg Fire Company or its successor.
(7) 
Water mains serving new subdivisions and land developments shall have a diameter of at least eight inches or as determined by the appropriate water authority. Water mains shall be sized to allow adequate water flow for firefighting based upon the building square footage served by the main and hydrants.
(8) 
Hydrants shall meet the current NFPA and water authority standards and shall have national standard threaded residential and steamer connections.
A. 
Utility easements. In subdivisions containing five or more lots, all electric, telephone, and cable television utility lines shall be placed underground. All utilities shall be installed in a manner which will allow safe and ready access for the installation and maintenance of other utilities.
(1) 
Utility easements outside street rights-of-way shall be a minimum of 15 feet in width or as otherwise determined by the appropriate utility company, except that easements lying parallel and abutting street rights-of-way may be reduced to a minimum width of 7 1/2 feet. All other easements outside street rights-of-way shall be centered on or adjacent to rear or side lot lines where feasible.
(2) 
Lines connecting utility service to each lot shall be installed in accordance with the standards of the utility company providing such service.
(3) 
No structures, trees, or shrubs shall be placed or planted within a utility easement.
B. 
Drainage easements. Where a subdivision or land development is or will be traversed by a drainageway, there shall be provided a drainage easement conforming with the line and width of such adequate to preserve unimpeded flow of natural drainage or for the purpose of installing a stormwater sewer. The owner shall grade and seed the slopes of such after construction where necessary to prevent erosion and sedimentation and in a manner which will not adversely alter the functioning of the drainageway. Nothing shall be placed or planted within the drainage easement which will impede the flow of natural drainage.
All monuments and markers required herein shall be accurately placed by a licensed civil engineer or land surveyor prior to final approval of the plan.
A. 
Monuments.
(1) 
Monuments shall be at least four inches square or four inches in diameter and shall be 36 inches long. Monuments shall be made of concrete, stone, or be set in a four-inch cast-iron or steel pipe filled with concrete. They must be set so that the top is level with the finished grade of the surrounding ground and marked on top with a securely embedded copper or brass dowel or other approved material, scored to coincide exactly with the point of intersection of the lines.
(2) 
Monuments shall be placed at the following points along street rights-of-way: on corners of each intersection, at changes in direction of street lines (excluding curb arcs), at the beginning and end of curves, and at intermediate points wherever topographical or other conditions make it impossible to sight between two otherwise required monuments. Land to be conveyed for public use shall have monuments placed at similar locations.
B. 
Markers.
(1) 
Markers shall consist of iron pipes or steel bars at least 36 inches long and 3/4 inch in diameter.
(2) 
Except where monuments are required, markers shall be set at all lot corners, at all changes in direction of lot lines (except curve arcs), and at the beginning and end of curved lot lines.
C. 
All property pins or monuments removed, destroyed, or altered by construction shall be accurately replaced in accordance with the approved plan.
A. 
Shade trees may be planted by the subdivider within the rights-of-way of all new streets. Trees may be planted on both sides of the street, spaced no closer than the following:
Height of Tree at Maturity
(feet)
Distance
(feet)
Under 30
30 to 40
31 to 50
41 to 50
51+
51 to 70
B. 
No tree may be planted within 25 feet from the intersection of two street right-of-way lines or within five feet of proposed driveway entrances or two feet from the cartway or shoulder edge. If the same tree species is used for an entire street, such species may not be used again unless the streets are separated by two streets with different species.
C. 
Existing trees. Existing trees within the proposed right-of-way may be retained and counted toward fulfillment of the requirements specified above, provided the location requirements specified above are not violated.
D. 
Tree selection. All new trees shall be certified nursery stock, symmetrical in growth, and free of pests and disease. Tree trunks shall have a caliper of at least 1 1/2 inch, measured six inches above ground level. Trees shall be planted and protected in accordance with procedures specified in "Street Trees" by Roland Daniels (published in 1975 by the Pennsylvania State University). Trees shall not be planted until final construction and grading within the right-of-way is completed.
