The standards of design in this article should be used to judge the adequacy of subdivision and land development proposals. Where, in the opinion of the Planning Commission, the literal application of these standards in certain cases would work undue hardship or be plainly unreasonable, the Planning Commission may recommend to the Supervisors such reasonable exceptions as will not be contrary to the public interest.
The developer shall construct and install, with no expense to the Township, the streets, curbs, sidewalks, water mains, sanitary and storm sewers, surface drainage facilities, fire hydrants, monuments, lot pins, and other facilities and utilities specified in this chapter on or adjacent to the subdivision or development being proposed. The subdivision or development of a tract of land along any existing road within the Township must include the improvement of the developer's frontage along that road to Township standards, at no expense to the Township. Construction and installation of such facilities and utilities shall be subject to inspection by appropriate Township officials during the progress of the work and shall be in conformance with adopted Township construction standards and specifications.[1]
[1]
Editor's Note: See Ch. 67, Construction Standards.
The following principles of subdivision and land development, general requirements and the minimum standards of design shall be observed by the developer in all instances:
A. 
Low-lying land subject to flooding shall not be plotted for residential development or for such other uses as may involve danger to health, safety, morals and general welfare of the citizens.
B. 
Provision shall be made in lot grading so that surface drainage shall be directed away from the main structures on all sides, and provision shall be made so that no surface water shall drain from the street right-of-way onto the adjoining lots.
C. 
Where no public water supply is available to the subdivision, the developer shall obtain from the District Sanitarian of the Pennsylvania Department of Environmental Protection certificates of approval as to the quality and adequacy of the water supply proposed to be utilized by the developer and approval of the type and construction methods to be employed in the installation of the individual water supply system. A similar certificate for provision of an adequate on-site sewage disposal system shall be provided when connection to the Township sewer system is not possible or practical.
D. 
Proposed subdivisions and land development shall be coordinated with the existing nearby neighborhood so that the community as a whole may develop harmoniously. Provision shall be made to assure that the street patterns included in a proposed subdivision shall complement the existing or proposed streets shown on the current Township Street and Road Map.
E. 
Improvement construction requirements will be completed in accordance with Township regulations and standards, the Pennsylvania Department of Transportation Construction Specifications, the Pennsylvania Department of Environmental Protection regulations, or regulations or standards of other appropriate agencies, whichever specifications shall result in the more favorable interpretation of this chapter by the Board of Supervisors.
All new streets and culs-de-sac, and widened portions of all existing rights-of-way, intended for public use shall be dedicated to the Township, county, or state, subject to final acceptance based on compliance with the following requirements:
A. 
Arrangements. Streets shall be arranged and considered in relation to both existing and planned streets, as shown on the Township Street and Road Map, and located so as to allow proper development of surrounding properties in accordance with the Township Comprehensive Plan.
B. 
Construction details. All construction details for street improvements shall be reviewed and approved by the Township Engineer.
C. 
Street planning. Proposed streets shall be properly related to the road and highway plans of the State, county, and township.
D. 
Traffic pattern. Local residential streets shall be laid out to discourage through traffic, but provisions for street connections into and from adjacent areas will be generally required.
E. 
Street classification. The Township Engineer, with the approval of the Township, shall determine the classification of streets, i.e., arterial, collector or local.
F. 
Conformity with topography. Street profile grades shall be adjusted to the contour of the land so as to produce usable lots and streets of reasonable grade. A continuous slope from the right-of-way line to the elevation of the abutting property(ies) must be provided.
G. 
Grading. Street shoulder strips shall be graded to the full width of the street right-of-way in accordance with Township construction standards.[1] If areas adjacent to the right-of-way permit stormwater to drain toward the curbline, grading shall be done in such a way as to prevent silting or erosion within the street right-of-way.
[1]
Editor's Note: See Ch. 67, Construction Standards.
H. 
Street width. The minimum widths of the right-of-way and the paving shall not be less than those of an existing street, of which the new street is to be a continuation, nor less than the following:
Type
Width Right-of-Way
(feet)
Paving
(feet)
Arterial street
100
38 or wider as required by traffic volume analysis or PennDOT requirements
Collector street
60
34
Local street and service road
50
28
Local streets for single-family attached developments
60
34
A. 
Where necessary for public safety and convenience, additional street widths or paving may be required as determined by the Board of Supervisors upon the advice of the Township Engineer.
B. 
The specifications and provisions for streets and parking in commercial, employment, mobile home parks, or multiple-family residential areas shall be subject to the review and approval by the Township.
C. 
Where existing streets do not provide the proper widths, additional width may be required by the Township as part of an approval.
D. 
Culs-de-sac may be approved at the discretion of the Township. Culs-de-sac, when permitted, shall be provided with a right-of-way radius of at least 50 feet and a curb radius of at least 40 feet. Maximum length of cul-de-sac shall be 600 feet.
E. 
Stub streets. To provide an integrated street system, all stub streets of abutting subdivisions shall be incorporated into the proposed street system. Stub streets greater than 200 feet in length shall be provided with a temporary turnaround to the standards required for culs-de-sac, unless otherwise approved by the Township.
F. 
Dead-end streets. Dead-end streets other than stub and culs-de-sac shall be prohibited.
G. 
Intersections.
(1) 
Right-of-way. Wherever practicable, right-of-way lines shall intersect at right angles, and shall be rounded by a tangential arc having a minimum radius of 25 feet.
