This article regulates the general design of
subdivision and land developments.
A.
Purpose. To provide standards that will assist in
designing subdivision and land developments in a way that will enhance
the public health, safety and welfare and to protect the environment
of the Township.
B.
Objectives. All subdivision and land developments
shall be designed to ensure:
(1)
That the tract of land is suited for the purpose for
which it is being developed;
(2)
Proper protection of environmentally sensitive areas;
(3)
Compliance with requirements of the Lower Saucon Township
ordinances and all laws and regulations of the state and federal government;
(4)
That vehicular and pedestrian circulation is safe
and convenient for both normal and emergency conditions;
(5)
Efficient access to and maintenance of public utilities;
(6)
That an adequate site is available for the proposed
type of buildings;
A.
Land shall be suited to the purpose for which it is
to be subdivided or developed. Land with unsafe or hazardous conditions,
such as open quarries, unconsolidated fill, steep slopes or flood-prone
areas shall not be subdivided or developed unless the subdivision
or land development plan provides for adequate safeguards which are
approved by the Township Council.
B.
The design of the proposed subdivision shall be coordinated
with existing and planned nearby developments or neighborhoods.
(1)
Proposed streets and public utilities shall be extended
to the boundary line of the tract.
(2)
Streets, walkways, bike trails and other public facilities
shall conform to the official plans and maps of the Township.
(3)
The riparian corridors and woodlands shall be coordinated
and protected in a way that would complement similar riparian corridors
and/or woodland protections on adjacent properties and planned developments.
(4)
When the existing road(s) adjacent to the property being developed does not meet the construction standards of this chapter and its Appendix A,[1] then in that case, the developer shall provide those improvements.
The developer of a minor subdivision shall be exempt from this requirement.
[1]
Editor's Note: Appendix A is included at the end of this chapter.
A.
Block length.
(1)
Blocks should be no less than 300 feet in length and
no more than 1,800 feet in length.
(2)
Pedestrian walks. Where blocks exceed 1,000 feet in length, pedestrian rights-of-way of not less than 20 feet in width shall be provided where needed, as determined by the Township Council, for adequate interior pedestrian circulation. Paved walks of not less than four feet in width shall be placed within the rights-of-way, in accordance with Appendix A, Improvements Construction Standards.[1]
[1]
Editor's Note: Appendix A is included at the end of this chapter.
(3)
Where practical, blocks along arterial and collector
streets shall not be less than 1,000 feet in length.
B.
Block depth. Residential blocks shall be of sufficient
depth to accommodate two tiers of lots, except as follows:
(1)
Where reverse frontage lots are required.
(2)
Where prevented by the size, topography or other inherent
conditions of property, in which case the Township Council may approve
a single tier of lots.
(3)
Commercial and industrial blocks. Blocks in commercial,
industrial and planned residential developments may vary from the
elements of design detailed above if required by the nature of the
use. In all cases, however, adequate provision shall be made for pedestrian
and vehicular traffic circulation, off-street parking and loading
areas.
A.
The lot size, width, depth, shape, orientation and minimum building restriction lines shall be appropriate for the location of the subdivision and for the type of development use proposed in accordance with Chapter 180, Zoning, and this chapter. 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 at least the minimum meeting the requirements of Chapter 180, Zoning.
(1)
In addition to meeting the requirements of Chapter 180, Zoning, the size, shape and orientation of lots shall be appropriate for the type of development and use contemplated as set forth in this chapter.
(2)
Where sanitary sewage disposal is provided by individual
on-lot facilities, lots for single-family detached dwellings shall
have a minimum area of 40,000 square feet and a minimum width, measured
at the building line, of 150 feet. Where sanitary sewage disposal
is provided by individual on-lot facilities for mobile homes, single-family
attached units or multiple family dwellings, the lot area requirement
shall be a minimum of 40,000 square feet per dwelling unit. Where
sanitary sewage disposal is provided by individual on-lot facilities
for nonresidential land use, the minimum lot area shall be calculated
on the basis of a minimum of 40,000 square feet per equivalent dwelling
unit, and the determination of the number of equivalent dwelling units
for the land use will be based on estimated average daily water usage
for the particular land use proposed. For the purpose of this calculation,
it is assumed that the average daily water usage for a dwelling unit
is 250 gallons per day. For example, a nonresidential land use with
an average estimated daily water usage of 1,000 gallons per day would
be assigned an equivalent unit dwelling count of four. The minimum
lot size for that land use, therefore, would be four times 40,000 square feet, or
160,000 square feet, if this development intended to use an on-lot
septic tank and drain field or similar devices for sewage disposal.
Where on-lot sanitary sewage disposal is provided or planned to be
provided by elevated sand mounds, drip irrigation systems, and/or
spray irrigation systems, lot areas shall be a minimum of two acres
for each single-family detached dwelling or adjusted per equivalent
dwelling unit at two acres per equivalent dwelling unit as described
above.
[Amended 2-7-2007 by Ord. No. 2007-02]
(3)
Where water supply is provided by individual on-lot facilities but public sanitary sewage disposal is provided, lots of single-family detached dwellings shall have a minimum area of 30,000 square feet and a minimum width, measured at the building line, of 100 feet. Where water supply is provided by individual on-lot facilities for mobile homes, single-family attached units or multiple-family dwellings, the lot area requirements shall be a minimum of 30,000 square feet per dwelling unit. Where water supply is provided by individual on-lot facilities for land proposed to be developed with a nonresidential land use, the minimum lot area shall be calculated on the basis of a minimum of 30,000 square feet per equivalent dwelling unit, and the determination of the number of equivalent dwelling units for the land use will be based on estimated average daily water usage for the particular land use proposed. For the purposes of this calculation, it is assumed that the average daily water usage for a dwelling unit is 250 gallons per day. (Refer to Subsection A(2) above for a sample method of calculating minimum lot size for nonresidential land uses.)
(4)
Insofar as is practical, side lot lines shall be at
right angles to straight street lines or radial to curved street lines.
Where nonradial lot lines are used, they shall be properly marked
on the record plan.
(5)
Lots shall be suitably shaped to encourage and facilitate
use and maintenance of all portions of the lot. Accordingly, lots
shall be square or generally rectangular in shape. Lot configurations
which result in flag lots and L-shaped, T-shaped, triangular or otherwise
inappropriately shaped lots shall be avoided.
(6)
No lot shall be divided by a street, road, alley or
another lot.
(7)
To avoid jurisdiction problems, lot lines shall follow
municipal boundaries where feasible rather than cross them.
(8)
The depth of residential lots should normally be not
less than one nor more than three times their width.
(9)
The depth and width of parcels intended for nonresidential
uses shall be adequate for the use proposed and sufficient to provide
satisfactory space for off-street parking, on-site loading and unloading,
setbacks and landscaping.
B.
Lot frontage.