(1) 
Where overhead utility lines are present within the right-of-way, tree species shall be those which do not exceed 30 feet at maturity, including the following:
Common Name
Botanical Name
Hedge maple
Acer campestre
Amur maple
Acer ginnala
Globe Norway maple
Acer platanoides globosum
Paperbark maple
Acer griseum
Baumann horsechestnut
Aesculus hippocastanum baumannii
Downy shadblow serviceberry
Amelanchier canadensis
Allegheny serviceberry
Amelanchier laevis
American hornbeam
Carpinus caroliniana
Flowering dogwood
Cornus florida
Red flowering dogwood
Cornus florida rubra
Kousa dogwood
Cornus kousa
Lavalle hawthorn
Crataegus lavallei
Washington hawthorn
Crataegus phaenopyrum
Winter King hawthorn
Crataegus viridis 'Winter King'
Russian olive
Elaeagnus angustifolia
Flowering ash
Fraxinus ornus
Golden raintree
Koelreuteria paniculata
Siberian crabapple
Malus baccata
Japanese crabapple
Malus floribunda
Snowdrift crabapple
Malus 'Snowdrift'
Kwanzan Japanese flowering cherry
Prunus serrulata 'Kwanzan'
Callery pear
Pyrus calleryana
Japanese tree lilac
Syringa amurensis japonica
Katsura tree
Cercidiphyllum japonicum
Japanese stewartia
Stewartia pseudocamellia
Japanese snowbell
Styrax japonica
Sourwood
Oxydendrum arboreum
(2) 
Where overhead utility lines are not present within the right-of-way, tree species may include those listed above, as well as the following:
Common Name
Botanical Name
Norway maple
Acer platanoides
Columnar maple
Acer platanoides 'Columnare'
Erect Norway maple
Acer platanoides 'Erectum'
Schwedler Norway maple
Acer platanoides 'Schwedleri'
Red maple
Acer rubrum
Ruby horsechestnut
Aesculus carnea briotii
European hornbeam
Carpinus betulus
Upright European hornbeam
Carpinus betulus fastigiata
Yellowwood
Cladrastis lutea
Green ash
Fraxinus Pennsylvanica lanceolata
Upright ginkgo (males)
Ginkgo biloba fastigiata
Thornless honey locust
Gleditsia triacanthos (inermis)
Sweetgum
Liquidambar styraciflua cultivars: 'Moraine,' 'Burgundy,' 'Festival,' 'Palo Alto,' L.s. aurea
American hophornbeam or ironwood
Ostrya virginiana
Amur corktree
Phellodendron amurense
Columnar sergeant cherry
Prunus sargentii columnaris
Red oak
Quercus borealis
Pin oak
Quercus palustris
Willow oak
Quercus phellos
Pyramidal English oak
Quercus probus fastigiata
Scarlet oak
Quercus coccinea
Shingle oak
Quercus imbricaria
Bur oak
Quercus macrocarpa
Regent Japanese pagoda tree
Sophora japonica 'Regent'
Littleleaf European linden
Tilia cordata
Crimean linden
Tilia euchlora
Silver linden
Tilia tomentosa
Chinese elm
Ulmus parvifolia
Village green zelkova
Zelkova serrata 'Village Green'
Hackberry
Celtis occidentalis
Sourgum or tupelo
Nyssa Sylvatica
Bald cypress
Taxodium distichum
American planetree or sycamore
Platanus occidentalis
Tulip tree
Liriodendron tulipifera
(3) 
Other tree species may be proposed by the subdivider, provided such are first approved by the Planning Commission. Such species shall be appropriate for local climate extremes, resistant to urban pollution, storm, and disease damage, relatively maintenance free, and shall present little danger of disrupting utility lines or upheaving sidewalks and driveways.
E. 
Tree dedication. Upon dedication of the right-of-way to the Township, all trees within such right-of-way shall revert to Township ownership.
A. 
Erosion and sedimentation control plans. Whenever earth-moving activities are proposed for a subdivision or land development which requires preparation of an erosion and sedimentation control plan under the rules and regulations of the Pennsylvania Department of Environmental Protection, the Board of Supervisors may require that a copy of such plan be submitted along with the plan submitted for preliminary approval. Review and approval of such erosion and sedimentation control plan by the Department of Environmental Protection, or its designated agent, shall, in such cases, be required for preliminary approval of the plan.
B. 
Grading.
(1) 
Blocks and lots shall be graded to secure proper drainage away from buildings. Alterations to existing storm runoff patterns and amounts shall conform to § 11-4.11 of this chapter.
(2) 
No excavation shall be made resulting in a slope steeper than 1:3 vertical-horizontal, and no fill shall be made resulting in a slope steeper than 1:1 1/2 vertical-horizontal, except in the following circumstances:
(a) 
Such excavation and/or fill is for street grading governed in § 11-4.2 of this article.
(b) 
The excavation is located so that a line having a slope of 1:3 and passing through any portion of the cut face will be entirely inside the property lines of the property on which the excavation was made.
(c) 
The fill is located so that settlement, sliding, or erosion will not result in fill being deposited on adjoining property by any means.
(d) 
The materials and methods used to finish such grading are sufficiently stable to sustain a slope steeper than 1:1.
(e) 
The Township Engineer shall review all methods and materials used for such cut and fill operations and shall affirm that such deviation from the slope standard will not result in erosion, sedimentation or injury to persons or damage to adjacent property.
(3) 
In all cases, the bottom edge of excavations or fill shall be a minimum of five feet from property lines of developed lots.
A. 
Storm sewers, culverts and related installations shall be provided, as necessary, to:
(1) 
Permit unimpeded flow of natural watercourses.
(2) 
Ensure adequate drainage of all low points along the line of streets.
(3) 
Intercept stormwater runoff along streets at intervals related to the extent and grade of the drained area.
(4) 
Provide positive drainage away from on-site sewage disposal facilities.
B. 
Storm sewers and related installations shall be required only when the runoff stormwater cannot be satisfactorily handled within the street cartway.
C. 
Where existing storm sewers are reasonably accessible, proposed subdivisions shall be required, if necessary, to connect therewith.
D. 
Storm drainage facilities shall be designed not only to handle the anticipated peak discharge from the property being subdivided, but also the anticipated runoff that will occur when property at a higher elevation in the same watershed is fully developed.
E. 
Where a subdivision is traversed by a watercourse, drainageway, channel, or stream, there shall be provided a drainage easement conforming substantially with the line of such watercourse, drainageway, channel, or stream and of such width as will be adequate to preserve the unimpeded flow of natural drainage, or for the purpose of widening, deepening, relocating, improving or protecting such drainage facilities. Any changes in the existing drainageway shall be subject to the approval of the Pennsylvania Department of Environmental Protection.
F. 
Appropriate grates shall be designed for all catch basins, stormwater inlets and other entrance appurtenances to ensure that maximum openings do not exceed six inches on a side.
G. 
All storm drainage facilities constructed along or crossing state or township roads shall conform to the applicable requirements of the Pennsylvania Department of Transportation specifications related to such drainage facilities.
A. 
This section shall apply to all subdivision and/or land development plans which include any use.
B. 