(2) 
Clear sight triangle. At an intersection, the triangular area shall be graded and/or other sight obstructions removed in such a manner as not to impede vision between a height of from two to 10 feet above the center-line grades of the intersecting streets. Furthermore, by deed restriction, by lease restriction, or by plan amendment, whichever method is applicable, nothing shall be erected, placed, planted or allowed to grow in such a manner as to impede vision between a height of from two to 10 feet above the center line grades of the intersecting streets. Such triangular area shall be determined by the intersecting street center lines and a diagonal connecting two points, one at each street center line, each of which points is laid out so as to coincide with a line drawn through the P.C. and P.T. of the property line curve in each quadrant of the intersection.
(3) 
Grade separated interchanges. In the vicinity of a grade separated interchange, by deed restriction, by lease restriction, or by amendment, whichever method is applicable, no building or structure shall be located less than 100 feet from an interchange right-of-way line. At an exit or entrance ramp, no structure, driveway and/or street shall be constructed within 50 feet from the street right-of-way line for a distance of 300 feet from the outer intersection point of the ramp right-of-way line with the street right-of-way line.
(4) 
Curblines. Curblines shall be rounded by a tangential arc the minimum radius of which shall conform to Township standards of 36 feet for 50 feet R/W and 38 feet for 60 feet R/W or over. The grade lines of the curbs at intersections shall intersect if the tangents are extended.
(5) 
Minimum angle of intersection. Right-angle intersections shall be used whenever practicable, especially when local streets empty into collector or arterial streets; there shall be no intersection angle, measured at the center line, of less than 75° minimum. All intersections of arterial and collector streets and highways shall be at 90°.
(6) 
Through street. Intersections with arterial or collector streets shall be kept to a minimum and shall be located at least 1,000 feet apart.
(7) 
Intersection of more than two streets shall not be allowed.
(8) 
Center lines of intersecting streets. Two streets intersecting a third street from opposite sides shall either intersect with a common center line, or their center lines shall be offset a minimum distance of:
(a) 
Eight hundred feet, if any street is an arterial street.
(b) 
Four hundred feet, if at least one street is a collector street and the other streets are either collector or local streets.
(c) 
One hundred fifty feet, if all streets are local streets.
H. 
Cartway construction. All paved cartway areas shall be to the Township construction standards and specifications.[1]
[1]
Editor's Note: See Ch. 67, Construction Standards.
I. 
Crown. Cartway crown, except where superelevated for curves, will be to the Township construction standards and specifications.
J. 
Curb construction. All curbs shall be concrete cast in place, with curb cuts included in initial installation where practical. All curbs shall be installed in accordance with the Township construction standards.
K. 
Street grading. All streets shall be constructed to the grades shown on the approved street profile and cross-section plan. The work shall be inspected and checked for accuracy by the Township Engineer on the basis of as-built survey data furnished by the developer in conformance with adopted Township standards and specifications.
L. 
Paving and curbing. All pavement and curbing for local and collector streets shall be installed as shown on the approved plans.
M. 
Alignment and geometry.
(1) 
Horizontal sight distance. On all curves, a sight distance at the center line of at least 300 feet on collector streets and 200 feet on local streets, at driver's eye height of five feet from center line crown, shall be provided with respect to horizontal line of sight.
(2) 
Horizontal curves. To ensure adequate sight distances, when street center lines deflect more than two degrees, connection shall be made by horizontal curves. The minimum center line radii for local streets shall be 150 feet and of all other streets shall be 300 feet. A minimum tangent of 75 feet shall be required between curves and between a curve and street intersection. In, or adjacent to, multifamily or single-family attached developments the minimum center line radius for local streets shall be 300 feet.
(3) 
Vertical curves. Vertical curves shall be used at changes in grade exceeding 1%. The length of the curve shall be approximately 50 feet on collector streets, and 25 feet for local streets for each 1% of change in grade. Over summits or in depressions, vertical curves shall not produce excessive flatness in grade.
N. 
Grade.
(1) 
Maximum/minimum. Unless otherwise approved by the Township, the maximum and minimum grades on streets shall be:
Type of Street
Maximum Grade
Minimum Grade
Arterial
5%
0.75%
Collector
7%
0.75%
Local
9%
0.75%
(2) 
Street intersections. The grade within 50 feet of the intersection of street center lines shall not exceed 3%.
(3) 
Where measured.The grade shall be measured along the center line.
O. 
Curve grade combinations. A combination of minimum radius horizontal curves and maximum grades will not be approved.
P. 
Provisions of streets for future development. If the lots resulting from the original development are large enough for resubdivision or other land development, or if a portion of the tract is not subdivided, suitable access and street openings for such an eventuality shall be provided.
Q. 
Private access roads, other than driveways, shall be permitted only in large developments which are to be retained under single ownership.
R. 
Half street. The dedication of half streets at the perimeter of a new subdivision is prohibited. If circumstances render this impracticable, adequate provision for the concurrent dedication of the remaining half of the street must be furnished by the developer. When there exists a half street in an adjoining subdivision, the remaining half shall be provided by the proposed development.
S. 
No alleys will be permitted.
T. 
Street names and signs. Street names must be submitted to the United States Postal Service and approved by the Township. Sign posts and name plates approved by the Township shall be placed at street intersections. Duplication of street or road names within a postal area shall be prohibited.
U. 
Obstructions. No fences, hedges, walls, planting or other obstructions shall be located within the right-of-way except as shown in the Township construction standards.[2]
[2]
Editor's Note: See Ch. 67, Construction Standards.