(1)
All lots shall have frontage on an existing or proposed
public street other than Interstate Highway I-78.
(2)
All residential lots or developments abutting an arterial or collector street shall have a minimum front, side, or rear yard depth adjacent to the collector or arterial street of the minimum size specified in Chapter 180, Zoning, plus an additional 20 feet, with a ten-foot wide planting screen and elevated buffer berm within this twenty-foot additional yard, across which there should be no vehicular access to the collector or arterial street except as specifically provided in § 145-44A (see Appendix A, § A-5B of this chapter for construction standards). The maintenance of this planting screen and buffer shall be protected by way of final plan easement. The berm constructed in this area shall be a minimum of three feet in height above adjacent road grade and have side slopes no steeper than a three-foot horizontal to one-foot vertical slope.
A.
Residential lots having direct access to an arterial
or collector street shall be avoided whenever possible. Where direct
access to an arterial or collector street cannot be avoided, adequate
vehicular turnaround space shall be required behind the right-of-way
line.
B.
Where access is proposed to a state road or highway, authorization from the Pennsylvania Department of Transportation must be proven by the display of a valid highway occupancy permit. Verification of permit issuance is required as part of final plan approval [see § 145-34D(2)].
C.
Driveways to single-family residences shall intersect
streets at angles of no less than 60°. All other driveways or
access roads shall intersect streets at right angles, where practicable,
and in no case less than 75°.
D.
Widths of access roads or driveways shall be in accordance
with the following standards:
(1)
Unless regulated by § 145-44D(3), all access roads for multifamily residential, mobile home parks and nonresidential subdivisions shall be no less than 24 feet in width, shall not exceed 40 feet in width at the street line and shall be clearly defined by use of curbing.
(2)
Driveways for single-family residential lots shall
be no less than 10 feet in width but shall not exceed 20 feet in width
at the building restriction line. The maximum width at the curbline
or edge of road pavement shall not exceed 30 feet.
(3)
Access roads and driveways for large volume traffic
generators shall be of a width acceptable to the Township Engineer
and Township Council or to the Pennsylvania Department of Transportation,
as the case may require.
E.
To provide safe and convenient ingress and egress,
access road and driveway entrances shall be rounded at the following
minimum radii:
(1)
Access road entrances for multifamily residential
developments, mobile home parks and nonresidential subdivisions shall
be rounded at a minimum radius of 10 feet or at a radius determined
by the Township Engineer or the Pennsylvania Department of Transportation,
where such approval is required for large traffic generators.
(2)
Driveway entrances for a single-family residential
detached or attached dwelling may be provided with a flare or radius
as long as the total width at the curb line or edge of road pavement
does not exceed 30 feet total.
A.
General requirements. All new streets and widened
portions of all existing rights-of-way intended for public use shall
be dedicated to the Township or state. All new streets or roads and
widened portions of existing streets or roads shall be designed and
installed in accordance with the following requirements, unless provided
otherwise by this chapter.
(1)
(2)
Construction details. All construction details for
street improvements shall be reviewed and approved by the Township
Engineer.
(3)
Street planning. Proposed streets shall be properly
related to the roadway and highway plans of the state and Township.
(4)
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.
(5)
Street classification. The Township Engineer, with
the approval of the Township Council, shall determine the classification
of proposed streets, e.g., arterial, collector or local. The classification
of existing streets shall be as shown on the Township Zoning Map.[3]
[3]
Editor's Note: The Zoning Map is on file in
the Township offices.
(6)
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 transition slope from the
right-of-way line to the elevation of the abutting property or properties
must be provided.
(7)
Grading. Street shoulder strips shall be graded to
the full width of the street right-of-way. 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. Roadway cut and fill slopes outside the street
rights-of-way shall not exceed three feet horizontal to one foot vertical.
(8)
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 possible street openings for
such an eventuality shall be provided. Such suitable access must be
at a location that meets all sight distance criteria for an intersection.
Such suitable access and possible street openings shall consist of
a minimum width of 50 feet, with a minimum width of 25 feet on each
side of that 50 feet protected by an easement that would grant the
owner of the proposed street area the following rights:
(a)
The right to perpetually enter the land and
clear obstructions from the land to improve sight distance and intersection
visibility.
(b)
The right to grade or slope the land and/or
install drainage facilities and improvements above or below the surface
of the land to properly grade and drain the proposed street areas.
(c)
The right to grant easements over or under the
land to the Township, the Authority or any public utility company
for the purposes of road or utility installation or maintenance.
(d)
The right to build a street and associated improvements
along or adjacent to the grantee and keep it private or to dedicate
the street or associated improvement to the Township or appropriate
public agency or utility without objection of the grantee.
(9)
Half street. The dedication of new half streets along
the perimeter of a new subdivision is prohibited. When there exists
a half street or a portion of a street in an adjoining property, the
remaining half or portion shall be provided by the proposed development.
(10)
No alleys will be permitted.
(11)
Street names and signs. Street names must be
submitted to the United States Postal Service and be 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 the Township or within the postal district shall be prohibited.
(12)
Traffic control and signs. Traffic control and
signage shall be provided, including but not limited to stop signs,
speed limit signs, and line striping.
B.
Street widths.
(1)
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:
[Amended 2-17-2016 by Ord. No. 2016-01]
|
Type of Street
|
Right-of-Way Width
(feet)
|
Paving Width
(feet)
| |
|---|---|---|---|
|
Arterial street or highway
|
80
|
44
| |
|
Collector street
|
60
|
40
| |
|
Local street
|
60 or 50, depending on development type
|
36, 32 or 28, depending on development type
| |
|
Private golf course community street
|
32
|
28
|
(2)
Arterial roads shall have an eighty-foot design right-of-way
minimum and at least two twelve-foot traffic lanes and two paved ten-foot
pull-off lanes/shoulders. Curbs and sidewalks are required.
(3)
Collector roads shall have a sixty-foot design right-of-way
minimum and at least two twelve-foot traffic lanes and two eight-foot
paved shoulders. Curbs and sidewalks are required in all developments
except single-family detached residential developments with densities
of less than one dwelling unit per acre. Further, by special permission
of the Township Council, sidewalk requirements can be waived in residential
subdivisions with densities of less than three dwelling units per
acre if the Township Council finds that they would not be needed for
convenient access or pedestrian safety of the area.
(4)
Local streets shall have a minimum right-of-way width
of 50 feet for single-family detached lot subdivisions and 60 feet
of right-of-way for nonresidential or townhouse and multifamily subdivisions
or subdivisions with densities of three dwelling units per acre or
more.
(a)
In nonresidential developments and residential
developments with townhouses or multifamily dwellings or with a density
of three dwelling units per acre or more, the local street shall consist
of at least:
(b)
In residential subdivisions with a density of
less than three dwelling units per acre but more than one dwelling
unit per acre, the local street shall consist of at least:
(c)
In residential subdivisions with a density of
less than one dwelling unit per acre, the local streets shall consist
of at least:
[1]
50 feet right-of-way.
