A.
The standards and requirements contained in Article V and VI are intended as the minimum for the promotion of the public health, safety and general welfare, and shall be applied as such by the Township Planning Commission and the Township Supervisors in reviewing all subdivision and land development plans.
B.
Whenever other Township regulations impose more restrictive standards
and requirements than those contained herein, such other regulations
shall prevail; otherwise, the standards and requirements of this chapter
shall apply.
C.
Subdivision and land development plans shall give due recognition
to the Official Plans or Comprehensive Plan of the Township or to
parts of the Official Plans which have been adopted pursuant to statute.
D.
The plan of the proposed subdivision or land development shall be
coordinated with existing adjacent development in order to provide
for harmonious development of the area as a whole.
E.
Land subject to hazards to life, health or property such as may result
from fire, flood, subsidence, chemical, biological, or radioactive
contamination, disease or other causes shall not be subdivided or
developed for building purposes unless such hazards have been eliminated
to the satisfaction of the Township Board of Supervisors and other
governmental agencies having jurisdiction.
A.
The location and width of all streets shall conform to the Official
Plans or to such parts thereof as may have been adopted by the Township.
B.
The proposed street system shall extend existing or recorded streets at the same width as the existing or recorded streets if these streets meet or exceed the standards of § 330-19A. If the existing or recorded streets do not meet or exceed the standards of § 330-19A, the proposed street extensions shall meet the standards of § 330-19A.
C.
Where, in the opinion of the Township, it is desirable to provide
for street access to adjoining property, streets shall be extended
by dedication to the boundary of such property.
D.
If lots or parcels in the subdivision are large enough for resubdivision,
or if a portion of the applicant's property is not proposed to be
subdivided but could be subdivided in the future, the Township may
require the reservation of land adequate to provide for future street
access to land which could be resubdivided or subdivided in the future
and require that the location of land reserved for future streets
be coordinated with the street system shown on the subdivision plan.
E.
New local roads shall be so designed as to discourage through traffic,
but the applicant shall give adequate consideration to provision for
the extension and continuation of streets into and from adjoining
properties.
F.
Where a subdivision or land development abuts an existing street
which does not meet the standards of this chapter, the Township shall
require dedication of land to increase the right-of-way to a minimum
of 30 feet measured from the center line of the existing street.
G.
Private streets (streets not to be offered for dedication) are prohibited unless they meet the design standards of this chapter as well as the requirement of § 330-14D(6). The maximum number of residential dwelling units or lots fronting on or gaining access to a public street via a private street shall be limited to three. The private street shall be improved to public street standards, at the expense of the developer or applicant and existing lot owners, at such time that an additional dwelling unit or dwelling units and/or lot or lots beyond three are proposed.
(1)
Streets not to be offered for dedication are prohibited unless they meet the design standards of this chapter as well as the requirement of Subsection G(5).
(2)
A private street may be constructed to the driveway standards of § 330-36 when no more than three residential dwelling units or lots front on or gain access to a public street via the private street. Notwithstanding the forgoing, the applicant must demonstrate that the private street can be constructed, meeting the design standards of this chapter.
[Amended 5-23-2011 by Ord. No. 711]
(3)
The private street shall be improved to public street standards,
at the expense of the developer or applicant and existing lot owners,
at such time that an additional dwelling unit or dwelling units and/or
lot or lots beyond three are proposed.
(4)
All commercial and industrial uses, buildings, structures, and lots must front on public streets or private streets meeting the design standards of this chapter and the requirement of Subsection G(5).
(5)
Whenever an applicant proposes to establish a street which is not
offered for dedication to public use, the Township may require the
applicant to submit, and also to record with the plan, a copy of an
agreement made with the Township on behalf of his heirs and assigns,
which shall establish the conditions under which the street may later
be offered for dedication, and shall stipulate, among other things:
(a)
That the street shall conform to Township specifications, or
that the owners of the abutting lots shall include with the offer
of dedication sufficient money as estimated by the Township Engineer,
to restore the street to conformance with Township specifications;
(b)
That an offer to dedicate the street shall be made only for
the street as a whole;
(c)
That the method of assessing repair costs be as stipulated;
and
(d)
That agreement by the owners of 51% of the front footage thereon
shall be binding on the owners of the remaining lots.
H.
If a subdivision proposes lots, all of which front on existing public
roads, the Township may require the applicant to reserve land adequate
to provide for future street access from the public roads on which
the lots front to the land to the rear of the proposed lots. Such
reserved areas shall be of such dimensions to permit the construction
of streets meeting the standards of this chapter.