V. 
Reserve strips. Reserve strips controlling access or egress are prohibited. New streets shall be provided through to the boundary lines of the development, especially if it adjoins acreage suitable for future development.
W. 
Streetlights. The location of poles or standards for streetlights or area lighting shall be located on the preliminary plan. When lighting is recommended by the Township for safety purposes, luminaires, brackets, poles or standards shall be of a type approved by the Township.
A. 
If easements are used to provide electrical service, sewer, water, gas mains or other utilities, an easement of 20 feet total width, generally apportioned equally between the abutting properties, shall be provided. Such easements shall follow either rear or side lot lines. Easements for crosswalks shall be at least 20 feet in width. Such easements shall follow either rear or side lot lines. The developer shall provide storm drainage easements, as required, to assure unimpeded flow of natural drainage within and across the area being subdivided. When underground electrical, TV, or telephone lines are provided along street rights-of-way, the developer shall provide a minimum easement of 10 feet and a maximum of 20 feet wide.
B. 
Drainage and/or emergency access easement shall be protected on the record plan with the following covenant:
Drainage Easement and Emergency Access Easement Note
"All drainage and emergency access easements shown on this plan shall be maintained in a grassed or otherwise improved condition, in accordance with the grades and designs shown on the approved development plans for this project. All these easements shall be kept free of all obstructions, including but not limited to such obstructions as fill, temporary or permanent structures, and plants (other than grass). The maintenance of all such easements shall be the responsibility of the future lot owners. It is intended that this easement and conditions imposed hereunder shall be a covenant running with the land and enforceable against all future owners."
A. 
Sidewalk and pathway requirements. To provide adequate and proper nonmotorized traffic movement, sidewalks or pathways may be required within any subdivision by the Township. The location and width of such sidewalks or pathways shall be approved by the Township, after review and recommendations by the Township Planning Commission and Engineer.
B. 
Sidewalks shall be required within all street rights-of-way of the following subdivisions or developments:
(1) 
Arterial and collector streets located in or adjacent to all subdivisions.[1]
[1]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).
(2) 
Multifamily residential.
(3) 
Shopping centers, service commercial, commercial center.
(4) 
Industrial parks.
(5) 
Mobile home parks.
(6) 
Research and development institutes, office and institutional.
(7) 
Motels.
(8) 
Schools.
C. 
Location of sidewalks and pathways within street rights-of-way.
(1) 
Sidewalks of any subdivision shall be located within the street right-of-way, and no closer than one foot from the right-of-way line.
(2) 
Sidewalks shall be located not less than three feet from the curbing. Sidewalk crossings to the curb shall be constructed at right angles from the sidewalk to the curb at the intervals of no less than 500 feet, and at street corners.
D. 
Type of construction permitted.
(1) 
All sidewalks and pathways shall be constructed according to the Township standards applicable to sidewalks.
(2) 
Crosswalks shall be provided with four-foot-high chain link fences along each side of the sidewalk or pathway whenever said sidewalk or pathway is located within 25 feet of an abutting lot line.
(3) 
Landscape screening shall be provided to protect abutting properties from view of fence. This landscape screening shall be provided in accordance with detention basin fencing screening requirements of the Township standards, except the shrubs should be three feet from the fence.
A. 
Length. Blocks in excess of 1,600 feet in length or less than 500 feet in length will not be approved, except for special conditions.
B. 
Width. Unless otherwise approved by the Board of Supervisors, blocks shall be of such width as will provide two tiers of lots of the minimum size permitted under the applicable zoning classification.
C. 
Crosswalk. Crosswalks shall be required where necessary to provide access to schools, churches, business sections, parks, public and private recreation areas.
A. 
The lot size, width, depth, shape, orientation, and the minimum building restriction lines shall be appropriate for the location of the subdivision and for the type of development use contemplated in accordance with Chapter 185, Zoning. Front and rear setbacks from the property line easement line or right-of-way line and side clearances for all improvements, including driveways, shall be a minimum meeting the requirements of Chapter 185, Zoning. Dimensions of irregularly shaped lots shall be indicated for each side of such lot. Any change in lot or street lines approved on a preliminary plan will be considered a resubdivision.
B. 
The lot dimensions shall conform to the requirements of Chapter 185, Zoning, for specific designated uses with the following additional requirements:
(1) 
Lots not served by public water and sanitary sewer facilities shall not be less than one acre in area. Where either an on-site water supply or an on-site sewer system is required, the lot area shall not be less than 30,000 square feet.
(2) 
Depth and width of properties reserved or laid out for commercial and industrial purposes shall be adequate to provide for the off-street service and parking facilities required by the type of use and development contemplated.
(3) 
Generally, lot depth shall vary between one and 2 1/2 times lot width, wherever feasible.
(4) 
Lots abutting collectors or arterial streets shall be at least 150 feet in depth. That is, the minimum distance between right-of-way line of a collector or arterial street and the nearest adjacent street right-of-way shall be no less than 150 feet.
C. 
Corner lot regulations. Corner lots shall respect the minimum building setback from the right-of-way lines of both streets.
(1) 
The minimum building setback and front yard requirements shall be observed from both streets.
(2) 
For single-family detached homes, the minimum lot size for corner lots shall be 16,000 square feet, and the minimum lot width shall be 120 feet.
D. 