[2]
Two ten-foot traffic lanes.
[3]
Two four-foot paved shoulders.
[4]
A total paved width of 28 feet.
[5]
No curb or sidewalk is required but the Township
Council can require macadam paved pathways or bikeways where they
will be part of an existing or planned pathway or bikeway system.
(5)
All paved shoulders, pull-off lanes, gutters and widened
portions of road are to be constructed to the same standard as required
for the abutting road.
(6)
Residential density for the purposes of this section
shall be interpreted as being the number of dwelling units in the
total development divided by the area of the development, excluding
dedicated street rights-of-way and dedicated park or open space areas.
(7)
Single access street construction standards shall
be the same as construction standards for local streets.
(8)
Where necessary for public safety and convenience,
additional street widths or paving may be required, as determined
by the Township Council upon the advice of the Township Engineer.
(9)
Where existing public or private streets do not provide
the required widths, such additional width as may be necessary to
meet those requirements may be required by the Township Council as
part of an approval.
(10)
Private golf course community streets shall have a thirty-two-foot
design right-of-way minimum and at least two fourteen-foot traffic
lanes. Curbs are required. No sidewalk is required. Private golf course
community streets shall be constructed to the standards of local streets
as determined by this regulation, even though such streets arc not
to be dedicated to the Township. Emergency access roads shall be excluded
from these street standards.
[Added 2-17-2016 by Ord.
No. 2016-01]
C.
Single access streets, culs-de-sac and stub streets.
(1)
Single access streets shall have a minimum length
of 250 feet and a maximum length of 600 feet. These lengths shall
be measured along the center line of the single access street from
the right-of-way line of the intersecting through street to the center
point of the cul-de-sac turnaround. If the single access road branches
off into two or more segments terminating in cul-de-sac or continues
in a loop intersecting with itself, the lengths shall be measured
to the center point of the most distant cul-de-sac or along the center
line of the single access street for its entire length. Single access
streets shall not provide access to more than seven dwelling units
or to more than four nonresidential lots or businesses with more than
100 employees.
(2)
The cul-de-sac end of the single access street shall
be provided with a right-of-way diameter of at least 112 feet and
a paved diameter of 90 feet.
(3)
Stub streets. To provide an integrated street system,
all stub streets of abutting subdivisions shall be incorporated into
the proposed street system. Also, stub streets shall be provided to
undeveloped land to meet the planning and design criteria of this
chapter. Stub streets greater than 300 feet in length shall be provided
with a temporary turnaround to the standards required for culs-de-sac,
unless otherwise approved by Township Council. Stub streets shall
be fully improved.
(4)
Dead-end streets. Dead-end streets other than stub
streets and culs-de-sac shall be prohibited.
(5)
Cul-de-sac streets for private golf course communities.
[Added 2-17-2016 by Ord.
No. 2016-01]
(a)
The cul-de-sac end of the single access street shall be provided
with a right-of-way diameter of at least 102 feet and a paved diameter
of 90 feet. The right-of-way and paved diameters may be reduced to
92 feet and 80 feet, respectively, provided there is a paved emergency
access road with a minimum width of 12 feet connecting the terminus
end of the cul-de-sac to another public or private street.
(b)
The number of dwelling units on a cul-de-sac street shall be
limited to 20, unless a twelve-foot feet wide emergency access road
connecting to another public or private street is provided.
D.
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. Clear sight triangles shall
be provided and maintained at all intersections. These triangular
areas shall be shown on the plans, and they shall be established by
drawing a line between two points on the street center line, each
point being 75 feet from the center line intersection, for local streets
and 100 feet from the center line intersection for and intersection
involving a nonlocal street. They shall also be established using
the PennDOT criteria for required sight distances. The more restrictive
identification shall apply. In many cases, a combination of the two
standards shall be the most restrictive and, therefore, shall apply.
No buildings or obstruction that would obscure the vision of a motorist
shall be permitted in this area.
(3)
Grade-separated interchanges. In the vicinity of a
grade-separated interchange, no building or structure shall be located
less than 100 feet from an interchange right-of-way line. This shall
be ensured by deed restriction, by lease restriction or by plan amendment,
whichever method is applicable. At an exit or entrance ramp, no structure,
driveway and/or street shall be constructed within 50 feet of 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 with a minimum
radius of 20 feet if both streets are local and 30 feet if one or
both streets are not local.
(5)
Minimum angle of intersection. Right angle intersections
shall be used whenever practicable, especially when local streets
intersect with collector or arterial streets. There shall be no intersection
angle, measured at the center line, of less than 75°. All intersections
of arterial and collector streets and highways shall be at 90°.
(6)
Intersections of more than two streets shall not be
allowed.
(7)
Center lines of intersecting streets.
(a)
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:
(8)
All proposed intersections with Township roads or
state highways shall meet the PennDOT criteria for required safe stopping
and sight distances.
(9)
All proposed intersections with state highways shall
be designed and constructed to the criteria approved by the state,
whether the intersection is to be publicly or privately owned, and
the applicant shall obtain a highway occupancy permit for the proposed
intersection.
E.
Alignment and geometry.
(1)
Horizontal sight distance. On all curves, a sight
distance at the center line of at least 600 feet for arterial streets,
400 feet for collector streets and 200 feet for local streets shall
be provided unless PennDOT requirements or design speeds require larger
sight distances, in which case, the larger distance shall be required.
(2)
Horizontal curves. To ensure adequate sight distances,
when street center lines deflect more than 2°, connection shall
be made by horizontal curves. The minimum center-line radii for local
streets shall be 150 feet, for collector streets shall be 300 feet
and for arterial streets shall be 500 feet. A minimum tangent of 75
feet shall be required between curves and between a curve and street
intersection.
F.
Street grades.
(1)
Maximum and minimum grade. Unless otherwise approved
by the Township Council, the maximum and minimum grades on streets
shall be as follows:
|
Type of Street
|
Maximum Grade
(percent)
|
Minimum Grade
(percent)
| |
|---|---|---|---|
|
Arterial
|
6%
|
1%
| |
|
Collector
|
8%
|
1%
| |
|
Local
|
10%
|
1%
| |
|
Cul-de-sac (turnaround portion)
|
5%
|
2%
|
(2)
Street intersections. The grade within 60 feet of
the nearest intersection street right-of-way line shall not exceed
4%.
(3)
Where measured. The grade shall be measured along
the center line.
(4)
Vertical curves. Vertical curves shall be used at
changes in grade exceeding 1%. The length of the curve shall approximate
50 feet on collector streets and arterial 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.
(5)
Curve grade combinations. A combination of minimum
radius horizontal curves and maximum grades will not be approved.
G.
Private access roads.