The Board of Supervisors shall require for all residential developments, as a condition of final plan approval, the dedication of parkland at an appropriate size and location to meet the needs of the development. As an option, the Township may allow the developer to provide a payment in lieu of parkland to the Township. The procedures for the use of the fee-in-lieu option are provided in Subsections F and G of this section.
C. 
Amount of parkland required. For any residential development or subdivision larger than five dwelling units, the amount of parkland to be dedicated as a condition of plan approval shall be five acres of parkland per 100 dwelling units, or 0.05 acre of parkland per dwelling unit. To prevent minor subdivisions which could serve to circumvent the parkland requirement, these regulations shall apply to all parent tracts (as defined in Chapter 12) of 10 acres or larger at the time of adoption of this section.
D. 
If land is to be offered for public dedication, the subdivider or developer shall place the following note on the subdivision or land development plan:
"No more than _______ (insert number) dwelling units may be constructed on the land which is the subject of the plan, unless additional land is dedicated and/or the Township Board of Supervisors accepts an additional fee-in-lieu of dedication of parkland."
E. 
The Harris Township Board of Supervisors, upon recommendation of Harris Township staff, the Centre Regional Planning Agency, the Harris Township Planning Commission, the Harris Township Parks and Recreation Committee, the Centre Region Parks and Recreation Department, and the Harris Township Engineer, shall determine if the land proposed by the developer is acceptable for dedication based upon the adopted recreation plan and other relevant criteria, including, but not limited to, the following:
(1) 
General design. Areas shall be designed as neighborhood parks or natural areas to provide recreation opportunities for residents within the proposed subdivision or for residents living in proximity to the proposed park. Exceptions may be made when dedications are made to a regional park which is located within two miles of the center of the subdivision.
(2) 
Access. The parkland shall be accessible from a public street or shall adjoin and become part of an already existing park area which is accessible from a public street. Where access to the park is by a public road, the width of the frontage shall be a minimum length deemed necessary by the municipality for access, visibility of the site, and public safety. Depending upon the parkland size or shape, the Board may require access from an additional public street.
(3) 
Shape and slope. The majority (51% or greater) of the parkland shall have a lot length to width ratio no greater than 2.5 to one. Steep slopes, floodplains, and drainageways may not be used for parkland. Yards, court areas, setbacks, and other open areas required by zoning and other regulations are not to be included as part of the acreage to be dedicated.
(4) 
Stormwater management facilities. Stormwater basins shall not be considered as parkland, nor should any credit be given for the stormwater detention basin land toward the required parkland.
(5) 
Shared-use paths. The dedication and construction of shared-use paths may be accepted as parkland if they meet all of the following conditions:
[Amended 4-23-2014 by Ord. No. 310]
(a) 
The minimum width of the parkland right-of-way or easement shall be 20 feet. If a parkland easement is proposed, the developer shall enter into an agreement with Harris Township which stipulates how shared-use paths will be maintained and repaired.
(b) 
Shared-use paths offered in place of parkland shall meet the standards outlined in the AASHTO Guide for the Development of Bicycle Facilities 2012, Fourth Edition.
(c) 
Credit towards parkland dedication requirements shall be given at the ratio of 75 linear feet of shared-use path for each dwelling unit in the proposed development. If additional parkland is required in excess of any shared-use path provided, the developer shall provide parkland in the amount required in Subsection C of this section or through the offering of a fee-in-lieu payment, if approved by the municipality.
(d) 
Construction of shared-use paths identified on the Official Map of Harris Township or those that are required within the Corridor Overlay District[1] may be accepted as parkland if the requirements of this section are met.
[1]
Editor's Note: The standards of said Corridor Overlay District were removed 11-10-2025 by Ord. No. 379.
(e) 
The shared-use paths shall have logical beginning and ending points that provide appropriate means of access to a park or other facilities residents of the development are likely to use. Other facilities can include existing shared-use paths, bikeways, Pennsylvania Bike Route G, hiking trails, schools, etc.
(f) 
The cost of constructing the shared-use path shall be provided by the developer to accommodate its intended use. The cost of development shall not be considered as a credit towards a fee-in-lieu of land dedication.
(g) 
The provisions of Subsection E(3), Shape and slope, of this section must still be met by the proposed development.
(6) 
Trails or linear parks. The Township may accept the dedication of linear trails or parks if they connect to existing trails identified by the Centre Regional Planning Commission, or if they are adjacent to Cedar Run, Spring Creek, Slab Cabin Run, Roaring Run or Galbraith Run and meet the following criteria:
(a) 
Actual dedications of land shall have an average width of at least 75 feet.
(b) 
The trail or linear park shall conform to any applicable municipal park and open space plan, any county-wide trail and recreation master plan, and appropriate Township and County Comprehensive Plans.
(c) 
The cost of improving a trail or linear park shall be provided by the developer to accommodate its intended use. This shall not be considered a credit towards a fee-in-lieu of land dedication. This requirement is necessary since the dedication of narrow strips of land has relatively little value compared to a larger parcel.
(7) 
Utilities. The majority of dedicated land shall be accessible to electric, water, and sewer utilities. No aboveground utilities shall be placed on the parkland unless granted specific permission by the Board of Supervisors. If any of these facilities are placed underground, no part of the facilities and their supportive equipment shall protrude above ground level.
(8) 
Stormwater. The developer shall be responsible for complying with the provisions of Chapter 13, Stormwater Management, of the Code of the Township of Harris. The stormwater management plan submitted to the Township for the subject development must provide mechanisms to ensure effective stormwater management for the dedicated parkland property.
(9) 
Unity. It is desirable for the parkland to be in well-placed, adequately sized areas within the Township so that they can accommodate the anticipated uses.