All residential lots shall abut on a public street; and, where possible, no residential lot shall have access to an arterial street. No residential lots shall be divided by a street, road, alley or other lot.
E. 
Double frontage and reverse frontage lots shall be avoided except where essential to provide separation of residential development from traffic arteries or to overcome specific disadvantages of topography and orientation. Where a reverse frontage lot is permitted on a collector street, access to other local streets or a drive turnaround shall be provided. A planting screen and associated planting easement of at least 15 feet, across which there shall be no right of access, shall be provided along the rear line of reverse frontage lots.
F. 
Where lots abut collector or arterial streets or other uses with an adverse effect upon adjacent properties, a planting screen and associated planting screen easement at least 10 feet wide shall be provided along the abutting side with no right of access onto or through said screen, provided, however, that this section shall not apply unless otherwise determined by the Board of Supervisors to be necessary for public safety, convenience or well-being on frontages of nonresidential lots which are used to provide required access or egress.
G. 
Side lot lines shall be substantially at right angles or radial to street lines. The lot lines of corner lots shall be rounded to a minimum radius of 25 feet.
H. 
Off-street parking. The off-street parking requirements of Chapter 185, Zoning, shall apply.
I. 
Driveways.
(1) 
Access permits. Driveways shall not be permitted to have direct access to state roads or highways, unless authorized by the Pennsylvania Department of Transportation through issuance of a highway occupancy permit. The requirements of Chapter 73, Driveways, shall be recognized.
(2) 
Intersection. Driveways shall intersect streets at right angles, wherever possible.
(3) 
Grades. Driveway grades shall not exceed the following:
(a) 
Seven percent when access to an arterial street or highway is permitted.
(b) 
Ten percent with access to a local or collector street.
(4) 
Location. The center line of a driveway at the point of access to a street shall not be located closer to a street intersection than the following distances or as designated by Chapter 73, Driveways:
(a) 
For single-family residential:
[1] 
One hundred fifty feet if either street is an arterial street.
[2] 
One hundred feet if one street is a collector and the other street is either a collector or local street.
[3] 
Seventy-five feet if both streets are local streets. Except, however, in the case of single-family detached lots located near a "tee" intersection of two local streets, this requirement shall not apply to the lot which might be created abutting the flat (or top) portion of a"tee" intersection, if such lot has a minimum width of 120 feet and if such lot is required to have a turnaround driveway so vehicles can approach the road from the driveways facing the street.
(5) 
Widths. Driveways for multifamily residential, mobile homes parks and all nonresidential subdivisions shall not exceed 30 feet in width and shall be clearly defined by use of curbing. Driveways for single-family residential subdivisions shall not exceed 20 feet in width.
(6) 
Entrance. All driveways with access to an arterial street shall have sufficient space to permit a vehicle to turn around and enter the street head-on.
J. 
House numbers. House numbers shall be assigned by the Township, with the assistance of the United States Post Office, after approval of a record plan.
K. 
Lot numbers. For purposes of development, each subdivision may have an overall system of lot numbers, the number one being assigned to a lot in the first section to be developed. (Such systems of lot numbers shall not be confused with the regular house or building numbering system based on a Township-wide plan.)
L. 
Lot pins. All lot corner markers shall be permanently located and shall be at least three-quarter-inch metal pin or pipe with a minimum length of 30 inches, located in the ground to existing grade.
M. 
Monuments.
(1) 
Location. Permanent reference monuments shall be located on street right-of-way lines, one at each intersection, P.C., P.T., and on all exterior corner points on the boundary of the tract. With the approval of the Township Engineer, the subdivider may install monuments on only one side of the street provided that enough monuments are set to permit a surveyor to stake out accurately any building lot on the record plan.
(2) 
Type. Reference monuments shall be constructed of steel reinforced portland cement concrete to the approximate dimensions shown on the accompanying drawing.
(3) 
Placement. Reference monuments shall be placed so that the top of the monument is flush with the finish grade.
A. 
School sites. The Township Planning Commission and/or the Township Board of Supervisors with the advice of the School District serving the Township, may require the developer of residential subdivisions to reserve land to be conveyed for a consideration to the School District for school sites.
B. 
Fire, police, library and other public buildings. The Township Planning Commission and/or the Township Board of Supervisors may require any developer to reserve land to be conveyed for a consideration or dedicated to the Township as open land provision for future facilities to be located on public grounds.
C. 
Street rights-of-way reservation. At the request of the Township Planning Commission and/or the Township Board of Supervisors, any developer shall be required to dedicate land to the Township for future street widening, for the purposes of the protection and preservation of the public's health and safety, and to conform with local and/or regional comprehensive street plans.
D. 
Recreational and open space areas. The policy of the Township is to provide for dedicated land by the developer for future recreational and open space use, active or passive, exclusive of paved areas. The Board of Supervisors reserves the right to accept or reject, in whole or in part, any offer to dedicate land. The amount of land to be so dedicated to the Township shall be determined by the following standards:
(1) 
For single-family home subdivisions:
Dwelling Units in Subdivision
Land to be Dedicated for Recreation/Open Space
1 to 24
By agreement with Board of Supervisors
25 or more
0.04 acres per unit
(2) 
For multifamily dwelling developments: Land shall be reserved and maintained by the developer for recreational and open space use at 1,000 square feet per dwelling unit, 5,000 square feet minimum, exclusive of paved areas. In addition, land shall be dedicated to the Township for recreation and open spaces needed in the amount of 0.02 acres per dwelling unit.