I.
All roads and utility lines shall be improved to the property lines
of the property being subdivided or developed.
J.
Residential development access.
(1)
Single-access residential developments shall be limited to 15 residential dwelling units or lots or combination of both. The proposed intersection of the single-access street (§ 330-27) with the existing or proposed through street shall meet the design standards of this chapter for local or collector streets, whichever is deemed appropriate by the Township.
(2)
When the number of proposed dwelling units and lots, or existing
plus proposed dwelling units and lots or a combination of both exceeds
15 in a residential development, a minimum of two independent means
of ingress and egress shall be provided. Each independent means of
ingress and egress shall:
K.
Nonresidential development/access.
(1)
Nonresidential single-access developments shall be limited to 15
principal nonresidential uses, principal nonresidential buildings/structures
or nonresidential lots or combination of both. The proposed intersection
with the existing or proposed through street shall meet the design
standards of this chapter for collector streets.
(2)
When the number of proposed or existing plus proposed principal uses,
principal buildings/structures or nonresidential lots or combination
of both exceeds 15 in a nonresidential development, a minimum of two
independent means of ingress and egress shall be provided. Each independent
means of ingress and egress shall:
New half or partial streets will not be permitted, but whenever a tract to be subdivided borders an existing recorded half or partial street, the Township shall require the applicant to provide a reservation of land adjacent to such half or partial street adequate to allow the construction of a road meeting the standards of this chapter (refer to § 330-17F).
The following standards shall be the required minimum for all
public and private streets proposed as a part of any new subdivision
or land development. Where a new subdivision or land development fronts
an existing street, additional right-of-way width may be required
if the subdivision or land development will result in any additional
traffic upon that street. Applicants shall not be required to make
up deficient cartway width of an existing street as a condition of
plan approval.
A.
All roads, existing and proposed, are classified as "interstate," "arterial," "collector," or "local" roads. Such classifications are based upon their function and are defined in Article VIII of this chapter.
B.
Interstate streets shall be designed and constructed according to
the requirements of the Pennsylvania Department of Transportation;
they are not otherwise regulated by this chapter.
C.
LOW-DENSITY
MEDIUM-DENSITY
HIGH-DENSITY
For the purposes of this section, the following terms are defined:
Residential density of 2.0 acres/dwelling unit, or lesser
density, with no individual lot smaller than 1.0 acre. The presence
of nonresidential uses may, at the discretion of the Township, cause
an otherwise low-density area to be deemed a "medium-density" area.
An area which is more densely developed than a low-density
area but less than a high-density area.
Residential density of 0.5 acre/dwelling unit, or more dense,
or development where the median lot width at street line of the proposed
residential lots is 80 feet or less, or where both conditions apply.
D.
Right-of-way width.
(1)
Service streets (alleys) shall be provided with a right-of-way measuring
at least 12 1/2 feet from the cartway center line to each side.
(2)
Marginal-access streets shall be provided with a right-of-way measuring
at least 16 1/2 feet from the cartway center line to each side.
(3)
Local roads, including single-access streets, shall be provided with
a right-of-way measuring at least 27 feet from the cartway center
line to each side. The right-of-way shall extend a minimum of 10 feet
past the face of curb or edge of paving, as the case may be, on both
sides of the street.
(4)
Arterial streets and collector streets shall be provided with a right-of-way
measuring at least 30 feet from the cartway center line to each side.
The right-of-way shall extend a minimum of 10 feet past the face of
curb or edge of paving, as the case may be, on both sides of the street.
(5)
Additional right-of-way and cartway widths may be required by the
Township for the purpose of promoting the public safety and convenience.
(6)
All cartways, where possible, shall be centered within the right-of-way.
F.
Required width for other lanes.
(1)
Where provided, center left-turn lanes shall have a minimum width
of 12 feet.
(2)
Where provided, acceleration lanes, deceleration lanes, and right-turn-only
lanes shall have a minimum width of 12 feet. As may be approved by
the Township, such lanes may be reduced to a width of 10 feet along
local roads in any area and along collector streets and major streets
in low-density areas at the discretion of the Township Board of Supervisors
with a recommendation from the Township Planning Commission.
(3)
Where a street is designed with a medial planting strip, the street
shall have a minimum paved width of 18 feet between the edge of the
planting strip and the nearest cartway edge, regardless of street
type or location.
G.
Requirements for on-street parking.