(10) 
Dedication. If it is determined that the land proposed for dedication is acceptable, the Township may officially accept the land at the time of final approval of the development plan. At such time, a deed shall be recorded for the dedicated land, and it shall contain the following restrictive clause: "This land was acquired for perpetual public park purposes through the implementation of the Harris Township Subdivision Ordinance."
(a) 
The Township or its designee shall be responsible for maintaining all dedicated and accepted areas. Formation of and cooperation with homeowners' associations or similar organizations, for the purpose of maintenance, shall be encouraged. The responsibility for ensuring that all required work is completed shall remain with the Township.
(11) 
A note shall be added to the subdivision or land development plan for land specifically designated as parkland and shall state the following:
"The land shown on this plan as parkland, consisting of __________ acres, shall be deeded to Harris Township by a deed of general warranty, free and clear of all liens and encumbrances, and at a date no later than the date of dedication of the streets shown on this land development/subdivision plan. Said land shall be available for Harris Township use consistent with its ordinances and regulations with no restriction, except that the purposes of the conveyance shall be public park and recreation uses. It shall be used for such purposes, and Harris Township may also, at its sole discretion, sell this land, provided that the proceeds of such sale are specifically restricted for use for public park and recreation purposes in connection with a continuing program for such purposes in Harris Township or in connection with existing park facilities or to obtain additional park facilities in Harris Township."
F. 
Fee-in-lieu option. A fee-in-lieu of parkland may be offered by the developer if at least one of the following conditions exist:
(1) 
The proposed development does not contain land suitable for parkland dedication.
(2) 
The proposed development is too small for a suitable amount of land to be dedicated.
(3) 
The location of parkland within the proposed subdivision is not consistent with the adopted Harris Township parks and recreation plan.
(4) 
A fee-in-lieu of parkland dedication will not be contrary to the public interest.
G. 
Fee-in-lieu of land dedication.
(1) 
The payment of fee-in-lieu of land dedication shall be in accordance with the requirements of Article V, Section 503(11), of the Pennsylvania Municipalities Planning Code (Act 247), as amended, 53 P.S. § 10503(11). The fee-in-lieu of parkland shall be used to enhance public recreation areas which will directly or indirectly benefit future inhabitants of the development or subdivision providing the fee.
(2) 
After receiving the recommendation of Harris Township staff, the Centre Regional Planning Agency, the Harris Township Planning Commission, the Harris Township Parks and Recreation Committee, the Centre Region Parks and Recreation Agency, and the Harris Township Engineer, the Harris Township Board of Supervisors may, at its option and with the developer's agreement, determine that a fee-in-lieu would be more beneficial to the Township residents than a land dedication for parkland. The following procedure shall be utilized to determine the appropriate fee-in-lieu:
(a) 
As part of the plan approval process, the Township Manager, under the direction of the Board of Supervisors, shall send written notice to the developer that the Board has determined a fee-in-lieu would be more beneficial to the Township's residents than the dedication of parkland.
(b) 
The fee-in-lieu payment shall be determined using the following procedure:
DU x parkland fee = Parkland fee-in-lieu
DU = Number of dwelling units
Parkland fee = Fee established by resolution of the Board of Supervisors
(3) 
In some instances, there may be insufficient suitable land available within a proposed development to meet park and recreation requirements. In those cases, the Board may elect, at its option and with the developer's agreement, to require the dedication of land for a portion of the required amount and the payment of a fee for the balance to satisfy the parkland dedication requirements of this section.
A. 
Plan preparation requirements.
(1) 
The applicant shall contact the applicable community water system(s) to obtain fire flow rates for the water system(s) proposed to serve the subdivision or land development. These flow rates shall be noted on the plan.
(2) 
The location, construction detail, and ownership/maintenance information of any water storage system shall be provided on the plan. Approved design specifications for underground storage tanks shall be obtained from the Centre Region Fire Administrator.
(3) 
Details for all existing and proposed Fire Department connections shall be provided on the plan.
(4) 
A note shall be provided on the plan indicating if any structure within the proposed development will have a built-in fire-suppression system, including, but not limited to, automatic sprinkler systems.
(5) 
Details for all existing and proposed fire apparatus access routes shall be noted on the plan.
B. 
Fire-protection plan review procedure.
(1) 
The Township shall provide a copy of all subdivision and land development plans to the Fire Chief of the Boalsburg Fire Company, or its successor, at the time plans are provided to the Centre Regional Planning Agency (CRPA) and Township Engineer for review. The Fire Chief shall be provided with the same time period for review of the plan as the other Township consultants.
(2) 
The Fire Chief shall review subdivision and land development plans and provide written comments for the following fire-protection features:
(a) 
Fire flow and/or water supply available for firefighting.
(b) 
The location and available flow of fire hydrants.
(c) 
The location, design, and capacity of water storage facilities.
(d) 
Fire apparatus access.
(e) 
The location of fire lanes, as necessary.
(f) 
The locations of any Fire Department connections provided.
(g) 
The presence of any built-in fire-suppression systems.
(3) 
The Fire Chief shall sign a signature block provided on the plan indicating that the plan satisfies applicable fire-protection standards. The note shall state as follows:
(a) 
The Boalsburg Fire Company has reviewed this plan for compliance with applicable fire- protection standards and does hereby certify that compliance with those standards has been demonstrated.
___________________________________________________________
Signature of Chief or other designated Fire Company official
C. 
Water supply requirements. Developments served by community water systems.
(1) 
Existing fire hydrants on public streets may be considered available; existing fire hydrants on adjacent private streets shall not be considered available.