(3) 
For nonresidential developments:
Development Size Gross Area
Land to be Dedicated for Recreation/Open Space
Under 15 acres
Per agreement between developer and Board of Supervisors
15 acres and over
4% of gross area
(4) 
Where public recreation/open space areas already exist reasonably close to the proposed subdivision or land development, or in the case of nonresidential development where dedication of recreation/open space is not feasible, contributions of money and/or land located in close proximity to said subdivision or land development, may be accepted by the Township in lieu of recreation/open space within the proposed subdivision or land development. Where monetary contributions are made in lieu of land dedication, the value or amount of such contributions shall be based upon the "fair market value" of land at the time of the filing of the application for preliminary plan approval, or in the absence thereof, application for final plan approval, with the Township. The "fair market value" shall be determined by resolution of the Board of Supervisors, from time to time, after due consideration of land values secured through real estate appraisals.
(5) 
The public dedication of land and/or payment of monies in lieu thereof shall at all times be conditioned on the following:
(a) 
The land or monies, or combination thereof, are to be used only for the purpose of providing park or recreational facilities accessible to the subdivision or land development.
(b) 
The recreational land to be dedicated, and/or facilities to be purchased with the monies contributed under this section, are in accordance with the definite principals and standards contained in a recreation plan formally adopted by the Board of Supervisors and the provisions of this chapter.
(c) 
The amount and location of land to be dedicated or the monies to be paid shall bear a reasonable relationship to the use of the park and recreational facilities by future inhabitants of the land development or subdivision.
(d) 
Any monies contributed to the Township in lieu of the dedication of land shall be deposited in an interest-bearing account, clearly identifying the specific recreation facilities for which the monies were received. Interest earned on such accounts shall become monies of those accounts. Monies from such accounts shall be expended only in properly allocable portions of the cost incurred to construct the specific recreation facilities for which the funds were collected.
(e) 
Upon the request of any person who paid any monies in lieu of the dedication of land, the Township shall refund such monies, plus interest accumulated thereon from the date of the payment, if the Township had failed to utilize the monies paid for the purposes set forth in this chapter within three years from the date such fee was paid.
A. 
Trees. All trees, wherever possible, shall be preserved in subdivision and land development. All trees shall be shown on the preliminary plan in accordance with the preliminary plan requirements.
B. 
Topsoil protection. Grading and cut/fill operations shall be kept to a minimum to ensure conformity with the natural topography, to minimize the erosion hazard and to adequately handle the surface runoff. No topsoil shall be removed from the subdivision site except that topsoil stripped from street cartway areas. The topsoil is to be uniformly distributed over areas stripped for construction beyond those areas covered by structures and paving. The developer must comply with the provisions of the Township Soil and Erosion Ordinance,[2] and state erosion control regulations.
[2]
Editor's Note: See Ch. 152, Stormwater Management.
C. 
Shade trees. The subdivider shall plant shade trees meeting the following specifications:
(1) 
General regulations. Shade trees shall be planted in all subdivisions and land developments including land abutting existing streets as required herein. The type and spacing of shade trees shall adhere to this chapter and Chapter 185, Zoning. Shade trees shall be planted by the subdivider or developer in accordance with the approved plan and within the time period specified by the improvements agreement or any extension thereof, approved by the Board of Supervisors. Failure to plant the trees shall be a default of the improvements agreement and any security being held to guarantee the improvements agreement may be expended by the Board of Supervisors to plant the required trees in accordance with this chapter.
(2) 
Types of trees permitted. Trees shall be of nursery stock quality of a species approved by the Planning Commission, grown under the same climatic conditions as the location of the development. Site locations, land use, topography, natural and historical features shall be considered by the developer and the Planning Commission in selecting and approving species. Trees within street rights-of-way shall be a deciduous hardwood type. A list of suitable and appropriate trees and a key location plan for planting is provided in the Township construction standards.[3]
[3]
Editor's Note: See Ch. 67, Construction Standards.
(3) 
Quality of trees permitted. Trees permitted shall be of symmetrical growth, free of insect pests and disease, and deemed durable by regional nursery standards. The trunk diameter measured at height of three feet above the finished grade level shall be a minimum of two inches. Trees shall have a minimum height of seven feet above the finished grade level when planted. Depending on good planting practice with reference to the particular species to be planted, the Board of Supervisors may modify the size requirements of trees.
(4) 
Location of street trees. In all subdivisions and land developments, trees shall be planted within or immediately adjacent to all street rights-of-way. The spacing of trees may vary from 50 feet to 75 feet on centers, but the average spacing shall be 65 feet, or less, on each side of the street. All street trees shall be planted two to four feet outside the street right-of-way, in the required planting easement on private property. (Refer to § 159-15E and F.)
D. 
Retaining walls.
(1) 
When the original grade cannot be retained at the tree protection zone line, for a tree required to be saved, a retaining wall shall be constructed outside of the tree protection zone.
(2) 
The retaining wall shall be designed by a professional engineer.
(3) 
In addition, the following methods shall be used to ensure survival of the tree:
(a) 
Any severed roots as a result of excavation shall be trimmed so that their edges are smooth and are cut back to a lateral root if exposed.
(b) 
The wall may be constructed of large stones, brick, building tile, solid concrete blocks, poured in place reinforced concrete, precast reinforced concrete sections, or treated wood beams (not less than six inches by six inches); a means for drainage through the wall shall be provided so water will not accumulate on either side of the wall; weep holes shall be required with any wall.