(1)
All on-street parking shall be configured so that vehicles park parallel
to the curb.
(2)
Streets that accommodate on-street parking shall have an additional
paved width of at least eight feet along the side of the street where
parking is to be provided.
(3)
On-street parking shall be required along both sides of the street
for local streets in medium-density and high-density areas.
(6)
On-street parking may be required elsewhere at the discretion of
the Township Board of Supervisors, as may be advised by the Planning
Commission, when such parking would be a safe and logical extension
or preservation of an existing on-street parking area.
H.
Curbs. All new streets shall be provided with curbs designed and
constructed in accordance with Township ordinances and standards.
I.
Shoulders. Shoulders shall be provided along the frontage of existing
streets within a proposed subdivision or land development and proposed
streets when the Township determines that curbs are not desirable
or practical in accordance with PADOT Publication 70, Guidelines for
the Design of Local Roads and Streets, latest edition.
J.
Vertical clearance. Minimum unobstructed vertical clearance over
streets shall be 14 feet six inches.
A.
Whenever a subdivision or land development abuts or contains an arterial
or collector street, the Township may require restriction of access
to the street by:
(1)
Provision of reverse frontage lots; or
(2)
Provision of service streets along the rear of the abutting lots,
together with prohibition of private driveways intersecting the arterial
or collector street; or
(3)
Provision of marginal-access streets, provided that the reserve strips
establishing such marginal-access streets shall be placed within the
jurisdiction of the Township under an agreement meeting the approval
of the Township; or
(4)
Provision of a system of local roads which would intersect the arterial
or collector street and on which lots would front.
A.
Whenever street lines are deflected, connection shall be made by
horizontal curves.
C.
A straight section of road of at least 100 feet shall be introduced
between all horizontal curves on collector streets, and a straight
section of road of at least 200 feet shall be introduced between horizontal
curves on arterial streets.
D.
Combinations of the minimum radius and maximum grade shall be avoided
when possible.
A.
At all changes in street grades where the algebraic difference in
grade exceeds 1%, vertical curves shall be provided. Lengths of vertical
curves shall be determined by the minimum sight distance required.
(1)
Local roads.
|
Table A
| ||
|---|---|---|
|
Design Speed
(mph)
|
Minimum Sight Distance
(feet)
| |
|
25
|
160
| |
|
30
|
200
| |
|
35
|
250
| |
|
40
|
305
| |
(2)
Collector streets. Minimum sight distance: 360 feet.
(3)
Arterial streets. Minimum sight distance: 400 feet.
(4)
Streetlights shall be required at all sag vertical curves not meeting
the minimum requirements of Table A.
A.
Streets shall intersect as nearly as possible at right angles, and
no street shall intersect another at an angle of less than 70°
nor more than 110°. The angle of intersection with arterial streets
shall not be less than 80° nor more than 100°.
B.
No more than two streets shall intersect at the same point.
C.
Streets intersecting another street shall either intersect directly
opposite to each other, or shall be separated by at least 150 feet
between center lines, measured along the center line of the street
being intersected if only local streets are involved. When one or
more of the streets at the proposed intersection is classified as
or meets the definition of "collector street," the separation distance
shall be increased to at least 250 feet between center lines, measured
along the center line of the street being intersected; however, the
Township may require a greater distance based on recommendations contained
in the traffic impact study submitted for the development or AASHTO's
Policy on Geometric Design of Highways and Streets, latest edition.
D.
Approach intersections that require vehicular traffic to stop by
the presence of either a stop sign or other traffic control device
shall be approached by a straight leveling area, the grade of which
shall not exceed 5% within 50 feet of the intersection of the nearest
right-of-way lines.
E.
Intersections with arterial streets shall be located not less than
1,000 feet apart, measured from center line to center line along the
center line of the arterial streets.
G.
Street right-of-way lines shall be parallel to (concentric with)
curb arcs at intersections.
A.
Clear sight triangles shall be provided at all street intersections.
Within such triangles, no vision-obstructing object shall be permitted
which obscures vision above the height of 30 inches and below the
height of 10 feet measured from the center-line grade of intersecting
streets. Such triangles shall be established from a distance of 75
feet from the point of intersection of the center lines, except that
clear sight triangles of 150 feet shall be provided for all intersections
with arterial streets.
B.
Wherever a portion of the line of such clear sight triangles occurs
behind the required building setback line, such portion shall be considered
a building setback line.
C.
Sight distances shall also meet the requirements of 67 Pa. Code Chapter
441, Access to and Occupancy of Highways by Driveways and Local Roads.