(1)
Private access roads, other than driveways, shall
be permitted only in large developments which are to be retained under
single ownership.
(2)
The specifications and provisions for private streets, driveways and parking in commercial, employment, mobile home parks or multiple-family residential areas shall be subject to the review and approval by the Township Council and, unless regulated by § 145-45G(3), shall be designed to at least the following standards:
(b)
Thickness:
[1]
Six inches crushed aggregate.
[2]
One-and-one-half-inch ID2 binder bituminous
concrete or equivalent of Superpave binder course material.
[Amended 2-7-2007 by Ord. No. 2007-02]
[3]
One-inch ID2 wearing bituminous concrete or
equivalent of Superpave wearing course material.
[Amended 2-7-2007 by Ord. No. 2007-02]
(3)
Private streets or driveways serving as access to
50 or more parking spaces shall be constructed to the standards of
local streets as determined by this regulation, even though such streets
or drives may not be dedicated to the Township.
(4)
Private streets, driveways and parking spaces may
be constructed of porous concrete or porous bituminous paving to provide
an element of stormwater management, conditioned upon the vehicular
weight capacity of the porous pavement being equivalent to, or better
than, the capacity of the bituminous pavement specification provided
herein.
[Added 2-7-2007 by Ord. No. 2007-02]
A.
Easements and/or rights-of-way shall be provided for
all utilities and facilities to be dedicated for public use. Easements
and/or rights-of-way shall be provided is required in the various
sections of this chapter.
B.
Utility, drainage, bikeway and pathway easements.
(1)
Easements used to provide electrical service, telephone,
sewer, water, gas mains or other utilities shall be 20 feet total
in width, generally apportioned equally between abutting properties,
when following either rear or side lot lines.
(2)
When following street lines, the developer shall provide
a minimum easement of 10 feet for these easements outside the street
right-of-way.
(3)
The developer shall provide storm drainage easements,
as required to assure unimpeded flow of natural drainage within and
across the area being subdivided or developed. Such easements are
also regulated by the storm drainage requirement sections of this
chapter.
(4)
Easements for bikeways or pathways shall be at least
20 feet in width. Such bikeway or pathway easements shall follow either
rear or side lot lines.
D.
Easement lines shall parallel the arc of the curves
on property lines.
A.
Lot pins. All lot corners shall be permanently located in accordance with Appendix A, Improvements Construction Standards.[1]
[1]
Editor's Note: Appendix A is included at the end of this chapter.
B.
Survey monuments.
(1)
Concrete survey monuments shall be provided in accordance with Appendix A, Improvements Construction Standards,[2] at the beginning and of all horizontal curves on the street
right-of-way line. With the approval of the Township Engineer, monuments
may be provided on only one side of the street, provided that sufficient
monuments are set to permit a surveyor to stake out accurately any
building lot shown on the final plan. Monuments at both ends of a
straight line shall be intervisible.
[2]
Editor's Note: Appendix A is included at the end of this chapter.
(2)
Concrete monuments shall also be provided at all corners
of the perimeter boundary of the subdivision or land development where
monumentation does not exist.
[Amended 2-7-2007 by Ord. No. 2007-02]
A.
General provisions. All subdivision and land developments shall be designed, constructed, and maintained in accordance with the requirements of Chapter 137, Stormwater Management.
B.
Stormwater management facilities. The design, construction, and maintenance of all stormwater management facilities shall be provided in accordance with the Chapter 137, Stormwater Management, and the applicable requirements of this chapter, including but not limited to the improvement construction standards described in Appendix A.[1]
[1]
Editor's Note: Appendix A is included at the end of this chapter.
A.
The developer shall provide, at no expense to the Township, the most effective type of sanitary sewage disposal consistent with the Township's Act 537 Official Sewage Facilities Plan, prepared in accordance with Act 537, known as the "Pennsylvania Sewage Facilities Act" (35 P.S. § 750.1 et seq.), Chapter 130, Sewers, Article I, Construction and Operation, and Chapter 71 of the Pennsylvania Department of Environmental Protection Regulations, to the subdivision or development.
[Amended 2-7-2007 by Ord. No. 2007-02]
B.
Connection to a public sanitary sewer system shall
be required where such a system is proposed by the Township's Act
537 Official Sewage Facilities Plan and where such a system can feasibly
be provided to the proposed subdivision tract and where such a system
can adequately fulfill the sewage disposal needs of the subdivision
or land development.
[Amended 2-7-2007 by Ord. No. 2007-02]
C.
Where a private or public centralized sanitary sewer
system is proposed by the developer, the Township Council may revise
the Township's Act 537 Official Sewage Facilities Plan by resolution,
indicating that the Township has approved the system concept.
[Amended 2-7-2007 by Ord. No. 2007-02]
(1)
Any request for a change to the Township's Act 537
Official Sewage Facilities Plan shall include, at a minimum, the following:
(a)
All studies and evaluations required by Chapter
71 of the Pennsylvania Department of Environmental Protection Regulations.
(b)
A study of needs for the existing homes or businesses
within 1/2 mile of the perimeter of the development to determine whether
or not those homes or businesses have a need for improved sewage facilities.
(c)
An analysis of alternatives for the study of
options that may be available to provide sewage facilities of the
development and any homes or businesses within 1/2 mile of the perimeter
of the development that has been identified with a need for improved
sewage facilities. This analysis of alternatives must include:
[1]
A field soil evaluation to determine suitability
of soils on the development for the utilization of surface or subsurface
land application for effluent disposal.
[2]
A plan for long-term operation and maintenance
of the proposed system. If such plan proposes operation and maintenance
by the property owners, the plan must include the draft of a legal
agreement that would be used as a covenant running with the land to
assure that all current and future property owners agree to and are
aware of their responsibilities.
[3]
A financial plan to demonstrate the ability
of the developer and future property owners to install, operate, and
maintain the proposed centralized sanitary sewer system.
(2)
If the developer is not proposing to utilize the existing
Lower Saucon Authority public sewage facilities or because of limitations
on the available capacity of that system is not approved for utilization
of that system, the developer must use the surface or subsurface land
application of treated sewage effluent as the means of sewage disposal,
whenever feasible. The Township will not approve an alternative which
includes a stream discharge of treated sewage effluent unless the
developer has demonstrated to the satisfaction of the Township Council
that no portion of the development site is suitable for surface or
subsurface land application of treated sewage effluent.
(3)
The financial plan for the long-term operation and
maintenance of the sewage facilities will not be approved by the Township
if the projected annual user costs exceeds 150% of the current annual
user cost charged by the Township or its Authority to a similar class
of customers using the public sewer system which is connected to the
City of Bethlehem Wastewater Treatment Plant.
(4)
Any centralized sanitary sewer system shall be offered
for dedication at no cost to the Township or its Authority. The Township
or its Authority may or may not accept such dedication at their discretion.