(c) 
For reinforced concrete retaining walls a layer of clean stone (sized 3/4 to one inch) shall be backfilled for the first 12 inches behind the wall to aid in drainage, unless an alternate drainage system is approved by the Board of Supervisors.
E. 
Protection during construction.
(1) 
Before any tree removal, earthwork or construction work shall commence, in connection with any subdivision or land development, fencing or guards shall be placed around all existing trees, shade trees or street trees to be protected. A forty-eight-inch-high wooden, plastic or other type of fence mounted on posts, located eight feet on center, shall be placed along the boundary of the tree protection zone, unless an alternate fence or guard system is detailed and approved by the Board of Supervisors, as part of the plan approval.
(2) 
When the fence or guard has been installed, it shall be inspected and approved by the Township prior to commencing clearing, earthmoving, or construction. The fencing or guard along the tree protection zone shall be maintained until all work/construction has been completed and any damages to protective fencing or guards shall be replaced and repaired before further construction shall commence.
(3) 
Trees being removed shall not be felled, pushed or pulled into a tree protection zone or into trees that are to be retained.
F. 
Replacement requirements for trees removed. The subdivider or developer shall provide and install one shade tree for every existing tree or shade tree removed from the subdivider's or developer's land as required for the construction of the subdivision or development.
(1) 
If the removal of the existing tree or shade tree was shown on the approved plans as a tree to be removed and if the proposed replacement tree was shown on the approved plans, then in that event, the replacement of trees shall be governed by a one tree for one tree rule. That is, for each existing tree or shade tree approved for removal, the developer will provide and install one shade tree meeting the requirements for shade trees as described in the Township construction standards[4] and this chapter.
[4]
Editor's Note: See Ch. 67, Construction Standards.
(2) 
Unapproved removal.
(a) 
If the removal of the existing tree or shade tree was not approved as part of the subdivision and land development plan approval and if the property owner does not possess a valid permit for such tree removal or valid notice authorizing such tree removal, then in that event, the replacement of tree, or trees, shall be governed by a one inch of tree diameter for one inch of tree replacement rule. That is, for each inch of existing tree or shade tree diameter removed (as measured 4.5 feet above grade) in violation of this chapter or in violation of a plan approval, the developer or landowner shall provide and install shade trees with a total sum of diameters (as measured 4.5 feet above grade) equivalent to the diameter of the tree or trees removed. In case of a dispute on the measurement of diameters, the Township Engineer shall make the final determination of replacement requirements. If the tree removed in error is not available for measurement and if its size was not previously identified, the diameter will be established as 24 inches.
(b) 
Tree replacements shall be provided in accordance with the standards and requirements for shade trees and street trees as described in the Township construction standards and this chapter.
(c) 
Prior to this required tree planting, the owner or developer shall provide six copies of a tree planting plan to the Board of Supervisors for approval. This plan shall be in sufficient detail to show the Township the:
[1] 
Location;
[2] 
Size;
[3] 
Species; and
[4] 
Method of planting for these replacement trees.
(d) 
These trees shall be located as follows:
[1] 
Shade tree locations for shade trees removed; or
[2] 
The owner's property or shade tree locations for existing trees removed; or
[3] 
With Board of Supervisors approval such replacement trees or a portion of these trees could be provided and installed on Township park land or Township-owned open space.
[1]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).
A. 
All subdivision and land developments shall be designed, constructed and maintained in full compliance with the stormwater management requirements described in Chapter 152, Stormwater Management, and/or any amendments thereafter.
B. 
If the developer or property owner violates a provision of Chapter 152, Stormwater Management, and/or any amendments thereto in the design, construction and maintenance of a subdivision or land development it shall also be determined to be a violation of this chapter.
Bridges and culverts shall be designed to support expected loads, to carry expected flows, and to be constructed to the full width of the right-of-way in accordance with Pennsylvania Department of Transportation Construction Standards. Separate design plans and specifications shall be required for each bridge and culvert, which plans and specifications shall be subject to review and approval of the Township.
A. 
The developer shall provide the most effective type of sanitary sewage disposal consistent with the Township's official plan for sewage facilities prepared in accordance with the Pennsylvania Sewage Facilities Act (Act 537),[1] and Chapter 71 of the Pennsylvania Department of Environmental Protection Regulations, at no expense to the Township.
[1]
Editor's Note: See 35 P.S. § 750.1 et seq.
B. 
Connection to a public sanitary sewer system shall be required where such a system is proposed by the Township's official plan for sewage facilities, and where such a system can adequately fulfill the sewage disposal needs of the subdivision or land development.
C. 
Where a public sanitary sewer system is not yet accessible to the site, but is planned for extension within a five-year period of the date of preliminary plan approval, the developer shall install sanitary sewer lines within the subdivision boundary to the point where the future connection to a public sewer system will be made. Lateral connections shall be constructed for all lots or buildings. Connections shall be available in the structures so as to allow the switch from the use of the on-lot systems to the public system. Such sewer systems shall be capped until ready for use. On-lot disposal facilities shall be provided for interim use.
D. 
In subdivision/land developments where neither connection to a public sewage system nor a private centralized sewage system is contemplated, on-lot sewage disposal systems shall be provided in accordance with the Pennsylvania Sewage Facilities Act, Chapter 73 of the DEP Regulations and the requirements of the Municipal Sewage Enforcement Officer.
E. 
