Township of Bern, PA Article V Design Standards

§ 154-23 Application and general standards.

A. The standards and requirements contained in Articles V and VI are intended as the minimum for the promotion of the public health, safety and general welfare and shall be applied as such by the Township Planning Commission and the Township Supervisors in reviewing all subdivision and land development plans.

B. Whenever other Township regulations impose more restrictive standards and requirements than those contained herein, such other regulations shall prevail, otherwise, the standards and requirements of this chapter shall apply.

C. The layout or arrangement of the subdivision or land development and streets therein shall conform to any Comprehensive Plan adopted by the Township, any regulations or maps adopted in furtherance thereof and any other official plans of the Township which have been adopted.

D. The plan of the proposed subdivision or land development shall be coordinated with existing adjacent development in order to provide for harmonious development of the area as a whole.

E. Land shall be suited to the purpose for which it is to be subdivided or developed. Lands subject to hazards to life, health or property such as may result from fire, flood, disease or other causes shall either be made safe for the purpose for which such land is proposed to be used or such land shall be set aside for uses which shall not endanger life or property or further aggravate or increase the existing menace.

F. The construction of streets in the Township shall be done in conformity with the specifications, regulations and provisions set forth in the Bern Township Road and Street Ordinance[1] and as the same may be hereafter amended.

[1] Editor's Note: See Ch. 152, Streets and Sidewalks, Art. III, Street Construction.

§ 154-24 Streets.

A. General standards.

(1) The location and width of all streets shall conform to the Official Plans or to such parts thereof as may have been adopted by the Township and shall be properly related to all existing streets, recorded streets and official plans which have been adopted by the Township, county or state.

(2) The proposed street system shall extend existing or recorded streets at the same width as the existing or recorded streets if these streets meet or exceed the standards of § 154-24C(1). If the existing or recorded streets do not meet or exceed the standards of § 154-24C(1), the proposed street extensions shall meet the standards of § 154-24C(1).

(3) Where, in the opinion of the Township, it is desirable to provide for street access to adjoining property, streets shall be extended by dedication to the boundary of such property. The location and number of access points to adjoining properties are subject to Township Supervisors approval. If a subdivision proposes lots, all of which front on existing public roads, the Township may require the subdivider to reserve land adequate to provide for future street access from the public roads on which the lots front to the land to the rear of the proposed lots. Such reserved areas shall be of such dimensions to permit the construction of streets meeting the standards of this chapter.

(4) If lots or parcels in the subdivision are large enough for resubdivision or if a portion of the subdivider's property is not proposed to be subdivided but could be subdivided in the future, the Township may require the reservation of land adequate to provide for future street access to land which could be subdivided or subdivided in the future and require that the location of land reserved for future streets be coordinated with the street system shown on the subdivision plan.

(a) When reservations for future streets will adjoin lots to be developed prior to the construction of the streets, the developer shall establish the proposed grades of the future streets and the extent of the area necessary for the construction of those streets. If the area necessary for the construction of the streets extends beyond the proposed street right-of-way lines, all excavation and grading necessary for the roads beyond the right-of-way lines shall be done as required improvements in conjunction with the subdivision which contains the adjoining lots. Alternatively, construction easements shall be provided on the adjoining lots, sufficient to permit construction of the future street.

(b) Where reservations for future streets intersect existing streets, radii shall be provided for the reservations such that the requirements of this chapter could be met for a street to be constructed in the future.

(5) New minor streets shall be so designed as to discourage through traffic, but the subdivider shall give adequate consideration to provision for the extension and continuation of arterial and collector streets into and from adjoining properties. Minor streets shall be extended and continued into and from adjoining properties when necessary for the proper development of and traffic circulation in the Township.

(6) Where a subdivision or land development abuts an existing street which does not meet the standards of this chapter, the Township may require the dedication of land sufficient to widen the street to meet the standards of this chapter.

(7) Private streets (streets not to be offered for dedication) are prohibited, unless they meet the design and construction standards of this chapter.

(8) If the subject property is either landlocked with no available lot frontage along an existing Township or state road as a result of subdivision or conveyance occurring prior to June 19, 1979, or has frontage along an improved road but the available frontage is not enough to satisfy the minimum lot width requirements as established by the Zoning Ordinance or if, in the opinion of the Township Planning Commission, the topographical conditions along the available lot frontage are such that compliance with applicable Township driveway standards and specifications is impracticable, the Township may permit private streets within the proposed subdivision, providing the following conditions are met:

(a) No more than two lots (which includes the residue parcel) may be created which are served by a private street of this nature unless the road is constructed to meet Township standards and specifications. Each proposed lot must meet the minimum frontage requirements of the applicable provisions of the Bern Township Zoning Ordinance on the proposed private street.

(b) A minimum right-of-way width of 53 feet shall be provided for access to the proposed lots. The right-of-way shall be satisfactorily demonstrated to have the capability of meeting all applicable Township grades and design standards.

(c) Any right-of-way for access to the proposed lots which is not owned by the subdivider in fee shall be granted by deed or written agreement, running with the land for the benefit of the proposed lots, shall permit actual construction of a road according to Township grades and design standards and shall be filed with the Berks County Recorder of Deeds prior to final subdivision approval. In addition, a note shall appear on the subdivision plan indicating the date and filing of the right-of-way deed or written agreement as provided herein.

(d) A proposed private road shall not be required to meet Township street construction standards until such time as the same is dedicated to the Township or until further subdivision is proposed pursuant to a subsequent plan.

(e) Any subdivision plan prepared as defined above shall include a note on the plan to be recorded as follows: "Any further subdivision of this tract of land will require the construction of a street in compliance with all Township street standards in effect at the time of construction".

(f) All proposed rights-of-way or private streets, regardless of their intended use or development, shall be designed and constructed so that they remain mud free and in a state of permanent, passable condition.

(g) All proposed rights-of-way or private streets shall transverse no more than one lot or parcel of land other than that owned by the proposed subdivider and which is the subject of the proposed plan.

(9) Streets in and bordering a subdivision or land development shall be coordinated and be of such widths and grades and in such locations as deemed necessary to accommodate prospective traffic and facilitate fire protection.

(10) Streets within the subdivision or land development and adjacent roads which will receive traffic from and distribute traffic to the subdivision or land development shall be adequate or made adequate by the developer, in construction, grade, width and capacity to accommodate traffic generated by the subdivision or land development.

(11) Connections shall be provided between streets within the subdivision or land development to provide adequate access for emergency vehicles, other vehicles and pedestrians.

(12) Where a subdivision or land development fronts on and will provide for vehicular access to and from an existing Township road which does not meet the minimum cartway width requirements of this chapter, the Township Supervisors may require the developer to improve at his expense the Township road cartway to meet those requirements. Pavement shall be constructed in accordance with the requirements of this chapter. In addition, provision shall be made for adequate drainage along the sides of the roads. Such drainage provisions shall be approved by the Township Supervisors.

(13) Where streets and other public improvements continue into adjoining municipalities, evidence of compatibility of design, particularly with regard to street widths, shall be submitted. The applicant shall coordinate such design with both municipalities to avoid abrupt changes in cartway width or in improvements provided.

(14) The street system shall be designed with regard to:

(a) Consideration of existing topographical considerations.

(b) Providing buildable lots.

(c) Minimizing the number of street intersections, through encouraging the use of three-way rather than four-way intersections when intersections of minor streets are involved.

(d) Avoiding excessive linear footage of streets.

(e) Eliminating the use of culs-de-sac.