Such system shall be designed and constructed to comply with this
chapter and applicable ordinances or regulations of the Township and
Township Authority as though it were a public system, whether or not
the Township or its Authority intends to accept this dedication.
D.
In subdivision/land developments where neither connection
to a public sewage system nor a public or private centralized sewage
system is proposed, on-lot sewage disposal systems shall be installed
by the property owner in accordance with the Pennsylvania Sewage Facilities
Act (35 P.S. § 750.1 et seq.), Chapter 73 of the DEP regulations
and the requirements of applicable Township regulations.
[Amended 2-7-2007 by Ord. No. 2007-02]
E.
Sanitary sewerage systems shall be located and/or
designed to minimize flood damage and to minimize or eliminate infiltration
of floodwater into the system or discharges from the system into floodwater.
F.
On-lot sewage disposal systems shall be located and/or
designed to avoid impairment to them or contamination from them during
flooding.
G.
The developer shall be responsible for the completion
of the appropriate planning module for land development components,
as required by the Department of Environmental Protection, including
alternatives analysis and feasibility studies.
H.
All proposed sewage facilities shall comply with the
requirements of other applicable sections of this chapter, other ordinances
or regulations of the Township or Township Authority.
I.
When on-lot sewage disposal systems are proposed,
suitable soil testing shall be conducted to demonstrate that a suitable
site is available for a primary and alternate drain field for each
lot or for each required sewage system.
J.
All final plans shall contain a notice regarding sewage disposal systems (refer to samples in Appendix B).[1]
(1)
On-lot sewage disposal. All subdivision and land development
plans shall contain a plan note specifying that approval of the plan
does not guarantee permit issuance for sewage disposal.
(2)
Public or centralized sewers. All subdivision and
land development plans shall contain a plan note specifying that connection
to public or centralized sewer lines is required.
[1]
Editor's Note: Appendix B is included at the end of this chapter.
K.
Specific design standards and specifications for public and centralized sanitary sewer systems are contained in Appendix A of this chapter.[2]
[2]
Editor's Note: Appendix A is included at the end of this chapter.
A.
Connection to a public water supply system is required
where such a system can feasibly be extended to the proposed subdivision
and where the capacity of such a system can adequately fulfill the
water supply demands of the proposed subdivision. The feasibility
of connection and capacity of the public water supply shall be determined
by the Township Council.
B.
The developer may propose a centralized water supply
system to serve its development.
[Amended 2-7-2007 by Ord. No. 2007-02]
(1)
Any proposal for a centralized water supply system
must include:
(a)
The evaluation of the source of water as described
in this section.
(b)
A plan for long-term operation and maintenance
of the proposed system. If such plan proposes the operation and maintenance
by the property owners, the plan must include the draft of a legal
agreement that would be used as a covenant running with the land to
assure that all current and future property owners agree to and are
aware of their responsibilities.
(c)
A financial plan to demonstrate the ability
of the developer and future property owners to install and operate
the proposed centralized water supply system.
(2)
The financial plan for the long-term operation and
maintenance of the centralized water supply system will not be approved
by the Township if the projected annual user costs exceeds 150% of
the current annual user cost charged by the Township or its Authority
to a similar class of customers using the public water system which
is connected to the Lower Saucon Authority system.
(3)
Any centralized water supply system must be designed
and installed in accordance with this chapter. When such a system
is proposed, it must be offered for dedication at no cost to the Township
or its Authority. The Township or its Authority may or may not accept
such dedication at their discretion. The design and construction of
this system must meet the requirements of this chapter and applicable
ordinances or regulations of the Township and Township Authority as
though it were a public system, whether or not the Township or its
Authority intends to accept this dedication.
C.
In those cases where a public or centralized water
system is not available or practical, a well shall be installed by
the property owner for each lot. Wells shall be placed uphill from
sewage disposal systems, wherever possible. Wells shall not be within
100 feet of any part of the primary or alternate absorption field
of any existing or proposed on-site sewage disposal system, and any
unlined detention basin, any stormwater infiltration practice, or
crop agricultural land use, and they shall not be placed within 50
feet of lakes, streams, ponds, quarries, etc. Wells shall be located
no closer than 25 feet from any existing or future street right-of-way,
and no closer than 10 feet from any existing or proposed lot line.
[Amended 2-7-2007 by Ord. No. 2007-02]
D.
Subdivision and land development plans shall contain a plan note specifying the source of water supply. Plans not proposing the use of public or centralized water shall contain a note specifying that the lot(s) has not been tested for the availability of water of adequate quality or quantity and no guaranty of water availability is provided. (Refer to Appendix B.[1])
[1]
Editor's Note: Appendix B is included at the end of this chapter.
E.
Water supply systems shall be located and designed
to minimize or eliminate infiltration of floodwaters so as to meet
federal insurance administration provisions.
F.
The specific design standards and specifications for public and centralized water supply, storage, distribution and fire protection facilities are contained in Appendix A of this chapter.
G.
Well tests.
(1)
Where individual on-lot water supply system(s) are
to be utilized for residential development proposing more than nine
new dwelling units, the developer shall provide at least one test
well for each 10 proposed dwelling units or portion thereof. Well
casings shall be grout-sealed and installed at least 10 feet into
bedrock or a minimum depth of 50 feet and shall have a production
capacity of at least five gallons per minute (gpm) per proposed dwelling
unit of potable water meeting all the maximum contaminant level ("MCL")
for the ground parameters listed in the Pennsylvania Department of
Environmental Protection (DEP) requirements for new source drinking
water standards for public water systems. The water samples must be
collected utilizing proper sampling protocol and the samples analyzed
by a DEP certified laboratory. The well(s) and appurtenances shall
be located, drilled and installed in accordance with all applicable
requirements of the DEP. If the water sampled does not meet the MCLs,
the developer shall provide a plan to correct the deficiencies to
the satisfaction of the Township.
[Amended 2-7-2007 by Ord. No. 2007-02]
(2)
The test well(s) should be located to minimize the
potential for well interference and such that they may be utilized
as permanent wells by future lot owners. The proposed location(s)
shall be subject to review by the Township Engineer. During the drilling
operation, straw bales and filter fabric shall be provided, placed
and properly anchored as necessary for temporary control of silt-laden
runoff and soil erosion.
(3)
For residential developments of more than 50 dwelling
units and for nonresidential developments proposing more than 50 equivalent
dwelling units of well water demand (i.e., 12,500 gallons per day),
a test well, or test wells, shall be subjected to simultaneous drawdown
tests for a period of at least eight hours to confirm that water supply
is adequate to supply the water demand for the proposed development
and the criteria and to determine the potential for well interference
between the proposed wells and the existing wells in vicinity of the
development. The pumping rate shall be constant throughout the duration
of the test and shall be based on a minimum of five gpm per proposed
dwelling unit, with the resultant total rate based on the estimated
yields of the test wells. The test well(s) and at least two existing
wells adjacent to the development shall be monitored for drawdown.