Sanitary sewerage systems shall be located and/or designed to minimize flood damage and minimize or eliminate infiltration of floodwaters into the system or discharges from the system into floodwaters.
F. 
On-lot sewage disposal systems shall be located and/or designed to avoid impairment to them or contamination from them during flooding.
G. 
Connection to a central public sanitary sewer system shall be designed and constructed to the current applicable standards of the Hanover Township Northampton County Board of Supervisors, and approved by that Board, the Pennsylvania Department of Environmental Protection and the Delaware River Basin Commission. All new central sewer systems or package treatment plants or extension of or connection to either a central sewer system or package treatment plant shall be approved by the Pennsylvania Utilities Commission with regards to franchised areas and rental charges.
H. 
Individual on-site disposal systems shall be allowed only on lots of 20,000 square feet or greater area, as approved by the Pennsylvania Department of Environmental Protection and the Hanover Township Sewage Enforcement Officer.
I. 
Any proposed package treatment plants shall have a tertiary level of treatment.
J. 
The Township shall require either installation of a central sewage collection, treatment, and disposal system (commonly called a package treatment plant), or the extension of sanitary sewer lines to tie the subdivision into an existing public sanitary sewer system. Design, costs, and supervision of installation of all sewer lines and connections or of package treatment plant shall be the responsibility of the developer with the cooperation and approval of the appropriate sewer authority or company where applicable. Designs must be approved by the Township and authority. The operation, maintenance and all other related costs for the package treatment plant and system shall be the responsibility of the developer until such time as the system is transferred by dedication to the Township. This Subsection J is applicable to the following subdivisions and developed land areas:
(1) 
Residential development having:
(a) 
Seventy-five lots or more, of one acre or larger.
(b) 
Forty-five lots or more of lots 20,000 square feet to one acre.
(c) 
Ten dwelling units or more in a multifamily complex; development of greater than two dwelling units per acre gross density.
(2) 
Employment facilities having more than:
(a) 
One hundred employees per shift; or
(b) 
Two hundred fifty employees per day.
(3) 
Commercial facilities having more than 600 parking spaces.
(4) 
Restaurant or fast food area, hotel, or motel.
(5) 
Educational facilities with more than 300 full-time students, or a total of more than 500 students.
(6) 
Any commercial manufacturing or production process or activity which will make the groundwater of abutting tracts unsafe to drink, and/or which will make any stream, pond and other body of water unsafe for swimming.
(7) 
Any facility expected to produce sewage discharge of more than 700 gallons per acre per day.
(8) 
Any facility proposed to be located on a site whose soil conditions are not able to absorb the anticipated sewage effluent in accordance with Township or state regulations on a primary utilization area, at least one backup utilization area.
K. 
Where individual on-lot sanitary sewage disposal systems are proposed, the developer shall either install such facilities or require, by deed restriction or otherwise, as a condition of the sale of each lot or parcel within such subdivision, that the on-lot sanitary sewage disposal facilities be installed by the purchaser of said lot at the time that the principal building is constructed. The minimum standards set forth in the Township Sanitation Ordinance[2] and in the Pennsylvania Department of Environmental Protection Regulations shall be observed by the developer and/or the owner of the lot. No preliminary plan shall be approved with lots or buildings requiring on-lot sanitary sewage disposal systems until each such lot or building site has been found by the Township to be suitable for on-lot disposal.
[2]
Editor's Note: See Ch. 140, Sewers.
L. 
The Township may require larger lots in subdivisions with on-lot sewage disposal, than as required by Chapter 185, Zoning, of Hanover Township, if the space requirements for septic tanks and primary drainage fields and one backup drainfield warrant such an increase.
M. 
Cesspools and drilled sinks are prohibited.
N. 
All connections to sanitary sewer laterals for nonresidential development shall be made at a monitoring and plugging manhole constructed at the end of the public portion of the sanitary sewer system. This manhole shall be constructed as part of the publicly dedicated portion of the sewer system adjacent to the property line. This manhole shall be constructed in accordance with Township construction specifications.
A. 
All lots and leased units in a subdivision or developed land area shall be provided with adequate supply of water, at no cost to the Township, by one of the following methods:
(1) 
Connection to a central water system designed and constructed by the developer to standards of the Pennsylvania Department of Environmental Protection, Bethlehem Water Department, and/or private water company approved by the Pennsylvania Public Utility Commission, and the Township.
(2) 
Individual on-lot water system in accordance with minimum standards approved by the Pennsylvania Department of Environmental Protection.
B. 
Connection to a central water system shall be required in the following subdivisions:
(1) 
In all residential subdivisions with lot sizes less than 20,000 square feet in area, or densities of more than two dwelling units per acre.
(2) 
In all residential subdivisions with lot size 20,000 square feet in area or larger, but less than one acre, and having on-site sewage disposal system.
(3) 
In all nonresidential subdivisions.
C. 
The minimum working pressure during flow at the service entrance to each lot or leased unit, in the outlying parts of the distribution system, shall be 30 pounds per square inch. In the central or built-up sections of the distribution system, normal working pressures shall be 60 pounds per square inch and shall not be less than 35 pounds per square inch. A minimum of 20 pounds per square inch shall exist at any point in the system during periods of fire flow.
D. 
Fire hydrants.
(1) 
Wherever a central water system is provided by the developer, sufficient fire hydrants shall be installed so that no portion of the subdivision or developed land area is more than 300 feet from a fire hydrant. The hydrants shall be designed and constructed according to the current Township and/or Bethlehem Water Department standards.