[Added 6-17-2003 by Ord. No. 204-2003]

(15) Eliminating the use of culs-de-sac. Developers are expected to provide for interconnecting streets or loop streets and not use culs-de-sac unless they can demonstrate to the satisfaction of the Township that, given the topography of the tract in question, a system of interconnecting or loop streets is not physically feasible (rather than merely economically undesirable) and that the use of a cul-de-sac is necessary to be able to utilize the tract of land. In granting permission to utilize a cul-de-sac, the Township shall consult the Township's engineers and providers of emergency services and shall find:

[Amended 6-17-2003 by Ord. No. 204-2003]

(a) The use of a cul-de-sac will not compromise public safety.

(b) That because of the topography of the site, an interconnecting or loop road system is physically not feasible. The applicant shall submit an engineering analysis and design sealed by a professional engineer which supports the claim that an interconnecting or loop road system is not physically feasible because of topographic conditions.

(16) All access drives within multiple family and nonresidential developments which are intended for circulation within the development shall be designed to the horizontal and vertical alignment standards for streets contained within this chapter.

B. Partial and half streets. New half or partial streets will not be permitted, but wherever a tract to be subdivided borders an existing recorded half or partial street, the Township shall require the subdivider to provide adjacent to such half or partial streets a reservation of land adequate to allow the construction of a road meeting the standards of this chapter when deemed appropriate by the Township.

C. Street widths.

[Amended 6-17-2003 by Ord. No. 204-2003]

(1) Minimum street right-of-way and cartway (pavement) widths shall be as follows:

	Street Type		Required Widths (in feet)
	Minor streets and culs-de-sac (curbing required in all cases)
		Right-of-way	56
		Cartway	36
	For detail sheet, see the drawing of "Minor Streets" included at the end of this chapter.
	Collector streets (curbing required in all cases)
		Right-of-way	60
		Cartway	40
	For detail sheet, see the drawing of "Collector Streets" included at the end of this chapter.
	Arterial street:
		Right-of-way	As determined after consultation with the Township, county and PennDOT
		Cartway	As determined after consultation with the Township, county and PennDOT
	Marginal access street: (no parking permitted)
		Right-of-way	36 or as determined after consulting with the Township, county and PennDOT
		Cartway	36
	Service street:
		Right-of-way	24
		Cartway	24

(2) Additional right-of-way cartway widths may be required by the Township for the purpose of promoting the public safety and convenience. The designation of streets as "minor," "collector" and "arterial" is subject to Township Supervisors' approval. The Township Supervisors may prohibit parking along collector streets.

(3) The limits of widths shall not be constructed to include the width required for necessary slopes in cuts or fills, when the limits of the road and the extra width required for such slopes exceed the limits of width herein specified. All areas beyond the uniform right-of-way shall be graded and blended into existing surrounding area using the side slopes of two to one or less. Steeper slopes may be approved only in extreme cases when specifically required and reinforced with appropriate engineering studies.

(4) Streets with curbs shall be used in all cases.

D. Restriction of access.

(1) Whenever a subdivision or land development abuts or contains an arterial or collector street or abuts an existing Township road of any classification, the Township may require restriction of access to the street by:

(a) Provision of reverse frontage lots; or

(b) Provision of service streets along the rear of the abutting lots, together with prohibition of private driveways intersecting the street; or

(c) Provision of marginal access streets, provided that the reserve strip establishing such marginal access streets shall be placed within the jurisdiction of the Township or PennDOT under an agreement meeting the approval of the Township; or

(d) Provision of a system of minor streets which would intersect the street and on which lots would front.

(2) Except as specified by § 154-24D(1)(c), reserve strips shall be prohibited.

E. Street grades.

(1) There shall be a minimum center-line grade of 1%.

(2) Center-line grades shall not exceed the following:

(a) Minor street: 10%.

(b) Collector street: 7%.

(c) Arterial street: 6%.

(d) Street intersection: 5%.

(3) Grades up to 12% may be permitted by Township on minor streets, except culs-de-sac, where access to the street is possible over streets with grades of 10% or less.

F. Horizontal curves.

(1) Whenever street lines are deflected in excess of 5°, connection shall be made by horizontal curves.

(2) Minimum center line radii for horizontal curves shall be as follows:

(a) Minor streets: 150 feet.

(b) Collector streets: 300 feet.

(c) Arterial streets: 500 feet.

(3) A straight section of road of at least 100 feet shall be introduced between all horizontal curves on collector and arterial streets.

(4) Combinations of the minimum radius and maximum grade shall be avoided.

G. Vertical curves. At all changes in street grades which the algebraic difference in grade exceeds 1%, vertical curves shall be provided to permit the following minimum sight distances:

(1) Minor streets: 200 feet.

(2) Collector streets: 300 feet.

(3) Arterial streets: 400 feet.

H. Intersections.

(1) Streets shall intersect at right angles, provided that the Township may permit intersections at less than or more than 90° when necessitated by the topographic conditions of the site. No street, however, shall intersect another at an angle of less than 60° or more than 120°.

(2) No more than two streets shall intersect at same point.

(3) Streets intersecting another street shall either intersect directly opposite to each other or shall be separated by at least 150 feet between center lines, measured along the center line of the street being intersected.

(4) Intersections shall be approached on all sides by a straight leveling area, the grade of which shall not exceed 5% within 50 feet of the intersection of the nearest right-of-way lines.

(5) Intersections with arterial streets shall be located not less than 1,000 feet apart, measured from center line to center line along the center line of the arterial streets.

(6) Street curb intersections shall be rounded by a tangential arc with a minimum radius of:

(a) Twenty feet for intersections involving only minor streets.

(b) Thirty feet for all intersections involving a collector street.

(c) Forty feet for all intersections involving an arterial street.

(d) Ten feet for all service streets.

(7) Street right-of-way lines shall be parallel to (concentric with) curb arcs at intersections.

I. Sight distances at intersections.

(1) Clear sight triangles shall be provided at all street intersections and shall be drawn on the final plan. Within such triangles, no vision obstructing object shall be permitted which obscures vision above the height of 30 inches and below the height of 10 feet, measured from the center-line grade of intersecting streets. Such triangles shall be established from a distance of:

(a) Seventy-five feet from the point of intersection of the center lines; except that

(b) Clear sight triangles of 150 feet shall be provided for all intersections with arterial streets.

(2) Whenever a portion of the line of such clear sight triangles occurs behind the required building setback line, such portion shall be considered a building setback line.

J. Cul-de-sac streets.

(1) Dead end streets are prohibited unless designed as cul-de-sac streets, provided that in the case of streets which are planned for future extension into adjoining tracts and which will be no longer than the depth of one lot and which will not be the primary means of access to any lot or dwelling unit, a turnaround is not required.

(2) Except as provided in § 154-24J(1), any street dead-ended for access to an adjoining property or because of authorized stage development shall be provided with a turnaround within the subdivision or land development and the use of such turnaround shall be guaranteed to the public until such time as the street is extended.

(a) Should a temporary cul-de-sac be proposed, agreements satisfactory to the Township Supervisors and Township Solicitor shall be made for construction and installation responsibilities of all improvements when the temporary cul-de-sac is abandoned and the street is extended.

(b) In the event that the Township Supervisors shall not consider development of adjoining property to be imminent, the Supervisors may require that a permanent curbed cul-de-sac be constructed.

(3) Permanent cul-de-sac streets shall not exceed 500 feet in length, provided that the Township may permit permanent culs-de-sac in excess of 500 feet, to a maximum of 1,000 feet, when they will serve only single-family detached dwellings and when the number of dwelling units served will not exceed 20.

(a) Cul-de-sac streets shall be at least 250 feet from the right-of-way of the street intersected to the end of the turnaround.

(4) Unless future extension is clearly impractical or undesirable, the turnaround right-of-way shall be placed adjacent to the tract boundary with sufficient additional width provided along the boundary line to permit extension of the street at full width.