(2) 
The minimum fire flow requirements for proposed developments of one- and two-family dwellings with front, side, and rear building setback requirements of at least 15 feet, or building separation distances of at least 30 feet, shall be 750 gallons per minute.
(3) 
The minimum fire flow requirements for developments of one- and two-family dwellings with any building setback requirement of less than 15 feet, or building separation distances of less than 30 feet, shall be 1,000 gallons per minute.
(4) 
The minimum fire flow requirements for developments other than one- and two-family dwellings shall be determined using the needed fire flow method described in the Fire Suppression Rating Schedule published by the Insurance Services Office, Inc. (ISO).
(5) 
If the required fire flow is not provided in a development proposed to be served by a community water system, all dwellings and occupied structures shall be provided with an approved automatic fire sprinkler system installed in accordance with the applicable NFPA standard.
(a) 
The Fire Chief may accept a deficiency of up to 10% of the required fire flow where existing fire hydrants provide all or a portion of the required flow. Written notice of the deficiency and the Fire Chief's approval of such shall be noted on the plan.
(b) 
Subdivisions and land developments of one- and two-family dwellings located outside of the Regional Growth Boundary and served by a community water system may utilize water storage systems, as described in Subsection D of this section, to satisfy the water supply requirements.
D. 
Water supply requirements; developments not served by community water systems.
(1) 
The minimum water supply requirements for developments of one- and two-family dwellings shall be met with either the installation of a 4,000-gallon approved water storage source located along required fire apparatus accessed roads or the installation of an approved automatic fire sprinkler system installed in accordance with the applicable NFPA standard. The spacing between the 400-gallon water storage sources shall not exceed 1,500 feet measured along the center line of the fire apparatus access roads. The distance from any building setback line to a 4,000-gallon water storage source shall not exceed 750 feet.
(2) 
The minimum water supply requirements for developments other than one- and two-family dwellings shall be determined using NFPA Standard 1142, Water Supplies for Suburban and Rural Fire Fighting. If the needed water supply is not provided in developments outside of the community water system area, all dwellings and occupied structures shall be provided with an approved automatic fire sprinkler system installed in accordance with the applicable NFPA standard.
(3) 
The minimum water supply requirements for fire protection shall be met at the time of subdivision or land development and as a condition of approval of any subdivision or land development plan. If a developer desires to delay construction of any improvements necessary to meet the fire-protection requirements until such time as structures actually are constructed on the property, the developer must post, prior to receiving final approval of any subdivision or land development plan, a surety in a form and amount agreeable to the Township Engineer. This surety can be posted in increments of five years, with such surety being renewable at the end of the five- year term. At least six months prior to the expiration of the financial security, the developer must renew the financial security or have constructed all improvements secured thereby. To the extent not inconsistent with this section, all other terms and conditions relating to the financial security required by this section shall be the same as for other financial security posted pursuant to this Chapter 11.
E. 
Fire apparatus access.
(1) 
Facilities, buildings, or portions of buildings hereafter constructed in subdivisions or land developments approved after the effective date of this section shall be accessible to Fire Department apparatus by way of an approved fire apparatus access road with an asphalt, concrete, or other approved driving surface capable of supporting the imposed load of fire apparatus. An exception shall be granted for private roads that serve five or fewer dwellings.
(2) 
The paved cartway width for all public streets shall meet Township standards. Minimum paved cartway width for fire apparatus access roads shall be 20 feet. An exception shall be granted for private roads that serve five or fewer dwellings.
A. 
Chesapeake Bay Tributary Strategy goals and objectives.
(1) 
For Pennsylvania to meet the aggressive goals of the Chesapeake Bay Tributary Strategy, communities located within this drainage area will need to implement best management practices (BMPs) to address point and nonpoint pollution sources; riparian buffers are one of the BMPs that will help the Centre Region meet these goals; and
(2) 
The Centre Region is fortunate to contain high-quality waterways which make significant contributions to our environment and quality of life; and
(3) 
Recent events have stressed the importance of local efforts to maintain and protect the community's waterways; and
(4) 
The Pennsylvania Department of Environmental Protection (DEP) is moving forward with the implementation of the Chesapeake Bay Tributary Strategy, which established aggressive goals for reductions in the amount of sediments and nutrients such as nitrogen and phosphorus; and
(5) 
Our local streams contribute to the Susquehanna River drainage area and ultimately the Chesapeake Bay; and
(6) 
The potential exists for DEP to establish total maximum daily load (TMDL) regulations in order to prevent further increased sediment and nutrient loadings to our waterways; and
(7) 
If local measures such as riparian buffers are not evaluated and implemented to reduce loadings to our streams, the community's healthy economy and environmental well-being could be permanently threatened; and
(8) 
The region is located at the top of the watershed, and, since there are no upstream communities discharging nutrients and sediments to our local waterways, their protection and preservation rests with us; and
(9) 
These point to the need for a more coordinated effort at the local municipal level to protect our streams and waterways; and
(10) 
The Centre Region municipalities have evaluated and taken the opportunity to pursue the following riparian buffer measures that will help to ensure the future health of our valuable water resources. The implementation of a regional riparian buffer program is an important step in our cooperative water management efforts.
B. 
Legislative intent.
(1) 
Under the authority granted by Article I, Section 27, of the Pennsylvania Constitution, Act 247, the Municipalities Planning Code, as amended, and other commonwealth and federal statutes, the following riparian buffer regulations have been enacted to govern the restoration, conservation, disturbance and management of riparian buffer areas in Harris Township.