(2) 
Fire hydrants shall be supplied with sufficient volume of water to deliver water at a minimum rate of 500 gallons per minute in R1-R, R1-S, and A Districts, and 1,000 gallons per minute in all other districts, for a minimum duration of two hours, with at least 20 psi residual pressure. The American Insurance Association method of conducting fire flow tests shall be used.
E. 
In all multifamily residential and nonresidential subdivisions, the developer shall provide a fire protection system to inhabited and public areas and other areas designated by the Township.
F. 
The Township shall approve the design of all central water systems and fire protection systems. The Township shall be guided in this review by the standards listed below:
(1) 
Pennsylvania Department of Environmental Protection;
(2) 
Bethlehem Water Department;
(3) 
The Insurance Services Office of Municipal Survey Service;
(4) 
The National Fire Codes as published by the National Fire Protection Agency; and
(5) 
The suggested regulations outlined in the Lehigh Valley Planning Commission report on "Privately Owned Water Supply Systems" dated September 1974, and as amended from time to time.
Swimming pool construction for private or public use shall be regulated by applicable state or local regulations.
A. 
All electrical utilities, including electric power, telephone and television cable lines, shall be placed underground, where feasible. The installation of underground facilities for all utilities shall be performed in accordance with the current standards of the utility company(ies) serving the subdivision.
B. 
Electrical and gas utilities easement. Easements for the installation of underground facilities for electric power, telephone, television cable, and gas lines shall be provided, when necessary, so that each lot or leased unit can be practically served.
(1) 
Location. The location of such easements shall meet the approval of all firms providing electrical and gas utilities, and the approval of the Township. Electrical utility installations shall be so located as to permit multiple installations within the easements.
(2) 
Width. Such easements shall have a total width of 20 feet, except along dedicated street right-of-way, where they may be 10 feet wide.
(3) 
Any portion of a water supply and distribution system, and any portion of a sewage collection and disposal system, shall not be permitted along such easements.
When streetlights are to be provided, the developer shall be responsible for making the necessary arrangements with the municipality and the public service company involved, provided, however, that whether or not streetlights are initially installed, the developer shall be responsible for providing utility easements and underground conduit for future streetlighting installations upon consultation with the public service company involved. The location poles or standards shall be shown on the preliminary plan and shall be subject to review and approval by the Township as to number and location.
A. 
Land development abutting Route 22.
(1) 
When a land development abuts U.S. Route 22 or any arterial road as designated on the Township Map, the maximum allowable exterior sound levels measured 20 feet away from any proposed principal building on the side of the building closest to the predominant noise source or at any other points where quiet outdoor space is required for principal or accessory land uses, such as park areas, shall be:
Zoning Districts
Sound Level Limit, dB(A)Ldn
Residential districts (R1-R, R1-S, R1-U, R-2)
65
Commercial districts (C1, C-2)
75
Employment districts (OI, IP)
75
(2) 
If sound levels exceed these standards, a noise barrier of a type shown in the United States Department of Transportation, Federal Highway Administration Implementation Package 76-8 and Publication FHWA-RD-76-58 (available from the Township Engineer) or other suitable barrier acceptable to the Township, shall be constructed in such a manner as to theoretically reduce the sound levels beyond the barriers to or below the levels listed herein.
(3) 
The noise barrier and a ten-foot-wide access right-of-way shall be dedicated to the Township.
B. 
Any residential building affected by vehicular or aircraft noise shall be designed so that the interior sound levels theoretically do not exceed 45 dB(A)Ldn (calculated with the windows closed). This may be accomplished by acoustical insulation of the building as specified in the U.S. Department of Transportation, Federal Highway Administration Publication FHWA-TS-77-202 (available from the Township Engineer) or by the erection of a suitable noise barrier (described in Subsection A) between the noise source and the building, or both.
C. 
If a new highway is constructed or an existing arterial is upgraded so that the projected noise levels exceed the standards set forth in Subsection A (calculated at the minimum required setback line), then the erection of any noise barrier required by this chapter will be the responsibility of the builder of the road and not the adjacent landowners.
D. 
Definitions. As used in this section, the following terms shall have the meanings indicated:
A-WEIGHTING SOUND LEVEL
The sound pressure level in decibels as measured on a sound level meter using the A-weighting network. The level so read is designated dB(A).
DECIBEL (DB)
A unit for measuring the sound pressure level, equal to 20 times the logarithm to the base 10 of the ratio of the pressure of the sound measured to the reference pressure, which is 20 micropascals (20 micronewtons per square meter).
LDN
Day-night average calculated in accordance with the Department of Housing and Urban Development Standard.
NOISE
Any sound which annoys or disturbs humans or which causes or tends to cause adverse psychological or physiological effects on humans.
NOISE BARRIER
An earthen berm or a solid wall situated between a noise source and a point so as to reduce the sound level at the point.
SOUND
An oscillation in pressure, particle displacement, particle velocity or other physical parameter, in a medium with internal forces that causes compression and rarefaction of that medium. The description of sound may include any characteristics of such sound, including duration, intensity and frequency.
SOUND LEVEL
The weighted sound pressure level obtained by the use of a sound level meter and frequency weighting network, such as A, B or C, as specified in American National Standards Institute specifications for sound level meters (ANSI S1.4-1971, or the latest revision thereof). If the frequency weighting employed is not indicated, the A-weighting shall apply.