(5) All cul-de-sac streets, whether permanently or temporarily designed as such, shall be provided at the closed end with a fully paved turnaround. Minimum radius to the pavement edge or curbline shall be 50 feet and minimum radius to the right-of-way line shall be 60 feet.

(6) Drainage of cul-de-sac streets shall preferably be toward the open end. If drainage is toward the closed end, water shall be conducted away in an underground storm sewer or by other means approved by the Township.

(7) The center-line grade on a cul-de-sac street shall not exceed 10% and the grade of the diameter of the turnaround shall not exceed 5%.

K. Street names.

(1) Proposed streets which are in alignment with others already existing and named shall bear the names of the existing streets.

(2) In no case shall the name of a proposed street duplicate an existing street name in the Township and the postal district, irrespective of the use of the suffix street, road, avenue, boulevard, drive, way, place, court, lane, etc.

(3) All street names shall be subject to approval of the Township and postmaster having jurisdiction.

L. Service streets (alleys).

(1) Service streets are prohibited in residential subdivisions except where required to avoid direct driveway access to arterial, collector or existing minor streets.

(2) Service streets may be permitted in other types to development, provided that the subdivider produces evidence satisfactory to the Township of the need for such service streets and provided that the service streets are not the primary means of access.

(3) Where permitted, service streets shall have a minimum paved width of 24 feet except that where service streets serve uses on only one side of the street and the service streets will be one way, the Township may permit a paved surface of not less than 12 feet.

(4) Dead-end service streets shall be avoided, but where this proves impossible, dead-end service streets shall be terminated with a paved circular turnaround with a minimum radius to the outer pavement edge (curbline) of 50 feet.

(5) Sharp changes in alignment of service streets shall be avoided. Design of service streets which will encourage their use for through traffic shall also be avoided.

M. Guide rail.

(1) Streets shall be designed to preclude or minimize the need for guide rail. The Township Supervisors may require guide rail to be placed for protection on embankments when a barrier is required in Design Manual Part 2 Highway Design by the Pennsylvania Department of Transportation, January 1990 edition.

(2) Fixed obstructions along streets which would require guide rail shall be precluded or minimized. The Township Supervisors may require guide rail to be placed when a barrier is required for fixed objects in Design Manual Part 2 Highway Design by the Pennsylvania Department of Transportation, January 1990 edition.

(3) The design and selection of guide rail shall be in accordance with the standards in Design Manual Part 2 Highway Design, January 1990 edition, however, all guide rail systems require approval of the Township Supervisors.

N. Access to the subdivision or land development.

(1) The location and number of access points to a subdivision or land development shall be adequate for and appropriate to the size and nature of the development and surrounding roads and land uses.

(2) All subdivisions and land developments containing more than 20 dwelling units shall have at least two means of ingress and egress via streets or access drives meeting the design and construction standards of the Township.

(3) For all subdivisions and land developments for which only one means of ingress and egress is proposed, the Township Supervisors may require, where deemed necessary in the public interest and for the public safety, the provision of additional street or access drive access meeting Township standards or the provision of an alternate means of ingress and egress meeting Township standards which could be used by emergency vehicles if the primary means of ingress and egress were rendered unusable. Such alternate means of ingress and egress shall be of such width and improved to such an extent to be usable by emergency vehicles and shall not be used for structures, trees or similar obstructions.

(4) The Township Supervisors may require that vehicular access be provided to each dwelling unit within a subdivision or land development over a street or other approved means of access which is elevated above the level of the one-hundred-year flood.

§ 154-25 Blocks.

A. Layout. The length, width and shape of blocks shall be determined with due regard to the provision of adequate sites for buildings of the type proposed, zoning requirements, topography and requirements for safe and convenient vehicular and pedestrian circulation, including the reduction of intersections with arterial streets.

B. Length.

(1) Blocks shall have a maximum length of 1,600 feet and a minimum length of 500 feet. The Township may decrease the permitted maximum and/or minimum lengths of blocks if the topography of land or surface water drainage conditions warrant such a decrease.

(2) Blocks along arterial streets shall not be less than 1,000 feet long.

C. Depth. Residential blocks shall be of sufficient depth to accommodate two tiers of lots, except where reverse frontage lots are required or where prevented by the size, topographical conditions or other inherent conditions of the property.

D. Commercial and industrial blocks. Blocks in commercial and industrial areas may vary from the elements of design detailed above, if required by the nature of the use. In all cases, however, adequate provisions shall be made for off-street parking and loading areas as well as for traffic circulation and parking for employees and customers.

E. Crosswalks. Crosswalks may be required by the Township whenever necessary to facilitate pedestrian circulation and to give access to community facilities. Such crosswalks shall have a minimum width of 10 feet and contain a walkway, constructed of a material approved by the Township, with a minimum width of four feet.

§ 154-26 Lots and parcels.

A. General standards.

(1) The size, shape and orientation of lots shall be appropriate for the type of development and use contemplated and be in accordance with the provisions of the Township Zoning Ordinance. The use of flag-lot-type designs shall be prohibited, except where, in the opinion of the Supervisors, no other solution is available.

(2) Insofar as practical, side lot lines shall be at right angles to straight street lines and radial to curved street lines.

(3) Where feasible, lot lines shall follow municipal boundaries rather than cross them.

(4) Generally, the depth of residential lots shall not be less than one nor more than three times their width.

(5) Depth and width parcels intended for nonresidential uses shall be adequate for the use proposed and sufficient to provide satisfactory space for on-site parking, lading and unloading, setbacks, landscaping, etc.

(6) Where extra width has been dedicated for widening of existing streets, all setbacks shall be measured from such adjusted right-of-way lines.

(7) Subdivisions shall be designed to avoid the creation of remnants of land. If remnants of land would result after subdividing, adequate provision, which shall be approved by the Township, shall be made for the disposition and maintenance of those remnants.

(8) Where access to land within a subdivision or land development will be solely by proposed roads within an adjoining municipality, the Township Supervisors may require assurance from the adjoining municipality that adequate provisions have been made to ensure construction of the proposed access roads.

(9) When the rear wall of a building will face a public street, the Township Supervisors may require a landscape screen, fence, earth mounding or similar screening device subject to Township approval between the building and the public street.

B. Lot frontage.

(1) All lots shall front on and have direct driveway access to an existing or proposed public street or to a private street if it meets the requirements of this chapter.

(2) Reverse frontage lots shall be avoided except where required to provide separation of residential development from arterial, collector or existing minor streets or to overcome specific disadvantages of topography or orientation. All residential reverse frontage lots shall contain a planting screen, fence, earth mounding or similar screening device and barrier to vehicular access within the rear yard.

(3) After consideration of street speeds, traffic volumes, projected traffic generated at a proposed land use and the location and arrangement of existing and proposed driveways and intersections, the Township Supervisors may require the developer to install at his expense an acceleration or deceleration lane, or both, to serve a proposed driveway or street. If additional street right-of-way is required to construct the acceleration or deceleration lane, the additional right-of-way shall be provided by the developer. When required by the Township Supervisors, the developer shall furnish a study to the Township which will provide the information necessary to permit the determination as to whether an acceleration or deceleration lane is required.

(4) Subdivisions and land developments shall be provided with internal streets to which the lots will have driveway access in order to minimize the number of driveway intersections with existing public streets. This reduction in driveway intersections will lessen interruptions to traffic flow and accident hazards and minimize sedimentation and runoff problems onto existing public streets.

C. Lot size.

(1) The minimum lot size and width requirements are found in the Township Zoning Ordinance. The minimum lot area requirements found in the Zoning Ordinance may be increased by the Township according to the results of the soil percolation tests required by § 154-21 of this chapter.

(2) Lot sizes shall be determined from the ultimate right-of-way line of adjacent street; lot width to be in accordance with conditions of Article VII this chapter and the conditions of the Township Zoning Ordinance.