(2) 
For purposes of this section, "riparian buffers" are defined as the areas surrounding perennial and intermittent streams and jurisdictional wetlands in Harris Township, whether identified by the United States Geologic Survey (USGS) or U.S. Army Corps of Engineers, or identified by the property owner at the time of development through subdivision or land development planning.
(3) 
The specific purpose and intent of this section is to:
(a) 
Conserve, by natural processes (including filtration, deposition, absorption, adsorption, plant uptake, and denitrification), the natural features of riparian areas to reduce the amount of nutrients, sediment, organic matter, pesticides, and other harmful substances that reach watercourses, wetlands, subsurface, and surface water bodies; regulate the temperature of watercourses and surface water bodies; and contribute to groundwater recharge.
(b) 
Improve and maintain the safety, reliability, and adequacy of the Spring Creek Watershed's water resources.
C. 
Applicability.
(1) 
The riparian buffer regulations shall apply to all subdivisions and land developments created after the date of this section that contain an intermittent or perennial stream or jurisdictional wetland as defined herein.
(2) 
Adoption of this section does not grant public access to private property. Any grant of public access remains the prerogative of each individual property owner.
(3) 
Within the riparian buffer, all existing zoning, land use, and building regulations now in place shall continue to apply, except where the regulations of this section are more restrictive.
(4) 
Riparian buffer mitigation is recommended, but not required, when a building or zoning permit is needed for activities that do not require subdivision or land development approval and that are within or touching the riparian buffer area.
(5) 
This section shall not apply to the footprints of any existing primary and accessory uses, including but not limited to all agricultural uses and research related thereto, buildings, transportation facilities, fences, lawns, gardens, utility lines, roads, driveways, sidewalks, bikeways, decks, piers, water, septic and sewage supply facilities and their related appurtenances (well houses, utility pump and lift stations, manholes, etc.).
(6) 
Establishment, preservation and maintenance of riparian buffer areas shall remain the sole responsibility of the individual property owner.
D. 
Width determination/delineation.
(1) 
The measurement of the riparian buffer area shall extend a total width of 50 feet from each defined edge of a perennial stream, intermittent stream, or jurisdictional wetland, or shall equal the extent of the 100-year floodplain, whichever is greater.
(2) 
Subdivision and land development plans submitted to the Township for approval shall clearly identify the riparian buffer areas or include a note that there are no riparian buffer areas identified on the property. This initial determination shall be subject to review and approval by the Township.
(3) 
At the discretion of the property owner/developer, the riparian buffer may be included as part of the proposed building lots, or the riparian buffer may be a separate lot of record and designated as open space.
(4) 
Within 30 days of final plan approval, but in any case prior to any site development or disturbance, the property encompassing the riparian buffer area shall be clearly delineated using fiberglass boundary markers (Carsonite or the equivalent) placed at a minimum of every 50 feet and extending a minimum of three feet above ground. For those properties where one or more features requiring riparian buffers exceeds 1,500 feet in length or circumference, such features may locate the required markers a maximum distance of 150 feet apart and at all changes of direction.
(5) 
The fiberglass boundary markers shall clearly indicate "riparian protection area."
(6) 
Where a riparian buffer area width reduction has been granted in accordance with Subsection G of this section, the fiberglass boundary markers shall be placed at the corners of the reduced width areas, as well as along the riparian buffer boundary at the minimum 50-foot distance required in Subsection D(4).
(7) 
Riparian buffer area boundary markers shall remain in place for a minimum of three years, the establishment period for new plantings.
E. 
Uses permitted within the riparian buffer areas. Riparian buffer areas are to be left in their natural state; however, the following uses, which are primarily passive in character, may occur within the riparian buffer area. Any use not authorized in this section shall be prohibited within the riparian buffer area.
(1) 
Agricultural uses in compliance with the Pennsylvania Clean Streams Law, specifically rules and regulations promulgated under 25 Pa. Code Chapter 102, Erosion and Sediment Control, and Chapter 91, manure storage and management. Agricultural uses include stream crossings for farm vehicles and/or livestock if part of a federal, state and/or privately funded Centre County Conservation District and/or local nonprofit riparian buffer improvement project.
(2) 
Forestry uses, provided a Centre County Conservation District approved erosion and sedimentation control plan has been prepared and in accordance with the best management practices for forestry found in the Pennsylvania Department of Environmental Protection's Chapter 93, Water Quality Standards.
(3) 
Removal of noxious or invasive species or removal of trees where such removal is necessary to eliminate dead, diseased or hazardous stands of trees that jeopardize public safety, in accordance with the best management practices for forestry found in the Pennsylvania Department of Environmental Protection's Chapter 93, Water Quality Standards.
(4) 
Wildlife sanctuaries, nature preserves, nature trails, forest preserves, fishing areas, passive areas of public and private parklands.
(5) 
Stream bank stabilization, habitat enhancement and/or native planting and native tree reforestation.
(6) 
Research and monitoring devices such as staff gages, water recording, water quality testing, cross vanes, weirs and related demonstration facilities.
(7) 
New stream crossings for roads, railroads, centralized sewer and/or water lines and public utility transmission lines and/or their related appurtenances (i.e., towers, well houses, pump and lift stations), constructed in accordance with stream crossing standards, as specified in Subsection J of this section.
F. 
Uses prohibited within the riparian buffer area. Any use not authorized within Subsection E of this section shall be prohibited within the riparian buffer area. Without limiting this general statement of prohibition, the following activities and facilities are specifically prohibited:
(1) 
Removal or disturbance of vegetation in a manner that is inconsistent with erosion and sedimentation control and riparian buffer protection.
(2) 
Changing the existing grade as a result of earth disturbance, including cutting and filling.