A.
The Township Supervisors require the design of through streets when
deemed feasible and desirable by the Township. Permanent cul-de-sac
streets may be permitted only at the discretion of the Township.
B.
Dead-end streets are prohibited unless designed as cul-de-sac streets,
provided that in the case of streets which are planned for future
extension into adjoining tracts and which will be no longer than the
depth of one lot and which will not be the primary means of access
to any lot or dwelling unit, a turnaround does not have to be provided.
C.
Except as provided in Subsection A, any street dead-ended for access to an adjoining property or because of authorized stage development shall be provided with a temporary, all-weather turnaround meeting Township road construction specifications (except the wearing course will not be required) within the subdivision or land development, and the use of such turnaround shall be guaranteed to the public until such time as the street is extended. Should a temporary cul-de-sac be proposed, an agreement satisfactory to the Township and Township Solicitor shall be submitted as part of the subdivision improvements agreement form during final plan submission and shall indicate construction and installation responsibilities of all improvements when the temporary cul-de-sac is abandoned and the street is extended.
D.
Cul-de-sac streets, permanently designed as such, shall not furnish
access to more than 15 dwelling units.
E.
Unless future extension is clearly impractical or undesirable, the
turnaround right-of-way shall be placed adjacent to the tract boundary
with sufficient additional width provided along the boundary line
to permit extension of the street at full width.
F.
All cul-de-sac streets, whether permanently or temporarily designed as such, shall be provided at the closed end with a paved turnaround meeting the standards established in these regulations. Curbs shall be provided on all permanent culs-de-sac except as defined in § 330-53. The minimum radius to the pavement edge or curbline shall be 50 feet, and the minimum radius to the right-of-way line shall be 60 feet.
[Amended 5-23-2011 by Ord. No. 711]
G.
Drainage of cul-de-sac streets shall preferably be toward the open
end. If drainage is toward the closed end, water shall be conducted
away in an underground storm sewer or other means approved by the
Township.
H.
The center-line grade on a cul-de-sac street shall not exceed 10%,
and the grade of the diameter of the turnaround shall not exceed 5%.
A.
Single-access streets, public or private, shall not be the sole means
of access to more than 15 residential units. No cul-de-sac street
or other single-access street shall be permitted to be installed off
of a single-access street.
B.
Use of a public single-access street as the sole means of vehicular
access to a nonresidential use shall not be permitted.
C.
Single-access streets with more than 500 lineal feet of cartway shall
not be permitted, except with the specific approval of the Township.
The length of a single-access street shall be measured along the center
line of the proposed street from the intersection with the existing
public street to the furthest point from said intersection. Single-access
streets in excess of 500 lineal feet of cartway may be approved where
the additional length is necessary to make an extension to the lot
line of a developable tract, thereby providing an opportunity for
interconnection with future development.
New half or partial streets shall be prohibited.
A.
Proposed streets which are in alignment with other already existing
and named streets shall bear the names of existing streets.
B.
In no case shall the name of a proposed street duplicate an existing
street name in the Township and the postal district, irrespective
of the use of the suffix "street," "road," "avenue," "boulevard,"
"drive," "way," "place," "court," "lane," etc., nor shall a name be
so similar in pronunciation as to cause possible misunderstanding.
C.
All street names shall be subject to the approval of the Township
and the Berks County Department of Emergency 911 Coordinator.
A.
Service streets are prohibited in subdivisions for single-family
detached residences, except where required to avoid direct driveway
access to an arterial street.
B.
Service streets may be permitted in other types of residential development,
provided the applicant produces evidence satisfactory to the Township
of the need for such service streets and provided the service streets
are not the primary means of access.
C.
Where permitted, service streets in residential developments shall
have a minimum paved width of 20 feet except that, where service streets
serve dwellings on only one side, the Township may permit a paved
surface of not less than 12 feet for one-way streets.
D.
Part of any building or structure shall be located within 16 feet
of the cartway of a service street.
E.
Dead-end service streets shall be avoided, but where this proves
impossible, dead-end service streets shall be terminated with a paved
circular turnaround with a minimum radius to the outer (curbline)
of 50 feet.
F.
Sharp changes in alignment of service streets shall be avoided. Design
of service streets which will encourage their use for through traffic
(i.e., intersecting service streets) shall also be avoided.
B.
Length.