D. Driveways and off-street parking.

(1) Each proposed dwelling unit in a subdivision or land development shall be provided with at least two off-street parking spaces.

(a) In the case of single-family or two-family dwellings, such off-street parking spaces shall be provided behind the street right-of-way line and may be provided in an attached or separate garage, carport or driveway.

(b) In the case of multiple-family dwellings, such off-street parking spaces shall be provided in parking facilities located adjacent to, within or near the multiple family dwellings.

(2) Commercial and industrial developments shall meet the off-street parking requirements of the Township Zoning Ordinance.

(3) Entrances to private driveways serving one- and two-family dwellings shall be located at least 60 feet from the point of intersection of the nearest street cartway edge and at least 10 feet from side property lines to the end of the driveway radius at the cartway edge.

(4) Entrances to private driveways serving multiple-family dwellings shall be located at least 100 feet from the point of intersection of the nearest street cartway edge and at least 10 feet from side property lines to the end of the driveway radius at the cartway edges.

(5) Private driveways shall have such grades as to furnish safe and convenient parking spaces and to provide a safe and convenient means of access. Grades shall not exceed 15% and driveways should be paved when the grade exceeds 8%.

(6) Entrances to private driveways serving multiple-family dwellings shall be rounded at a minimum radius of 10 feet and constructed in accordance with Township regulations.

(7) Private driveway entrances shall not intersect streets at angles of less than 60° nor more than 120°.

(8) Driveways shall be so located as to provide reasonable sight distance at intersections with streets, in accordance with § 154-24I(1) of this chapter.

(9) Provision shall be made at all intersections of driveways with streets to ensure adequate stormwater drainage.

(10) The Township Supervisors may require the driveway on a lot which abuts two or more streets to be restricted to that street which can more safely accommodate its traffic.

(a) If the Township Supervisors determine that offset driveways will create a safety hazard, they may require a driveway to be located directly opposite a driveway on the other side of a street, rather than be offset from that driveway.

(11) The Township Supervisors may require the permissible location of a driveway for a lot to be shown on the subdivision or land development plan and further require that driveway locations be subject to approval of the Supervisors.

(12) All driveways which provide access to arterial and collector streets, if such driveways are permitted by the Township Supervisors, shall be designed with turnaround areas so that cars will not back onto collector and arterial streets.

(13) The Township Supervisors may require the developer to submit with his subdivision or land development plans evidence that the standards for driveways established in this section can be met for each lot where doubt exists as to the feasibility of meeting the standards.

(14) Shared driveways to single-family detached dwellings are prohibited.

[Added 6-7-2005 by Ord. No. 220-2005]

§ 154-27 Sanitary sewage disposal.

A. The subdivider shall provide the highest type of sanitary sewage disposal facility consistent with existing physical, geographical and geological conditions. The following types of sanitary sewage disposal facilities are listed in order of decreasing desirability:

(1) Public sanitary sewer and treatment plant system.

(2) Community sanitary sewer system with a temporary sewage treatment plant.

(3) Capped sewers with temporary, approved on-site facilities.

(4) Approved on-site facilities.

B. Each property shall connect with an approved public or community sewer system, if geographically and economically accessible and permission to connect is secured. Where sewers are not yet accessible but are planned for extension to the subdivision or land development within 10 years, the Township may require that the subdivider install sewer lines, including lateral connections, as may be necessary to provide adequate service to each lot and dwelling unit when connection with the sewer system is made. Sewer lines shall be suitably capped at the limits of the subdivision or land development and laterals shall be capped at the street right-of-way line. When capped sewers are provided, on-site disposal facilities shall also be provided.

C. All sewage disposal systems shall conform in all respects to the minimum requirements of the Pennsylvania Department of Environmental Protection and all ordinances, rules and regulations of the Township and applicable authorities.

D. When on-site facilities are required, carefully engineered facilities shall be installed. Before covering and backfilling, all on-site facilities shall be inspected and approved by the Township Sewage Enforcement Officer. Such approval shall be in writing. Two copies of an as-built drawing of on-site facilities shall be provided for the Township showing the location, sizes and capacities of all pipes, tanks, cleanouts, vents and tile fields.

E. If on-site sanitary sewage disposal facilities are proposed, the Township may require that the subdivider submit an Economic Feasibility Report if the Township considers that such facilities are not the highest type consistent with existing physical, geographical and geological conditions. Such report shall compare the cost of providing on-site facilities and cost of providing higher types of facilities (see § 154-27A). Based on analysis of the Economic Feasibility Report, the Township may require the installation of a higher type of facility.

F. Whenever approval by the Municipal Authority or the Pennsylvania Department of Environmental Protection is required for the sanitary sewer system for a proposed subdivision or land development, the developer shall submit a copy of such approval to the Township prior to final approval of a plan. Indication of ability to serve the tract shall be furnished to the Township at preliminary plan stage.

§ 154-28 Water supply.

A. New subdivisions and developments shall incorporate adequate provisions for a reliable, safe and adequate water supply to support intended uses within the capacity of available resources.

(1) Whenever an existing public or approved community water system is geographically and economically accessible to a proposed subdivision or land development and permission to connect thereto is secured, a distribution system shall be designed to furnish an adequate supply of water to each lot and dwelling unit with adequate main sizes and fire hydrant locations to meet the specifications of the Insurance Services Office of Pennsylvania. A copy of the approval of such system by the appropriate public agency or utility company shall be submitted with the final plan. Suitable agreement shall also be established for the ownership and maintenance of such distribution system.

B. Where public or community systems are not geographically and economically accessible and on-site sanitary sewerage disposal systems are proposed to be used or where a public water distribution system is planned for extension to the subdivision within 10 years, a community water supply may be required by the Township if deemed necessary for the public health, safety and welfare. If such a system is provided, it shall be approved by the Pennsylvania Department of Environmental Protection and appropriate agreements established to ensure proper and adequate maintenance shall be submitted to the Township.

C. Where individual on-site water system(s) are to be utilized, each lot so served shall be of a size and shape to allow safe location of such a system. The individual supply system shall be constructed in full compliance with Pennsylvania Department of Environmental Protection specifications.

(1) Where individual on-site water supply system(s) are to be utilized, it is recommended (but not required) that the subdivider provide at least one test well for each 10 proposed dwelling units. Such wells should be drilled, cased and grout sealed into bedrock, at least 50 feet deep and should have a production capacity of at least five gallons per minute of safe, potable drinking water, as certified by a state or Township health officer. No well shall be closer than DEP regulations permit from a tile field.

D. Wherever approval by an authority or other public agency or utility company or the Pennsylvania Department of Environmental Protection is required for the water supply and distribution system for a proposed subdivision or land development, the subdivider shall submit a copy of such approval to the Township prior to final approval of a plan.

(1) If water is to be provided by means other than by private wells owned and maintained by the individual owners of lots within the subdivision or land development, applicants shall present evidence to the Township Supervisors at preliminary plan stage that the subdivision or development is to be supplied by a certified public utility, a bona fide cooperative association of lot owners or by a municipal corporation, authority or utility. A copy of a Certificate of Public Convenience from the Pennsylvania Public Utility Commission or an application for such certificate, a cooperative agreement or a commitment or agreement to serve the area in question, whichever is appropriate, shall be acceptable evidence.

E. Prior to approval of any plan utilizing well or spring supplies as part of a community or public water system, the applicant shall drill a test well(s), perform pump tests and have monitoring test wells around the pump test well. In addition, wells of houses in the surrounding area shall be monitored and drawdown levels measured. The aquifer evaluation shall establish whether sufficient water supply exists and the effect on the aquifer of withdrawing that water.

(1) No plan will be approved unless the applicant can demonstrate that adequate domestic and fire supplies can be obtained without adversely affecting surrounding wells.