The location(s) of the existing well(s) which are to be monitored
shall be subject to review by the Township Engineer and shall depend
on site-specific conditions such as topography, geology, test well
pumping rate, etc. The pumping rate and water level of each test well,
and the water level of each monitor well, shall be logged according
to the following schedule.
|
Well Test Logging Requirements
| ||
|---|---|---|
|
Elapsed Time to Test
|
Recording Frequency
| |
|
First 10 minutes
|
One every minute
| |
|
From 10 minutes to 2 hours
|
One every 5 minutes
| |
|
From 2 hours to end of test
|
One every hour
| |
|
Recovery Logging Requirements
| ||
|---|---|---|
|
Elapsed Time of Recovery
|
Recording Frequency
| |
|
First 10 minutes
|
One every minute
| |
|
From 10 minutes to 2 hours
|
One every 10 minutes
| |
|
From 2 to 4 hours, or to 90% of the initial
level, whichever occurs sooner
|
One every 30 minutes
| |
(4)
After completion of the well testing, the developer
shall install a watertight, overlapping locked cover on the top of
the casing to prevent contamination of the test well(s).
(5)
If the developer is not able to obtain permission
from the owners of existing wells near the development for the monitoring
of groundwater levels, the developer shall provide at least two monitoring
wells within the development, each reasonably remote from one another
and each 100 feet to 200 feet from the test well. If on-site monitoring
well(s) are required, at least one monitoring well on the development
site shall be located between the test well and the nearest adjacent
site boundary unless otherwise directed by the Township Engineer.
(6)
If the drawdown test described herein results in the
identification that either the test wells cannot sustain a pumping
rate of five gpm per dwelling unit or equivalent dwelling unit; and/or
the off-site or on-site monitoring wells experience a water level
elevation drop of five feet or more, the developer shall be required
to reduce the number of EDUs, based on the safe yield or specific
capacity of the test wells, to reduce its impact on the groundwater
table.
(7)
All well locations, depths, ground elevations, groundwater
elevations, well yields, pumping test results, and water quality test
results shall be provided to the Township in a report, prepared by
a professional geologist, as a supporting document with the preliminary
plan submission.
A.
Purpose. The purpose of this section is to provide
requirements for the dedication and acceptance of open space and recreation
lands and/or the collection of fees in lieu of land dedication and
to provide regulations for such dedications or payments to help to
implement the Township Comprehensive Plan goals and the recreation
and open space goals established in the Township Park and Recreation
Plan.
B.
Objectives. The objectives of this section are as
follows:
(2)
To provide a mechanism to allocate dedications of
land from subdivision and developments for recreational and open space
purposes which may reasonably serve their residents.
(3)
To establish a formula for the imposition of fees
in lieu of land dedications for subdivisions or land developments
when the Township Council finds that the recreation and open space
needs of the development could be better met through the provision
of cash contribution rather than by way of land dedication.
C.
General siting regulations.
(1)
The location and placement of open space and recreation
areas shall be in accordance with the Township Comprehensive Plan
and/or Township Official Plan and/or Township Park and Recreation
Plan. Dedication of land and/or the providing of fees in lieu of dedication
of land shall be in accordance with service areas requirements as
identified in the Township Comprehensive Plan, Township Official Plan,
and/or the Township Park and Recreation Plan.[2]
[2]
Editor's Note: Said plans are on file in the
Township offices.
(2)
The allocation of recreation and open space lands
within individual and adjoining subdivisions and land developments
shall be made in accordance with the Township Comprehensive Plan and/or
the Township Park and Recreation Plan, as noted above, and in relation
to one another, in terms of access and function.[3]
[3]
Editor's Note: Said plans are on file in the
Township offices.
(3)
Environmentally sensitive areas, such as wetlands, one-hundred-year floodplains, woodlands, rock outcroppings and sloping areas over 15%, shall not be included as open space and recreation areas for the purpose of meeting the land dedication requirements of § 145-51D(1). Dedicated open space and recreation areas may include such environmentally sensitive areas above and beyond the acreage required in § 145-51D(1), subject to the approval of Township Council.
(4)
Detention basin areas and sanitary sewer effluent
land application areas shall not be included as open space or included
as recreation areas for the purpose of meeting the land dedication
requirements of this section. Infiltration practices and BMPs, including
a ten-foot distance around the perimeter of these features or the
corresponding easement for these features, whichever is more restrictive,
shall not be included as open space or included as recreation areas
for the purposes of meeting the land dedication requirements of this
section.
[Amended 2-7-2007 by Ord. No. 2007-02]
D.
Land dedication regulations.
(1)
The applicant shall be required to dedicate land for
open space and recreation purposes on all residential subdivisions
or land developments and/or nonresidential subdivisions or land developments
on the following basis:
(a)
Residential. The dedication to the Township
or the setting aside of 2,000 square feet of open space and recreation
area for each lot, or dwelling unit, or such other area which may
be established by resolution of the Township Council from time to
time.
(b)
Nonresidential. The dedication to the Township or the setting aside of land to be determined by the number of dwelling units that would result in 80% of the tract were occupied by one-acre lots for single-family dwellings and then applying the formula in Subsection D(1)(a) above. When the computation of dwelling units results in a fractional number, only the fraction of 1/2 or more shall be counted as one.
(2)
Land requirements. If land is required to be dedicated
as recreation and open space land, the Township Council shall determine
if the land is acceptable based on the following considerations:
(a)
Access. The dedicated land must be accessible
to the development residents. At least one side of each recreation
or open space site should abut a public street for a minimum distance
of 100 feet.
(b)
Location. The open space and recreation area
shall be located to the extent possible so that it serves all residents
of the development for which the dedication is proposed.
(c)
Shape and slope. The shape and slope of the
proposed site shall be suitable to accommodate those recreation and
open space activities appropriate to the location and needs of the
residents.
(d)
Soils. Soils should be suitable for the intended
park and open space use as indicated by the Northampton County Soils
Survey or other authority.
E.
Fees in lieu of land dedication.
(1)
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 or 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. The amount of cash contribution
shall be determined as follows:
(a)
Residential: $3,310 for each dwelling unit or
such other amount as may be designated by resolution of the Township
Council from time to time.
[Amended 8-15-2007 by Res. No. 51-2007]
(b)
Nonresidential. An amount to be determined by utilizing the number of dwelling units that would result if 80% of the tract were occupied by one-acre lots for single-family dwellings (i.e., one hundred-acre tract equals 80 dwelling units) and applying the formula in Subsection E(1)(a) above. When the computation of dwelling units results in a fractional number, only the faction of 1/2 or more shall be counted as one.