(3) 
Storage of any hazardous or noxious materials, except those used during emergencies for the treatment and/or maintenance of sewer and water treatment facilities (i.e., generator sets and alternative drive units).
(4) 
Use of fertilizers, pesticides, herbicides, and/or other chemicals exceeding federally prescribed industry standards and/or the recommendations of the Centre County Conservation District.
(5) 
Roads or driveways, except where permitted as stream crossings.
(6) 
Motor or wheeled vehicle traffic in any area not designed to adequately accommodate the type and volume.
(7) 
Parking areas.
(8) 
Structures.
G. 
Buffer width reduction and mitigation.
(1) 
A property owner may petition the Board of Supervisors for a reduction of the riparian buffer width requirements. Such request must be accompanied by evidence that strict compliance cannot be achieved because of unique circumstances of the property. The Board of Supervisors shall consider the recommendation of the Township Engineer prior to granting any request to reduce the riparian buffer width; however, the minimum width of any riparian buffer shall not be less than 35 feet at any one location, except at approved stream bank crossings. Those areas having a minimum total width of 35 feet (or less at approved stream crossings) shall comprise no more than 50% of the entire buffer length of the subject parcel.
(2) 
Should a reduction in the riparian buffer width be granted, the Board of Supervisors shall require riparian buffer mitigation elsewhere on the subject property. In such cases, mitigation of the buffer area shall be at a 2:1 square foot replacement ratio.
(3) 
Mitigation shall be applied to each side of the stream independently (i.e., if a property encompasses both sides of a stream, buffer mitigation can be applied to both sides, but must be independent of one another for purposes of calculating the size of the mitigation area).
H. 
Waiver of the riparian buffer requirements.
(1) 
If any provisions of the riparian buffer regulations are found to be unreasonable and cause undue or unnecessary hardship as they apply to a proposed subdivision and/or land development plan, the Board of Supervisors may waive the regulations in accordance with § 11-4.1A of this chapter. Waiver requests must be accompanied by evidence that strict compliance cannot be achieved because of unique circumstances of the property.
(2) 
A waiver of buffer requirements is prohibited in subdivisions and/or land development plans that propose the following activities:
(a) 
Subsurface discharge from a wastewater treatment facility.
(b) 
Junkyards.
(c) 
Commercial or industrial storage and/or service of motor vehicle facilities.
(d) 
Commercial storage tanks for fuel and fuel oil.
(e) 
Commercial greenhouses or landscape supply facilities.
(f) 
Commercial or public pools.
(g) 
Concentrated animal feed operations.
(h) 
Veterinary hospitals, commercial kennels and/or similar operations.
I. 
Riparian buffer mitigation.
(1) 
All subdivision and land development plans submitted to the Township shall clearly illustrate the riparian buffer area or include a note indicating that there is no riparian buffer area on the subject property.
(2) 
Riparian buffer areas which remain in their natural state or comply with the permitted uses identified in Subsection E of this section are exempt from buffer mitigation; however, earth disturbance activities proposed for a subdivision or land development must comply with Pennsylvania Department of Environmental Protection erosion and sedimentation control regulations (25 Pa. Code Chapter 102).
(3) 
Subdivisions and land developments that propose activity involving grading, tilling, digging or filling of ground or stripping of vegetation or other activity that causes an alteration to the natural condition of the land within or touching a riparian buffer area shall be required to illustrate on the plan the scope of the disturbance to the riparian buffer area. Mitigation of the disturbed area of the riparian buffer is required at a 1:1 square foot ratio, in accordance with the following specifications:
(a) 
Existing plantings intended to be counted toward mitigation of riparian buffer disturbance shall be clearly illustrated on subdivision or land development plan submissions.
(b) 
Riparian buffer mitigation plantings must include at least four tree species and two shrub species from the list included in Appendix A,[1] adapted from the Pennsylvania Department of Environmental Protection's Stream ReLeaf Program for Pennsylvania Native Riparian Tree/Shrub Plant Selection. Plantings shall occur prior to April 15 or after leaf fall in the autumn. Plantings shall include a mix of species at a rate of 100 to 125 containerized or ball and burlap trees and shrubs per acre at approximately 20-foot by 20-foot spacing or 400 bare root trees and shrubs per acre at approximately 10-foot by 10-foot spacing.
[1]
Editor's Note: Appendix A is included as an attachment to this chapter.
(c) 
A survival rate of at least 70% after three years is required for any trees or shrubs planted in the riparian buffer area. Replanting may be necessary during the three-year period, but in any case shall be required at the end of the third growing season following planting to meet the 70% overall survival rate requirement.
(d) 
Riparian buffer mitigation plantings and their location within the buffer area shall be evaluated to verify their ability to relieve the effects of any proposed disturbance within the riparian buffer area. Any mitigation shall identify the existing conditions (vegetation, floodplain, wetlands, soils, slopes, etc.), all proposed activities, and, if applicable, any proposed management techniques.
J. 
Stream crossing standards. All stream crossings permitted under Subsection E of this section shall comply with and incorporate the following minimum standards:
(1) 
Stream crossings requiring any activity in, under and/or over any body of water shall first consult the Department of Environmental Protection's North Central Regional Office, Watershed Management Permitting and Technical Services Section, or other appropriate office designated by DEP.
(2) 
The width of any right-of-way shall not be greater than the minimum right-of-way width required by this chapter.
(3) 
Stream crossings shall be designed to cross at direct right angles to minimize disturbance to the riparian buffer area.
(4) 
Stream crossings on the same property shall be separated by a minimum of 1,000 feet of stream length.