(2) In addition to the aquifer evaluation, a water budget analysis shall be prepared for the basin area around the development. This analysis shall measure the water coming into the basin against the water being taken out of the basin.

§ 154-29 Storm drainage.

A. Storm sewers, culverts and related installations and improvements shall be provided in order to:

(1) Permit unimpeded flow of natural watercourses;

(2) Ensure adequate drainage of all streets;

(3) Intercept stormwater runoff along streets at intervals related to the extent and grade of the area drained:

(4) Provide positive drainage away from on-site sewage disposal facilities and buildings;

(5) Ensure adequate drainage at intersections of driveways with streets.

B. Where existing storm sewers are reasonably accessible and of adequate capacity, subdivisions and land developments shall, if required by the Township, connect to the existing storm sewers.

C. When storm drainage will be directed into an adjacent municipality, all provisions for accommodating such storm drainage shall be submitted to the governing body of that municipality for review.

(1) Runoff shall not be increased or concentrated onto adjacent properties, nor shall the velocity of flow be increased beyond that existing prior to subdivision or land development unless written approval is given by the adjacent property owners to the proposed discharge of surface runoff and the written agreements are approved by the Township Supervisors.

D. Storm drainage facilities shall be designed not only to handle the anticipated peak discharge from the property being subdivided, but also the existing runoff from all the property at a higher elevation in the same watershed.

E. Where a subdivision or land development is traversed by or contains a pond, lake, watercourse, drainageway, channel, storm drainage system or stream, there shall be provided a drainage easement that conforms substantially with the line of such pond, lake, watercourse, drainageway, channel, storm drainage system or stream of such width as will be adequate to preserve the unimpeded flow of drainage (one-hundred-year flow) and to provide for widening, deepening, relocating, improving or protecting such features or drainage facilities. Minimum easement width shall be 10 feet from each side of the watercourse, waterbody, stream, pond, lake or drainage facility, but the Township may require a greater easement when necessary. Bearings and distances shall be provided for the boundaries of easements.

(1) Any changes in an existing drainageway shall be subject to the approval of the Pennsylvania Department of Environmental Protection, the Army Corps of Engineers or the Federal Emergency Management Agency when each or all have jurisdiction. All permits and approvals shall be issued prior to construction of storm drainage-related improvements.

(2) The developer shall property grade and seed slopes and fence open ditches when a safety hazard can result. Areas within easements shall be kept as lawn or in natural conditions to allow maintenance and entrance.

F. All drainage facilities shall be designed to adequately handle surface runoff and carry it to suitable outlets and shall be designed in accord with the Township's Stormwater Management Ordinance.[1]

[1] Editor's Note: See Ch. 149, Stormwater Management.

G. All streets shall be so designed as to provide for the discharge of surface water from their rights-of-way.

H. The slope of the crown on proposed streets shall be not less than 1/4 of an inch per foot and not more than 1/3 of an inch per foot.

I. Adequate facilities shall be provided at low points along streets, at street intersections and at intermediate points where necessary to intercept runoff. Crossing gutters will not be permitted.

J. Stormwater management basins shall be planted with cover vegetation specifically suited for such basins. Basins should be designed to blend with the surrounding topography. When required by the Township, basins shall be screened with landscaping from adjacent properties.

K. Stormwater management basins shall be surrounded by a fence, a minimum of six feet in height to prevent access thereto. The Board of Supervisors shall approve the materials used in construction of such fence.

[Added 6-17-2003 by Ord. No. 204-2003]

§ 154-30 Natural features, utility easements, erosion and sediment controls, mobile home parks, community facilities, solid waste management, landscaping, required studies.

A. Natural features. Wherever possible, natural features such as large trees, rock outcroppings, wooded areas and natural watercourses and bodies of water shall be preserved. It shall be the applicant's responsibility to prove that vegetation removal has been minimized.

(1) Existing vegetation designated to remain as part of the landscaping of a subdivision or land development shall be identified in the field prior to any clearing and shall be physically protected throughout the construction process. A temporary physical barrier, such as a snow fence, shall be erected a minimum of one foot outside the dripline on all sides of individual trees, tree masses or woodlands prior to major clearing or construction. The barrier shall be placed to prevent disturbance to or compaction of soil inside the barrier and shall remain until construction is complete. The barrier shall be shown on the landscape plan.

(2) Street and lot designs shall minimize alterations to the natural landscape.

(3) No activity shall endanger groundwater levels and quality and surface water quality in the area of the use, nor adversely affect groundwater supplies of nearby properties.

(4) Any developer who affects a public or private water supply by contamination or diminution shall restore or replace the affected supply with an alternate source of water adequate in quantity and quality for the purposes served by the supply. Such alternate source shall be acceptable to the owner of the affected supply.

B. Utility easements.

(1) Easements shall be provided for poles, wires, conduits, storm and sanitary sewers, gas, water and heat mains and other utility lines intended to service the abutting lots. No structures or trees shall be placed within such easements. Local utility companies shall be consulted when locating utility easements and give written approval of their locations.

(2) Easements abutting street rights-of-way shall be a minimum of 10 feet in width. Other easements shall be a minimum of 20 feet in width.

(3) There shall be a minimum distance of 50 feet measured in the shortest distance between any proposed dwelling unit and any petroleum products or natural gas transmission line which traverses the subdivision or land development.

(4) Where gas or petroleum transmission lines are a part of the proposed development, either proposed or requiring relocation, construction shall occur within a right-of-way of 50 feet minimum and shall comply with the applicable requirements of the Pennsylvania Public Utilities Commission Regulations.

(5) Except where a waiver is granted by the Public Utilities Commission, underground electric distribution lines and telephone lines shall be installed in all new subdivisions and land developments of five dwelling units or more. In existing subdivisions with five or more unimproved lots, any extensions of the electric distribution lines shall be placed underground. An approved plan for the utilization of an electric distribution shall be submitted to the Township prior to recording of a final plan.

C. Erosion and sediment controls.

(1) Land shall not be developed or changed by grading, excavation or the removal or destruction of natural topsoil, trees or other vegetative cover unless adequate provisions for minimizing erosion and sedimentation are provided.

(2) A plan for erosion and sediment control shall be prepared and submitted to the Township. The plan shall meet all requirements of the County Conservation District and the Pennsylvania Department of Environmental Protection and be approved by the Conservation District, the Township and the Department of Environmental Protection when applicable.

(3) The following guidelines shall be applied as needed in developing erosion and sediment control measures.

(a) Stripping of vegetation, grading, filling, excavating or other alteration of the landscape shall be kept to a minimum and shall be done in such a way which will minimize erosion.

(b) Whenever feasible, natural vegetation shall be retained, protected and supplemented.

(c) The disturbed area and the duration of exposure shall not exceed 20 days, except in the case of building construction.

(d) Disturbed soils shall be stabilized as quickly as practicable.

(e) Temporary vegetation and/or mulching shall be used to protect exposed critical areas during development.

(f) Erosion control and drainage measures shall be installed prior to earthmoving activities.

(g) Both permanent and temporary provisions shall be made to effectively accommodate the increased runoff caused by changed soil and surface conditions during and after development. Where necessary, the rate of surface water runoff shall be mechanically retarded.

(h) Until disturbed areas are stabilized, sediment in runoff water shall be trapped by the use of debris basins, sediment basins, silt traps or similar measures.

(i) Provisions shall be made to protect existing water supplies and geologic structures with water supply potential from contamination.

(4) The following guidelines shall be applied as needed in excavation and fills as part of erosion and sediment controls:

(a) All lots, tracts or parcels shall be graded to provide positive drainage away from buildings, without ponding.

(b) Grading and cut-fill operations shall be kept to a minimum to ensure conformity with the natural topography, to minimize the erosion hazard and to adequately handle surface runoff.