(1)
Blocks shall have a maximum length of 1,600 feet and a minimum length
of 500 feet. The Township may decrease the permitted maximum and/or
minimum lengths of blocks if the topography of land or surface water
drainage conditions warrant such a decrease.
(2)
Blocks along arterial streets shall not be less than 1,000 feet long.
D.
Commercial and industrial blocks. Blocks in commercial and industrial
areas may vary from the elements of design detailed above if required
by the nature of the use. In all cases, however, adequate provision
shall be made for off- street parking and loading areas as well as
for traffic circulation, parking and safe pedestrian access for employees
and customers.
B.
Insofar as practical, side lot lines shall be at right angles to
straight street lines and radial to curved street lines.
C.
Where feasible, lot lines shall follow municipal boundaries rather
than cross them.
D.
The depth of residential lots shall be not less than one time nor
more than three times their width. Lot width shall be measured at
the right-of-way line, between the side lot lines, and the lot depth
shall be measured between the street right-of-way line and rear lot
line or the mean distance between the street right-of-way line and
rear lot line when the rear lot line is not parallel to the street
right-of-way line. Lots having an area three times or greater than
the minimum lot area as required by the zoning district in which the
lot is located are exempt from this regulation.
E.
Depth and width of parcels intended for nonresidential uses shall
be adequate for the use proposed and sufficient to provide satisfactory
space for on-site parking, loading and unloading, setbacks, landscaping,
etc.
F.
Where an ultimate right-of-way width has been provided for widening
of existing streets, lot area and building setback shall be measured
from such adjusted ultimate right-of-way line.
G.
The maximum slope utilized when grading lots or streets along an
adjoining tract of land not owned by the applicant shall be a 3:1
slope ratio of horizontal distance to vertical distance.
H.
Architectural diversity is encouraged in all subdivisions.
A.
All lots shall have direct access to an existing or proposed public
street, or to a private street if it meets the requirements of this
chapter. Where justifiable, the Township may permit a minimum property,
right-of-way or easement for access to a lot not meeting the highway
frontage requirements. The minimum width shall be 30 feet and the
lot being serviced may not be capable of being further subdivided
under current zoning standards.
B.
Reverse frontage lots shall be avoided except where required to provide
separation of residential development from arterial streets or to
overcome specific disadvantages of topography or orientation.
C.
All residential reverse frontage lots shall have a rear yard with
a minimum depth of 75 feet. No vehicular access shall be permitted
through the rear yard to the street, and screening shall be provided
within the rear yard. The method of screening used shall be approved
by the Township.
The minimum lot size and width requirements are found in the
Township Zoning Ordinance.[1] The minimum lot area requirements found in the Zoning Ordinance shall be increased in accordance with the provisions of § 390-48 of the Zoning Ordinance to protect steep slope areas and may be increased by the Township Planning Commission according to the results of the soil percolation tests required by § 330-15 of this chapter.
A.
Each proposed dwelling unit in a subdivision or land development
shall be provided with at least the number of off-street parking spaces
specified in the Exeter Township Zoning Ordinance.[1]
(1)
In the case of single-family or two-family dwellings, such off-street
parking spaces shall be provided behind the street right-of-way line
on the driveway and/or parking apron.
(2)
In the case of apartment projects, such off-street parking spaces
shall be provided in parking compounds located adjacent to or near
the multiple-family dwellings. Each off-street parking space shall
contain a minimum of 200 square feet. In addition, adequate aisles
for maneuvering and movement of vehicles shall be provided. The grade
of such parking areas shall not exceed 6%.
(3)
In the case of townhouse projects, such off-street parking shall
be provided in parking compounds located adjacent to the multiple-family
dwellings, or in individual driveways behind the street right-of-way
line, or in a combination of parking compounds and driveways. While
the roads servicing the townhouse may be termed "access driveways,"
for the purpose of this chapter they shall be viewed as streets and
shall have rights-of-way associated with streets to establish the
building setback lines.
A.
Subdivisions shall be designed to minimize the number of driveway
intersections with existing public roads. Wherever deemed feasible
by the Township and required by the Township to minimize driveway
intersections with existing Township roads thus reducing interruptions
to traffic flow and minimizing accident hazards and to minimize erosion,
sedimentation and run-off problems onto existing public roads, subdivisions
shall be provided with internal streets on which proposed lots will
front and to which the lots will have driveway access.
B.
When driveways are permitted by the Township to access arterial streets
under Township jurisdiction, the driveways shall be designed with
turnaround areas so that cars will not have to back onto the arterial
streets. When driveways are permitted by the Township to access collector
streets under Township jurisdiction, the Township shall require that
the driveways be provided with turnaround areas so that vehicles will
not have to back onto the street.