(2)
The Township Council, in arriving at a decision whether
to accept any dedication or fees, in lieu of such dedication fees
from a subdivision or land development, may seek recommendations from
either the Township Parks and Recreation Board, Township Planning
Commission or the Lehigh Valley Planning Commission. Said recommendations
shall be advisory only and not binding upon the Township Council.
(3)
Depositing of funds and their use. Any money received
by the Township in accordance with this section shall be deposited
in an interest-bearing account, clearly identifying the specific recreation
facilities for which the fee was received. The payment of costs made
from the account shall be in accordance with the Municipalities Planning
Code (MPC), Section 503 (53 P.S. § 10503). The funds from
the account shall be expended only in properly allocated portions
of the cost incurred to construct the specific recreation facilities
for which funds were collected. The funds from the account shall be
expended within three years from the date the fees were collected.
A.
Tree preservation. The preservation of existing trees shall comply with the provisions of Chapter 180, Zoning, including § 180-95E.
(1)
Existing healthy trees eight inches or greater in
diameter, measured at a height of 4 1/2 feet above original grade
(as measured from the uphill side of the tree) shall be preserved
wherever possible.
(2)
Normally, trees meeting the above criteria shall not
be removed without the approval of the Township, unless:
(a)
They are located within 10 feet of the limits
of necessary grading for a proposed cartway or street shoulder, stormwater
detention basin, parking area, sidewalk portion of the right-of-way,
driveway or on-site sewage system;
(b)
They are located within 20 feet of the limits
of grading for a foundation area of a new structure; or
(c)
They are diseased or are excessive in number,
and thinning will promote and enhance the healthy development of the
remaining trees.
B.
Street trees for local streets.
(1)
Where no existing trees are retained along street
rights-of-way, trees shall be planted at intervals of between 50 feet
and 100 feet, but in no instance shall there be fewer than one tree
per lot.
(2)
Street trees shall be planted between one foot and
two feet from the right-of-way line (on the street side).
(3)
Street trees shall be provided and installed in accordance with Appendix A, Improvements Construction Standards.[1]
[1]
Editor's Note: Appendix A is included as an attachment to this chapter.
C.
Site landscaping. All subdivisions and land developments
other than those for single-family detached dwellings shall provide
plantings in addition to any required street trees or buffer yard
planting screens in accordance with the following requirements:
(1)
At least one tree shall be provided for each 500 square
feet of new impervious cover.
(2)
Besides the types of trees specified for use as street
trees, the site landscaping trees may include flowering or ornamental
trees (at least 1 1/2 inches diameter, measured three feet above
finished grade level) or evergreen trees (at least five feet high).
The number of flowering ornamental and evergreen trees shall not comprise
more than 75% of the total site landscaping plantings.
(3)
Existing retained trees meeting the requirements of § 145-52A may be counted towards meeting 50% of the number of plantings required by § 145-52C(1).
D.
Topsoil protection. Grading and cut/fill operations
shall be kept to a minimum to ensure conformity with the natural topography,
to minimize erosion hazards and to adequately handle surface runoff.
No topsoil shall be removed from the subdivision site except for topsoil
stripped from street cartway areas or other paved areas. A minimum
of four inches of 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 state
erosion control regulations.
E.
Street trees for private golf course community streets.
[Added 2-17-2016 by Ord.
No. 2016-01]
(1)
Where no existing trees are retained along street rights-of-way,
trees shall be planted at intervals of between 50 feet and 100 feet,
but in no instance shall there be fewer than one tree per lot.
(2)
Street trees shall be planted outside the street right-of-way, eight
(8) feet from the right-of-way line.
(3)
Street trees shall be provided and installed in accordance with Appendix A, Improvements Construction Standards.[2]
[2]
Editor's Note: Appendix A is included as an attachment to this chapter.
A.
Purpose. This section regulates the development and construction of utilities, a circulation system, pads and open space within a mobile home park. In addition, a procedure is established for annual permitting of mobile home parks. This section is to be used in conjunction with § 180-119B, Mobile home parks, of Chapter 180, Zoning.
B.
Objectives. The objectives of this section shall be
as follows:
C.
Applicable standards and requirements. The design
and development of mobile home parks shall conform to all the general
standards and requirements set forth for subdivision and land developments
in this chapter, in addition to the specific design standards set
forth herein.
D.
Permits.
(1)
It shall be unlawful for any person or entity to occupy,
maintain, construct, alter or extend any mobile home park or any of
the facilities thereof within the limits of Lower Saucon Township
unless a valid permit is issued for such purposes by the Township
Council. Such permits shall be valid for a one-year period.
(3)
Application for renewal of a mobile home park permit
shall be made to the Township Zoning Officer at least 30 days prior
to the expiration date of a permit. The renewal of a mobile home park
permit shall be issued by the Township Zoning Officer upon inspection
by the Township Zoning Officer that the park continues to meet the
standards and requirements for the issuance of an original permit.
(4)
A fee shall be required for the annual permit renewal
and established by resolution of the Township Council.
E.
Circulation and streets.
(1)
Mobile home park street system. Within the mobile
home park, all streets shall be owned and maintained privately. All
mobile home parks shall be provided with safe and convenient vehicular
access from abutting public streets or roads. Access to mobile home
parks shall be designed to minimize congestion and hazards at each
entrance or exit and allow free movement of traffic on adjacent streets.
Within the mobile home park, safe and convenient vehicular access
to each mobile home park shall have a minimum road pavement width
of 40 feet, but otherwise shall be designed and built to Township
standards for local roads. Alignment and grading shall be properly
adapted to topography, as approved by the Township.
(2)
The mobile home park shall be accessed via an appropriately
designed roadway system (in accordance with provisions of this chapter).
No direct access shall be allowed from an individual mobile home site
in a mobile home park to a public road.
F.
Off-street parking areas.
(1)
Off-street parking areas shall be provided in all
mobile home parks for the use of park occupants and guests. A minimum
of two off-street parking places for each mobile home unit shall be
required. No on-street parking shall be permitted.
(2)
Required car-parking spaces shall be so located as
to provide convenient access to the mobile home but shall not exceed
a distance of 100 feet from the mobile home that they are intended
to serve.
G.
Pedestrian walkways.
(1)
Walks. All mobile home parks shall be provided with
safe, convenient all-season pedestrian walks of ID-2 bituminous concrete
or portland cement, of a depth and width approved by the Township,
between individual mobile homes, streets and all community facilities
provided for residents. Sudden changes in alignment and grade shall
be avoided. If the walks are to be constructed in a right-of-way to
be dedicated to the Township, they shall be built to the sidewalk
standards of the Township.
(2)
A common walk system shall be provided and maintained
between locations, and where pedestrian traffic is concentrated, such
common walks shall have a minimum width of four feet.
(3)
All mobile home stands shall be connected to common
walks, streets, driveways or parking spaces connecting to a paved
street. Such individual walks shall have a minimum width of 2 1/2
feet.