(c) Natural drainage patterns shall be preserved wherever possible and desirable.

(d) Adequate provisions shall be made to prevent surface water from damaging the cut face of excavations and the sloping surfaces of fills.

(e) Cut and fills shall not endanger adjoining property.

(f) Fill shall be placed and mechanically compacted to minimize sliding and erosion of the soil.

(g) Fills shall not encroach on natural watercourses, floodplains or constructed channels.

(h) Grading shall not be done in such a way so as to divert water onto the property of another landowner without the expressed consent of the Township Supervisors and the adjoining landowner.

(i) During grading operations, necessary measures for dust control shall be exercised.

(j) Grading equipment shall not cross live streams. Provisions shall be made for the installation of culverts or bridges.

D. Standards for mobile home parks.

(1) Mobile home parks shall be considered subdivisions and shall comply with all the design standards and improvements specifications found in Article V and VI of this chapter.

(2) The submission, review, approval or disapproval and recording of any mobile home park shall be in accordance with the provisions of Article III of this chapter.

(3) The plan of any mobile home park shall comply with the requirements stated in Article IV of this chapter.

(4) All mobile home parks shall comply with all the requirements for mobile home parks as may be listed in the Township Zoning Ordinance and other Township ordinances and regulations. In addition, all mobile home parks shall comply with all requirements established for mobile home parks by the Commonwealth of Pennsylvania.

E. Compliance with Township Zoning Ordinance. All subdivisions and land developments shall be designed to meet the requirements of the Township's Zoning Ordinance, except as otherwise provided in this chapter.

F. Community facilities.

(1) In reviewing subdivision and land development plans, the Township shall consider the adequacy of existing or proposed community facilities to serve the additional dwellings proposed by the subdivision or land development.

(2) Subdividers shall give earnest consideration to providing or reserving areas for facilities normally required in residential neighborhoods, including churches, libraries, schools and other public buildings, parks, playgrounds and playfields.

(3) Areas provided or reserved for such community facilities should be adequate to provide for building sites, landscaping and off-street parking as appropriate to the use proposed. Such areas should be located in a manner to best serve the public likely to use the same and to utilize, to the greatest degree, any existing desirable topographical features.

G. Solid waste management.

(1) To ensure incorporation of adequate provision for solid waste management practices in design of land developments and subdivisions, the following minimum requirements shall be contained on development plans in accordance with § 154-19D(1) and § 154-20D(10) of this chapter.

(a) The location, size and type of bulk storage containers shall be shown and shall be adequate to contain all wastes generated between collections.

(b) All bulk storage containers shall be located to permit efficient use of collection equipment and to permit maneuverability of such equipment.

(c) All bulk storage containers shall be appropriately screened.

(d) A statement of the method and frequency of refuse collection to be used shall be included on the plan.

(2) Where no bulk storage is proposed and individual households are expected to individually establish appropriate collection service, a statement shall be shown on the plan which advises that solid waste storage and collection is an individual household responsibility.

(3) In subdivisions or land developments located in areas presently served by a municipal collection or municipal contract collection system and for which no bulk storage methods are proposed, a statement indicating the availability of an existing solid waste collection system may be shown on the plan in lieu of information required in § 154-30G(1) of these regulations.

(4) Debris, rubbish or other waste material resulting from grading or construction activities on the lot shall be removed from the lot prior to the issuance of a certificate of use and occupancy for the lot. No debris, rubbish or waste material shall remain within the area of an improvement covered by a performance guaranty upon expiration of the guaranty or completion of the improvements, whichever is sooner.

H. Landscaping.

(1) Parking lots shall be effectively landscaped with trees and shrubs to reduce the visual impact of glare, headlights and parking lot lights; to delineate driving lanes; and to define rows of parking. All parking lots with 15 or more stalls shall be landscaped according to the following regulations:

(a) One planting island shall be provided for every 15 parking stalls. There shall be no more than 15 contiguous parking stalls in a row without a planting island.

(b) The ends of all parking rows shall be divided from drives by planting islands.

(2) All subdivisions and land developments shall be landscaped with the following two components:

(a) Property line buffers that act to integrate new development with its surroundings and to separate incompatible land uses. Property line buffers shall be required for the following types of development and as otherwise specified in the Township Zoning Ordinance:

[1] All nonresidential development.

[2] All multifamily and single-family attached development.

[3] All single-family detached cluster development.

[4] All mobile home parks.

(b) Site element screens that act to minimize or eliminate views to certain site elements located within 100 feet of property lines or road rights-of-way (either public or private). Site element screens shall be required in all proposed land developments around the following site elements, when these are located partially or fully within 100 feet of the property line or existing road right-of-way.

[1] Parking lots.

[2] Dumpsters, trash disposal or recycling areas.

[3] Service or loading docks.

[4] Outdoor storage.

[5] Vehicle storage.

[6] Single-family attached rear yards.

[7] Multifamily rear yards.

[8] Active recreation facilities.

[9] Detention basins.

[10] Sewage treatment plants and pump stations.

[11] Vacuums at car washes.

[12] Community on-site sewage disposal systems.

(3) The location, dimensions and spacing of required plantings shall be adequate for the required effect and their proper growth and maintenance, taking into account the sizes of such plantings at maturity and their present and future environmental requirements, such as wind, soil, moisture and sunlight.

(4) Required plant material shall be maintained for the life of the project to achieve the required visual effect of the buffer or screen. It shall be the ultimate responsibility of successive property owners to ensure that the required plantings are properly maintained. Dead or diseased plant material shall be removed or treated promptly by the property owner and replaced at the next growing season.

(5) All sight triangles shall remain clear and any plant material that could endanger safety such as unstable limbs shall be removed and the plant material replaced if necessary. It shall be the responsibility of the property owner to maintain all plantings and architectural elements to ensure a safe environment.

I. Required studies to be submitted by the developer.

(1) Traffic Impact Study.

(a) A Traffic Impact Study shall be submitted in the following instances:

[1] A residential subdivision or land development which has or will accumulate to more than 16 lots and/or dwelling units;

[2] A nonresidential subdivision of five or more lots;

[3] A nonresidential land development containing 40,000 square feet or more of gross floor area;

[4] Any nonresidential land development within 1/4 mile of an intersection involving an arterial road or two collector roads;

[5] Provided that the Township Supervisors reserve the right to require a traffic study for any subdivision or land development other than a minor residential subdivision (refer to § 154-17A of this chapter), lot annexation and plan for revision to lot lines when the Township Supervisors deems such a study necessary to adequately review the impact of the subdivision or land development on existing and proposed roads in accordance with § 154-24A.

(b) The Traffic Impact Study shall be prepared by a qualified professional traffic engineer or traffic planner with verifiable experience in preparing such studies. The study area for the traffic study shall be based on engineering judgment and an understanding of existing traffic conditions at the site and represent the area which is likely to be affected by the development. The study limits shall be initially agreed upon by the developer, his engineer and the Township.

(c) The Traffic Impact Study shall contain the following elements:

[1] The study area boundary and identification of the roadways included within the study area.

[2] A general site description, including:

[a] Size, location, existing and proposed land uses and dwelling types, construction staging and completion date of the proposed development.

[b] Existing land uses, approved and recorded subdivision and land developments and subdivisions and land developments proposed but not yet approved and recorded in the study area that are agreed upon by the Township, developer and traffic engineer as having bearing on the development's likely impact shall be described and considered.

[c] Within the study area, the applicant must describe existing roadways and intersections (geometrics and traffic signal control) as well as improvements contemplated by government agencies or private parties.