C.
Provision shall be made at all intersections of driveways with streets
to ensure adequate stormwater drainage and erosion and sediment control.
The Township may require subdivision plans to show a typical treatment
of the construction of driveways and handling of storm drainage where
the driveways intersect a street. The Township may further require,
as a condition to approval of a subdivision plan, that the specific
proposals for the construction of that driveway and treatment of storm
drainage and erosion and sediment control for that driveway be submitted
to the Township Supervisors for approval.
D.
Driveways shall be so located as to provide reasonable and safe sight
distance at intersections with streets. The Township may require the
permissible location of a driveway for a lot to be shown on the subdivision
plan, and that location is subject to approval by the Township.
E.
Entrances to private driveways serving multiple-family dwellings
shall be rounded at a minimum radius of 10 feet.
F.
Private driveway entrances shall intersect streets at angles such
that safe ingress and egress will be provided. The angle shall not
be less than 60° nor more than 120°.
G.
Private driveways shall have such grades as to furnish safe and convenient
parking spaces and to provide a safe and convenient means of access.
The grades and construction materials of driveways shall be such that
the materials of the driveway will not wash onto public streets. The
maximum permissible grade shall be 12%, except that driveway grades
shall not exceed 5% within 20 feet of street cartway lines. Driveways
shall be paved when grades exceed 10%.
H.
The center line of entrances to private driveways serving one- and
two-family dwellings shall be located at least 40 feet from the point
of intersection of the nearest street cartway lines if only local
roads are involved, at least 80 feet if a collector street is involved,
and at least 120 feet if an arterial street is involved. The center
line of entrances to private driveways serving multiple-family dwellings
or nonresidential buildings shall be located at least 80 feet from
the point of intersection of the nearest street cartway lines if only
local roads are involved, at least 120 feet if a collector street
is involved, and at least 160 feet if an arterial street is involved.
This requirement shall apply to both sides of any street forming part
of a cross-street or "T" intersection.
I.
The standards for driveway widths shall be as provided in the Township
ordinance establishing curbs, sidewalks and driveway standards.[1] The Township may require an applicant to submit with his
subdivision plans evidence that the standards for driveway construction
established in this chapter can be met for each lot within the subdivision.
J.
The sight distances at driveways shall meet the requirements of 67
Pa. Code Chapter 441, Access to and Occupancy of Highways by Driveways
and Local Roads.
A.
The applicant shall provide the highest type of sanitary sewage disposal
facility consistent with existing physical, geographical and geological
conditions. The following types of sanitary sewage disposal facilities
are listed in order of decreasing desirability:
B.
Each property within 150 feet of an approved public or community
system shall connect to that system. Where sewers are not yet accessible
but are planned for extension to the subdivision or land development
within 10 years, the applicant shall install sewer lines, including
lateral connections, as may be necessary to provide adequate service
to each lot or dwelling unit when connection with the sewer system
is made. Sewer lines shall be suitably capped at the limits of the
subdivision or land development and laterals shall be capped at the
street right-of-way line. When capped sewers are provided, on-site
disposal facilities shall also be provided.
C.
All sewage disposal systems shall conform in all respects to the
minimum requirements of DEP, and all ordinances, rules and regulations
of the Township.
D.
When on-site facilities are required, a carefully engineered facility
shall be installed. Before covering and backfilling, all on-site facilities
must be inspected by the Township Sewage Enforcement Officer and must
be so installed that they can be approved as complying with the approved
engineering drawings that are part of the plans. Such approval shall
be in writing. Two copies of an "as-built" drawing of on-site facilities
shall be provided for the Township showing the location, sizes and
capacities for all pipes, tanks, cleanouts, vents and tile fields.
E.
If on-site sanitary sewage disposal facilities are proposed, the Township may require that the applicant submit an economic feasibility report if the Township considers that such facilities are not the highest type consistent with existing physical, geographical and geological conditions. Such report shall compare the cost of providing on-site facilities and the cost of providing a higher type of facility (see Subsection A of this section). Based on analysis of the economic feasibility report, the Township Planning Commission may require the installation of a higher type of facility.
[Amended 5-23-2011 by Ord. No. 711]
F.
Wherever approval by DEP is required for the water supply or sanitary
sewage disposal system(s) for a proposed subdivision or land development,
the applicant shall submit a copy of such approval to the Township
prior to final endorsement of a plan.