H.
Mobile home siting.
(1)
The area of the mobile home stand shall be improved
to provide an adequate foundation for the placement of the mobile
home.
(2)
The stand shall be constructed from either concrete,
asphalt concrete or other material sufficient to adequately support
the mobile home and to prevent abnormal settling or heaving under
the weight of the home. The corners of the mobile home shall be anchored
to prevent wind overturn and rocking with tie-downs, such as concrete
dead men, screw augers, arrowhead anchors or other devices suitable
to withstand a tension of at least 2,800 pounds.
(3)
After a mobile home has been anchored to the mobile
home stand, the hitch which is employed for the transportation of
the unit shall be removed, and there shall be a decorative skirt (enclosure)
installed around the base of the unit. It should be ventilated to
inhibit decay and deterioration.
I.
Common open space.
(1)
A recreation area of not less than 10% of the gross
area of the mobile home park shall be set aside for a usable recreation
area. Recreation facilities shall be improved and maintained to allow
for both passive and active recreation.
(2)
Whenever possible, the common open space shall be
designed as a contiguous area with pedestrian and visual accessibility
to all residents of the mobile home park.
(3)
Recreation areas and facilities shall be provided
to meet the anticipated needs of the residents of the park. Not less
than 10% of the usable site area, exclusive of lands within the required
setback area, shall be devoted to recreation. Preferably, recreation
areas should be of a size, shape and relief that is conducive to active
play.
J.
Utilities.
(1)
General. All utilities shall be placed underground.
(2)
Water facilities.
(a)
Individual water connection.
[1]
Individual water riser pipes shall be located
within the confined area of the mobile home stand at a point where
the water connection will approximate a vertical position, thereby
ensuring the shortest water connection possible and decreasing susceptibility
to water pipe freezing.
[2]
The water riser pipe shall have a minimum inside
diameter of 3/4 inch and shall terminate at least four inches above
the ground surface.
[3]
Adequate provisions shall be made to prevent
freezing of service lines, valves and riser pipe and to protect risers
from heaving and thawing actions of the ground during freezing weather.
Surface drainage shall be diverted from the location of the riser
pipe.
[4]
A shutoff valve below the frost line shall be
provided near the water riser pipe on each mobile home lot. Underground
stop-and-waste valves are prohibited unless the type of manufacture
and method of installation are approved by the Municipal Engineer.
(b)
Fire hydrants. A minimum of two fire hydrants
capable of providing the minimum fire-fighting flow rate shall be
provided within 600 feet of all mobile homes.
(3)
Individual sewer connections.
(a)
Each mobile home stand shall be provided with
at least a four-inch-diameter sewer riser pipe. The sewer riser pipe
shall be so located on each stand that the sewer connection to the
mobile home drain outlet will approximate a vertical position.
(b)
The sewer connection shall have a nominal inside
diameter of not less than four inches, and the slope of any portion
thereof shall be at least 1/4 inch per foot. All joints shall be watertight.
(c)
All materials used for sewer connections shall
be semirigid, corrosion-resistant, nonabsorbent and durable. The inner
surface shall be smooth.
(d)
Provision shall be made for plugging the sewer
riser pipe when a mobile home does not occupy the site. Surface drainage
shall be diverted away from the riser. The rim of the riser pipe shall
extend at least 1/2 inch above ground elevation.
(4)
Individual electrical connections.
(a)
Each mobile home lot shall be provided with
an approved disconnecting device and over-current protective equipment.
The minimum service per outlet shall be 120/240 volts AC, 100 amperes.
(b)
The mobile home shall be connected to the outlet
receptacle by an approved type of flexible cable with connectors and
a male attachment plug.
(c)
Where the calculated load of the mobile home
is more than 100 amperes, either a second outlet receptacle shall
be installed or electrical service shall be provided by means of permanently
installed conductors.
(5)
Required electrical grounding. All exposed current-carrying
metal parts of mobile homes and all other equipment shall be grounded
by means of an approved grounding conductor run with branch circuit
conductors and other (approved) methods of grounded metallic wiring.
The neutral conductor shall not be used as an equipment ground for
mobile homes or other equipment.
(6)
Natural gas systems.
(a)
Natural gas piping systems, when installed in
mobile home parks, shall conform to the rules and regulations of the
American Gas Association.
(b)
Each mobile home lot provided with piped gas
shall have an approved shutoff valve installed upstream of the gas
outlet. The outlet shall be equipped with a cap to prevent accidental
discharge of gas when the outlet is not in use.
(7)
Liquefied petroleum gas systems.
(a)
Liquefied petroleum systems provided for mobile
homes, service buildings or other structures shall be installed and
maintained in conformity with the rules and regulations of the National
Fire Prevention Association Standards NFPA Nos. 57 and 58.
(b)
Systems shall be provided with safety devices
to relieve excessive pressures and shall be arranged so that the discharge
terminates at a safe location.
(c)
Systems shall have at least one accessible means
for shutting off gas. Such means shall be located outside the mobile
home and shall be maintained in effective operating condition.
(d)
All liquefied petroleum gas piping outside of
the mobile homes shall be well supported and protected against mechanical
injury. Undiluted liquefied petroleum gas shill not be conveyed through
piping equipment and systems in mobile homes.
(e)
Vessels of more than 12 and less than 60 United
States gallons' gross capacity may be installed on a mobile home lot
and shall be securely, but not permanently, fastened to prevent accidental
overturning.
(f)
No liquefied petroleum gas vessel shall be stored
or located inside or beneath any storage cabinet, carport, mobile
home or any other structure.
(8)
Fuel oil supply systems.
(a)
All fuel oil supply systems for mobile homes,
service buildings and other structures shall be installed and maintained
in conformity with the rules and regulations of the National Fire
Protection Association Standard NFPA No. 31.
(b)
All fuel oil supply systems provided for mobile
homes, service buildings and other structures shall have shutoff valves
located within five inches of storage tanks.
(c)
All piping from outside fuel storage tanks or
cylinders to mobile homes shall be securely, but not permanently,
fastened in place.
(d)
All fuel storage tanks or cylinders shall be
a minimum of five feet from any mobile home exit.
(e)
Storage tanks or cylinders located in areas
subject to traffic shall be protected against physical damage.
(9)
Solid waste disposal. Adequate garbage cans with tight-fitting
lids or central closable garbage container units shall be provided
for the mobile home park. Garbage cans or containers shall be located
no farther than 250 feet from any mobile home site. If located at
combined, central locations, they shall be screened or landscaped
on three sides. The cans or containers shall be maintained in a neat
and sanitary condition.
K.
Sanitary and storm sewers, water systems and landscaping
improvements. All storm drainage, sanitary sewer and water system
and landscaping improvements shall be provided and installed in accordance
with Township standards, even though they may be privately owned.