[3] Analysis of existing conditions, including:

[a] Daily and peak hour(s) traffic volumes. Schematic diagrams depicting daily and peak hour(s) traffic volumes shall be presented for roadways within the study area. Turning movement and mainline volumes shall be presented for the three peak hour conditions (a.m., p.m. and site generated) while only mainline volumes are required to reflect daily traffic volumes. The source and/or method of computation for all traffic volumes shall be included.

[b] Volume/capacity analyses at critical points. Utilizing techniques described in the Highway Capacity Manual Transportation Research Board Special Report 209 (Third or latest Edition) or derivative nomographs, an assessment of the relative balance between roadway volumes and capacity are to be described. The analysis shall be performed for existing conditions (roadway geometry and traffic signal control) for the appropriate peak hours.

[c] Level of service at critical points. Based on the results obtained in the previous section, levels of service (A through F) shall be computed and presented. Included in this section shall also be a description of typical operating conditions at each level of service.

[d] A tabulation of accident locations during the most recent three-year period shall be provided.

[4] Analysis of future conditions without the proposed development. The fixture year(s) for which projections are made will be specified by the Township and will be dependent on the timing of the proposed development. The following information shall be included:

[a] Daily and peak hour(s) traffic volumes. This section shall clearly indicate the method and assumptions used to forecast future traffic volumes. Schematic diagrams depicting future traffic volumes in terms of location and times (daily and peak hours) shall be provided.

[b] Volume/capacity analyses at critical locations. The ability of the existing roadway system to accommodate future traffic (without site development) shall be described in this section. If roadway improvements or modifications are committed for implementation, the volume/capacity analysis shall be presented for these conditions.

[c] Levels of service at critical points. Based on the results obtained in the previous section, levels of service (A through F) shall be determined.

[5] Trip generation. The amount of traffic generated by the site shall be presented in this section for daily and the three peak hour conditions. The trip generation rates used in this phase of the analysis shall be justified and documented to the satisfaction of the Township Supervisors. Trip Generation (Fifth or latest Edition) published by the Institute of Transportation Engineers shall be used unless the Township Supervisors approve other studies.

[6] Trip distribution. The direction of approach for site generated traffic shall be presented in this section for the appropriate time periods. As with all technical analysis steps, the basic method and assumptions used in this work shall be clearly stated in order that the Township can replicate these results.

[7] Traffic assignment. This section shall describe the utilization of study area roadways by site generated traffic. The proposed traffic volumes shall then be combined with anticipated traffic volumes to describe mainline and turning movement volumes for future conditions with the site developed as the applicant proposes.

[8] Analysis of future conditions with development. This section shall describe the adequacy of the roadway system to accommodate future traffic with development of the site. Any unique characteristics of the site or within the study are (i.e., weekend tourists and antique sales or holiday shopping) affecting traffic shall be considered. If staging of the proposed development is anticipated, analysis for each stage of completion shall be made. The following information shall be included:

[a] Daily and peak hour(s) traffic volumes, mainline and turning movement volumes shall be presented for the highway network in the study area as well as driveways and internal circulation roadways for the appropriate time periods.

[b] Volume/capacity analysis at critical points. A volume/capacity analysis shall be performed for the appropriate peak hours for future conditions with the site developed as proposed.

[c] Levels of service at critical points. As a result of the volume/capacity analysis, the level of service on the study area roadway system shall be computed and described in this section.

[9] Recommended improvements. In the event that the analysis indicates unsatisfactory levels of service (levels of service D, E or F) as described in Highway Capacity Manual, Transportation Research Board Special Report 209 (Third or latest Edition) will occur on study area roadways, a description of proposed improvements to remedy deficiencies shall be included in this section. These proposals would not include committed projects by the Township and state which were described in § 154-30I(1)(c)[2][c] and reflected in the analysis contained in §§ 154-30I(1)(c)[3] and [4]. The following information shall be included:

[a] Proposed recommended improvements. This section shall describe the location, nature and extent of proposed improvements to assure sufficient roadway capacity. Accompanying this list of improvements shall be preliminary cost estimates.

[b] Volume/capacity analysis at critical points. Another iteration of the volume/capacity analysis shall be described which demonstrates the anticipated results of making these improvements.

[c] Levels of service at critical points. As a result of the revised volume/capacity analysis presented in the previous subsection, levels of service for the highway system with improvements shall be presented.

[10] Conclusion. The last section of the report shall be a clear concise description of the study findings. This concluding section shall serve as an executive summary.

(2) Other studies.

(a) The impact studies listed below shall be submitted to the Township in the following instances as may be required by the Township Supervisors:

[1] A residential subdivision or land development which has or will accumulate to more than 16 lots and/or dwelling units;

[2] A nonresidential subdivision of five or more lots; and

[3] A nonresidential land development containing 40,000 square feet or more of gross floor area.

[4] The Township Supervisors reserve the right to require impact studies for any subdivision or land development when the Township Supervisors deems such a study necessary to adequately review the impact of the subdivision or land development, provided that no such impact studies shall be required for minor residential subdivisions, lot annexations and plans for revisions to lot lines.

(b) Utilities Impact Study. A study shall be prepared by a registered professional engineer indicating the impact of the proposed development on the existing sanitary sewer, water, solid waste and drainage systems serving the Township. Said impact study shall identify the existing capacity of facilities which would serve the development, the prospects of those facilities being able to provide service to it and any improvements that might be required as a direct result of the proposed development. Additionally, the study shall identify the likely ability of sanitary sewer, water, solid waste and drainage systems to continue to provide efficient and economic service to existing residents and businesses within the Township considering added service requirements of the proposed development.

(c) Recreation Impact Study. All applicants for residential development shall review the Comprehensive Plan as well as any applicable updates or plans relative to the need for parks and recreation facilities in the Township and shall specify the effect of the proposed residential use on Township parks and recreation facilities. The review shall specify the adopted level of service standard for Township parks; the existing park and recreational facilities in the vicinity of the proposed development; the need for additional parks and recreational facilities; the cost of needed improvements: and the method of funding such improvements. The study shall analyze the demand for recreational facilities which the proposed development will generate and determine whether adequate facilities exist or are planned or proposed. As a minimum, the study shall include the following:

[1] A description of the projected age breakdown of the residents of the proposed development.

[2] A description of any recreational facilities to be provided by the developer.

[3] A description of existing municipal recreational facilities and the impact of the proposed development on these facilities. Accepted national standards for required recreation shall be used in the analysis.

[4] Discussion of potential for any recreational facilities to be provided by the developer to compensate for any anticipated deficiencies of the Township's recreational facilities.

[5] A description of any contributions the developer plans to make for Township recreation to compensate for expected impacts.

(d) Fiscal Impact Analysis. A fiscal impact analysis shall be prepared identifying the likely impact of the development on the Township and school district's tax structure and expenditure patterns. Included shall be a determination of the revenues to accrue to the Township and school district as a result of a proposed development, as well as an identification of the costs associated with delivering services to the proposed development. The fiscal impact analysis shall deal with the impact of the proposed development on the ability of the Township to deliver fire, police, administrative, public wonks and utility services to the development and on the Township's economy. Particular aspects of the Townships service delivery capability to be analyzed shall include:

[1] Public works. This includes potential effects on the maintenance, repair and upkeep of roads, signal systems, sanitary sewer, water and drainage systems, open space and recreation areas or any other applicable function. This study shall address projected cost increases for the above mentioned items in terms of administration, personnel, equipment and materials. A description of the effect of the proposed use on the need for additional Township buildings, improvements and services, including but not limited to municipal and maintenance buildings and properties and any measures taken to account for these additional needs shall be provided.

[2] Administration. This includes time that would be required by the Township Supervisors, Secretary and other staff to process the application and handle the project during construction, as well as long-term administration demands. This should include, but not be limited to, the handling of plans, contracts, various legal instruments or agreements, permits, special problems and escrow. Added demands on the code administration staff also shall be projected.