G.
The developer shall obtain and submit a letter from the Exeter Township,
Berks County, authority indicating that sufficient capacity exists
in the sewage collection system and treatment plant to accommodate
the proposed development.
A.
Whenever an existing public or approved community water system is
geographically and economically accessible to a proposed subdivision
or land development, a distribution system shall be designed to furnish
an adequate supply of water to each lot and dwelling unit, with adequate
main sizes and fire hydrant locations to meet the specifications of
the Middle Department Association of Fire Underwriters and of the
Township Fire Marshal. A copy of the approval of such system by the
appropriate public agency or utility company shall be submitted with
the final plan. A suitable agreement shall also be established for
the ownership and maintenance of such distribution system.
B.
Where public or community systems are not geographically and economically
accessible, and on-site sanitary sewer disposal systems are proposed
to be used, a community water supply may be required by the Township
if deemed necessary for the public health, safety and welfare. If
such a system is provided, it shall be approved by DEP, and appropriate
agreements to ensure proper and adequate maintenance shall be submitted
to the Township.
C.
Where individual on-site water supply systems are to be utilized,
each lot so served shall be of a size and shape to allow safe location
of such a system. The individual supply system shall be constructed
in full compliance with DEP specifications.
D.
The developer shall supply a letter from the appropriate public agency
or utility company at preliminary plan stage stating that there is
adequate water capacity, flow and pressure to service the proposed
subdivision or land development. The letter shall state that the water
capacity has not been previously allocated to another project. If
a project, or a phase of a project, does not start within one year
of the date of the letter, the letter shall be updated and submitted
to the Township and deemed satisfactory prior to work commencing on
the project, or on any phase of the project.
See the Exeter Township Stormwater Management Ordinance as amended.[1]
A.
All natural features, such as large trees, wooded areas, rock outcroppings,
the natural terrain, steep slope areas, wetlands, and natural watercourses
and bodies of water, shall be preserved unless selective relief is
granted by the Township Board of Supervisors and other governmental
agencies having jurisdiction.
B.
The Floodplain Regulations set forth in Appendix VI of this chapter
shall apply to all floodplain areas within subdivisions and land developments,
which are established using the methods specified in Appendix IV of
this chapter.[1]
[1]
Editor's Note: Appendixes IV and VI are included at the end
of this chapter.
C.
When preparing subdivision or land development plans, every effort shall be made to preserve mature healthy trees (having a minimum diameter of six inches measured at breast height) as prescribed in § 330-13C(12).
A.
Easements shall be provided for poles, wires, conduits, storm and
sanitary sewers, gas, water and heat mains and other utility lines
intended to service the abutting lots. No structures or trees shall
be placed within such easements. Local utility companies shall be
consulted when locating utility easements.
B.
Easements abutting street rights-of-way shall be a minimum of 10
feet in width. Other easements shall be a minimum of 20 feet in width.
C.
There shall be a minimum distance of 50 feet, measured in the shortest
distance, between any proposed dwelling unit and any petroleum products
or natural gas transmission line which traverses the subdivision or
land development.
D.
Where gas or petroleum transmission lines are a part of the proposed
development, either proposed or requiring relocating, construction
shall occur within a right-of-way of 50 feet minimum and shall comply
with the applicable requirements of the Pennsylvania Public Utilities
Commission regulations.
E.
Underground electric distribution lines are to be installed in accordance
with Public Utility Commission regulations in all new subdivisions
and land developments of five dwelling units or more. In existing
subdivisions with five or more unimproved lots, any extensions of
the electric distribution lines shall be placed underground. A letter
from the appropriate utility company indicating that they are in the
process of designing the underground electric distribution system
shall be submitted to the Township prior to the recording of a final
plan.
F.
In addition to the above, where five dwelling units or more are involved,
all other utilities are required to be placed underground.
B.
The submission, review, approval or disapproval, and recording of any mobile home/manufactured home park shall be in accordance with the provisions of Article III of this chapter.
C.
The plan of any mobile home/manufactured home park shall comply with the requirements stated in Article IV of this chapter.
D.
All mobile home/manufactured home parks shall comply with regulations
established for mobile home/manufactured home parks by the Commonwealth
of Pennsylvania and all the requirements for mobile home/manufactured
home parks as listed below:
(1)
The minimum area of a mobile home park shall be 10 acres.