(5) 
Bridges, with the appropriate federal and/or state permits, shall be used in place of culverts when crossings would require a 72-inch or greater diameter pipe. When culverts are installed, they shall consist of slab, arch or box culverts and not corrugated metal pipe. Culvert bottoms shall be depressed in accordance with Department of Environmental Protection regulations to allow for the natural flow of water through the culvert during low-flow or dry-weather periods.
(6) 
Any disturbance to the riparian buffer as a result of a stream crossing shall be mitigated at a ratio of 1:1 for each square foot of disturbance, in accordance with the riparian buffer mitigation specifications found in Subsection I of this section. Such mitigation shall occur immediately adjacent to the stream crossing.
K. 
Definitions. The following words and/or phrases, when used in this section, shall have the meanings given to them in this subsection, unless the context clearly indicates otherwise:
AGRICULTURAL USE
See "farm use."
BEST MANAGEMENT PRACTICE (BMP)
A structural or nonstructural device designed to temporarily store or treat urban stormwater runoff to mitigate flooding, pollution and reduce soil loss and water quality degradation caused by nutrients, animal wastes, toxins, sediments and runoff.
CHESAPEAKE BAY TRIBUTARY STRATEGY
Pennsylvania's Chesapeake Bay Tributary Strategy is a catalog of measures that, if applied to the state's Susquehanna and Potomac Watersheds, will generate appreciable sediment and nutrient reductions in order to provide cleaner water resources in the state and downstream at the Chesapeake Bay.
FARM USE
The use of land and structures for one or more of the following: the tilling of the land, the raising of crops, fruits, and vegetables, and the raising and keeping of animals and plants, horticultural uses related to the raising, propagating, and selling of trees, shrubs, flowers, and other plant materials, forestry uses related to the harvesting of lumber products.
FORESTRY
The management of forests and timberlands when practiced in accordance with accepted silvicultural principles, through developing, cultivating, harvesting, transporting and selling of trees for commercial purposes, which does not involve any kind of land development.
HERBICIDES
Chemicals developed to control or eradicate plants.
INSECTICIDES
Chemicals developed to control or eradicate insects.
INTERMITTENT STREAM
A body of water flowing in a channel or bed composed primarily of substrates associated with flowing water, which during periods of the year is below the local water table and obtains its flow from both surface runoff and groundwater discharges.
JURISDICTIONAL WETLAND
Areas regulated by the U.S. Army Corps of Engineers that are inundated or saturated by surface water or groundwater at a frequency or duration sufficient to support, and that under normal circumstances do support, a prevalence of vegetation typically adapted for life in saturated soil.
LEVEL SPREADER
A device used to disperse concentrated stormwater flow uniformly over the ground surface as sheet flow.
MPC
Acronym for the Pennsylvania Municipalities Planning Code, Act 247, as amended.[2]
NUTRIENT
A substance that provides food or nourishment, such as usable proteins, vitamins, minerals or carbohydrates. Fertilizers, particularly phosphorus and nitrogen, are the most common nutrients that contribute to eutrophication.
NUTRIENT LOADING
A quantity of nutrients, such as phosphorus and nitrogen, entering an ecosystem in a given period of time.
OPEN SPACE
A portion of a development site which is permanently set aside for public or private use and will not be developed with structures. The space may be used for passive or active recreation, or may be reserved to protect or buffer natural areas.
PERENNIAL STREAM
Streams which flow continuously.
RIPARIAN BUFFER AREAS
The areas where development is restricted or prohibited that extend a total width of 50 feet from the defined edge of perennial and intermittent streams and jurisdictional wetlands.
RIPARIAN BUFFER MAP
Harris Township map that illustrates the location of riparian buffer areas once they are established through subdivision or land development activity.
STREAM
A general term for a body of flowing water; natural watercourse containing water at least part of the year. In hydrology, it is generally applied to the water flowing in a natural channel as distinct from a canal.
STREAM CROSSING
A bridge, ford or structure installed across a stream or watercourse for temporary and/or permanent use as a means of ingress and egress, livestock, or construction and/or agricultural vehicles.
TOTAL MAXIMUM DAILY LOAD (TMDL)
A tool for establishing the allowable loadings of a given pollutant in a surface water resource to meet predetermined water quality standards.
WATERSHED
All the land area that contributes runoff to a particular point along a waterway.
[2]
Editor's Note: See 53 P.S. § 10101 et seq.
L. 
Boundary interpretation and appeals procedure.
(1) 
When a landowner or applicant disputes the boundaries of the riparian buffer or the defined edge of a perennial or intermittent stream or jurisdictional wetland, the landowner or applicant shall submit evidence to the Township describing the boundary, illustrating the landowner or applicant's proposed boundary, and presenting all justification for the proposed boundary change.
(2) 
Any challenges to any municipal interpretation of the riparian buffer regulations may be appealed to the Zoning Hearing Board under the provisions of Article IX, Zoning Hearing Board and Other Administrative Proceedings, of the Municipalities Planning Code (MPC), Act 247,[3] as amended. The party contesting the location of the district boundary shall have the burden of proof in the case of any such appeal.
[3]
Editor's Note: See 53 P.S. § 10901 et seq.
M. 
Inspection of riparian buffer area.
(1) 
Lands within or adjacent to an identified riparian buffer area will be inspected by the Township when a subdivision and/or land development plan is submitted.
(2) 
The riparian buffer area may also be inspected periodically by the Township for compliance with any required riparian buffer restoration in accordance with recommendations for improvements identified in Subsection I of this section and when excessive or potentially problematic erosion, sedimentation, hazardous trees or an unauthorized activity or structure is brought to the attention of the Township.