[3] Fire and emergency services. The analysis shall incorporate the development's impact on fire company capabilities, including but not limited to municipal water supply, pumping capacity, specialized equipment and training requirements and the Township's ability to maintain standards specified in any Comprehensive Plan, other specifications, documentation, codes or regulations adopted by the Township Supervisors.

[4] Police. The study shall project the overall effects of the proposed development on existing Township police personnel numbers, equipment, vehicles and working space. The study shall include whatever facilities or assistance the development will provide to handle emergencies, criminal investigation, armed robbery or other security-related problems.

[5] A description of the effect of the proposed use on the need for any additional public facilities or services deemed necessary by the Township to protect and promote the health, safety and general welfare of the public.

(e) Environmental Impact Study. The study shall include the following impacts:

[1] Habitats of threatened and endangered species of special concern in Pennsylvania within the tract, as established by the Pennsylvania Biological Survey and/or Pennsylvania Natural Diversity Inventory and any important natural areas identified by the County Planning Commission shall be identified and the impact on such resources detailed. If such habitats exist on the tract, the measures proposed to protect the habitats shall be indicated.

[2] The suitability of the site for the intensity of use proposed by the site's soils, slopes, woodlands, wetlands, floodplains, aquifers, natural resources and other natural features;

[3] The impact of the proposed use on the site's soils, slopes, woodlands, wetlands, floodplains, natural resources and natural features, the degree to which these are protected or destroyed, the tolerance of the resources to development and any adverse environmental impacts; and

[4] The impact of the proposal on the preservation of agriculture and other land uses which are essential to public health and welfare.

[5] The following information shall be supplied:

[a] Description of the proposal. Describe the proposed or recommended actions, its purpose, where it is to be located, when it is proposed to take place and its interrelationship with other projects or proposals, including information and technical data sufficient to permit assessment of environmental impact by reviewing agencies.

[b] Description of the environment. Include a comprehensive description of the existing environment without the proposal and the probable future environment with the proposal. This description should focus both on the environmental details most likely to be affected by the proposal and on the broader regional aspects of the environment, including ecological interrelationships. Particular attention should be given to the potential effects of past or present use of the site as a repository for toxic or hazardous wastes.

[c] The environmental impact of the proposed action. Describe the environmental impacts of the proposed action. These impacts are defined as direct or indirect changes in the existing environment, both beneficial or detrimental. Whenever possible these impacts should be quantified. This discussion should include the impact not only upon the natural environment but upon land use as well. Provide separate discussions for such potential impacts as man-caused accidents and natural catastrophes and their probabilities and risks. Specific mention should also be made of unknown or partially understood impacts.

[d] Mitigating measures included in the proposed action. Include a discussion of measures which are proposed to be taken to enhance, protect or mitigate impacts upon the environment, including any associated research or monitoring.

[e] Any adverse effects which cannot be avoided should the proposal be implemented. Include a discussion of the unavoidable adverse impacts described in Subsection I(2)(e)[5][c] and [d] above, the relative values placed upon those impacts and an analysis of who or what is affected and to what degree affected.

[f] The relationship between local short-term uses of man's environment and the maintenance and enhancement of long-term productivity. Discuss the local short-term use of the environment involved in the proposed action in relation to its cumulative and long-term impacts and give special attention to its relationship to trends or similar actions which would significantly affect ecological interrelationships or pose long-term risk to health or safety. "Short-term" and "long-term" do not refer to any fixed time periods, but should be viewed in terms of the various significant ecological and geophysical consequences of the proposed action.

[g] Any irreversible and irretrievable commitments of resources which would be involved in the proposed action should it be implemented. Discuss and quantify, where possible, any irrevocable uses of resources, including such things as resource extraction, erosion, destruction of archaeological or historical sites, elimination of endangered species' habitat and significant changes in land use.

[h] Alternatives to the proposed action. Describe the environmental impacts, both beneficial and adverse, of the various alternatives considered.

(f) Hydrogeologic Impact Study. Applicants shall submit hydrogeological data to show that the proposed use of the site will not adversely affect the geology of the site and the local groundwater system. Hydrogeological data shall be compiled by a qualified hydrologist and/or hydrogeologist and consist of the following minimum considerations:

[1] A map showing the location of the site and proposed wells.

[2] A description of the geologic conditions on and around the site, including factors which would affect the groundwater recharge rate and the degree of groundwater renovation. Site geology, including stratigraphy, structure and soils, shall be analyzed. Hydrogeology, including aquifer characteristics, groundwater movement, local water use, aquifer yield and water quality, shall be analyzed. Groundwater impacts, availability of groundwater, well interference, water quality and yield availability shall be analyzed.

[3] Results of a test well, including quality of water and flow rate.

[4] If hydrogeological examination of the site discloses a condition which could adversely affect the geology of the site or of any adjacent sites or the groundwater system underlying or adjacent to the site, the applicant shall submit a plan for identifying the extent of the condition, procedures to avert or prevent such a condition, remediation procedures which include a statement including the duration of such procedures implementation, emergency management techniques for providing an adequate water supply for all water sources affected or potentially affected and a monitoring plan for short and long-term quality and quantity analysis.

(g) Steep slope analysis. Development of very steep slopes 25% and over is not permitted by § 184-175 of the Bern Township Zoning Ordinance. Limited development is permitted of steep slopes 15% to 25%. Applications involving lands that possess slopes exceeding 15% shall include a statement by a registered professional engineer, registered landscape architect or qualified geologist, as appropriate, which includes the following minimum considerations:

[Amended 6-7-2005 by Ord. No. 220-2005]

[1] A topographic map of the site which highlights those areas that possess slopes exceeding 15%. Also reflected on this map shall be all existing and proposed site improvements, including but not limited to buildings, streets, sewer systems, on-lot disposal methods, and driveways.

[2] A detailed description of the methods that are being used to:

[a] Protect and stabilize areas that have a high potential for soil erosion;

[b] Prevent the construction of structures and other site improvements on areas with slopes exceeding 25% and a description of the specific design and construction techniques used to assure structural safety and minimize harm to the environment associated with development of steep slopes 15% to 25% permitted by the Township Zoning Ordinance;

[c] Minimize grading throughout the site;

[d] Protect water quality on and around the site from the adverse effects of the proposed use;

[e] Protect any steep slopes on adjoining properties; and

[f] In those instances where buildings and/or other structures are being placed on slopes exceeding 15%, a description of the methods used to assure adequate foundations shall be provided.

(h) Historic and Archeological Resources Impact Study. All historic and archaeological resources which have been identified and/or inventoried by Township, county, state or federal agencies located within the tract shall be identified and the impact on such resources detailed. The study shall contain as a minimum the following information:

[1] Background information.

[a] If not otherwise provided by the applicant, a general site description, including topography. watercourses, vegetation, landscaping, existing drives, etc.

[b] General description and classification of all historic resources located on the subject tract, on tracts immediately adjacent to the subject tract or road or within 100 feet of the subject tract or road.

[c] Physical description of all historic resources identified in Subsection I(2)(h)[1][b] above.

[d] Statement of the significance of each historic resource, both relative to the Township and region in general.

[e] Sufficient number of eight-inch-by-10-inch photographs to show every historic resource identified in Subsection I(2)(h)[1][b] above in its setting.

[f] Narrative description of the historical development of the subject tract or road.

[2] Proposed change.

[a] General description of project, including time table or phases.

[b] Description of impact on each historic resource identified in Subsection I(2)(h)[1][b] above, with regard to architectural integrity, historic setting and future use.

[c] General description of effect of noise and traffic and any other impacts generated by the proposed change on each historic resource.

[3] Mitigation measures. Recommendations for mitigating the project's impact on historic resources, including design alternatives, buffering, landscaping and any other appropriate measures.