(2)
When the mobile home park is served by either a public or community sewage disposal system and by either a public or community water supply system, there shall be a maximum gross density of five dwelling units per acre (see § 390-54 of the Zoning Ordinance). Where on-site sewage disposal or water supply is used, each mobile home shall be placed on a lot which shall meet the requirements of Subsection D(4) below and the requirements of § 390-16 of the Zoning Ordinance for a single-family detached dwelling.
(3)
Not less than 15% of the total area of the mobile home park shall
be devoted to recreation areas for the use of all residents of the
park. Provision shall be made by the owner of the mobile home park
for the development, installation and perpetual maintenance of such
recreation areas. Such recreation areas are further subject to the
following:
(a)
A plan showing how the recreation areas will be developed and
equipped shall be submitted to the Township for approval.
(b)
The size, surface conditions, shape and location of the parcels
shall be suitable for the intended purpose, and be such that recreational
use is feasible.
(c)
No more than 50% of the recreation areas shall be land with
slope of over 15% and/or land with high water table or seasonal high
water table as shown in the Soil Survey for Berks County prepared
by the Soil Conservation Service.
(d)
Recreation areas shall be readily accessible to residents of
the park, but shall be so located that they can be reached and used
safely, without undue traffic or other hazards.
(4)
The minimum allowable distance between any mobile home, service or
accessory building or parking facility and a boundary line of the
mobile home park shall be 50 feet, provided that no mobile home shall
be located closer than 75 feet to any street located outside the boundary
lines of the park. No mobile home shall be located closer than 25
feet to any street located within the boundary lines of the mobile
home park. The minimum allowable distance between any mobile home
and another mobile home, service or accessory building, or common
parking facility shall be 20 feet.
(5)
Two off-street parking spaces with minimum dimensions of 10 feet
by 18 feet shall be provided for each mobile home.
(6)
Prior to the placement of each mobile home, all applicable permits
shall be obtained from the Township.
(7)
An evergreen planting screen a minimum of five feet in height shall
be placed along all boundary lines of the mobile home park separating
the mobile home park from adjacent properties and/or streets. The
screen shall be a year-round screen which shall be maintained permanently,
and plant material which does not live shall be replaced within one
year. The distance between trees shall be such that a full screen
will be provided; the permissible distance between plants will vary
with the species of planting. The species is subject to Supervisors'
approval, and shall be one which exhibits sufficient growth to provide
a sufficient screen within the time limits established by the Supervisors.
(8)
All requirements of the Pennsylvania Department of Environmental
Protection shall be complied with.
(9)
Permits and administration are subject to:
(a)
The certificate of use and occupancy issued for a mobile home
park shall be valid for one year and shall be renewed each year. Each
application for the original certificate of use and occupancy for
a mobile home park and for renewal of the certificate shall be accompanied
by an annual permit fee established by the Township Supervisors.
(b)
A representative of the Township may inspect a mobile home park
at reasonable intervals and at reasonable times to determine compliance
with this section.
(c)
The mobile home park shall contain a structure clearly designated
as the office of the park manager.
(d)
The person to whom a certificate of use and occupancy for a
mobile home park is issued shall operate the park in compliance with
this chapter and shall provide adequate supervision to maintain the
park, its facilities and equipment in good repair and in a clean and
sanitary condition.
(e)
A register containing the names of all park occupants, the make,
model and serial number of each mobile home, the date of arrival of
each mobile home in the park, and the lot number upon which the mobile
home is parked, and the date of departure from the park shall be maintained
by the park manager. The register shall be available to any person
whom the Township Supervisors authorize to inspect the park and shall
be kept in the office of the manager.
(f)
No space within a mobile home shall be rented for residential
use for periods of fewer than 180 days.
(10)
All applicable requirements of this chapter must be complied
with.
(11)
A system for pedestrian circulation throughout the mobile home
park shall be submitted, and is subject to approval by the Supervisors.
All subdivisions and land developments shall be designed to
meet the requirements of the Township's Zoning Ordinance,[1] except as otherwise provided in this chapter.
A.
In reviewing the subdivision plans, the Planning Commission will
consider the adequacy of existing or proposed community facilities
to serve the additional dwellings proposed by the subdivision or land
development.
B.
Applicants shall give earnest consideration to the desirability of
providing or reserving areas for facilities normally required in residential
neighborhoods, including churches, libraries, schools and other public
buildings, parks, playgrounds and play fields.
C.
Areas provided or reserved for such community facilities should be
adequate to provide for building sites, landscaping, and off-street
parking appropriate to the use proposed. Such areas should be located
in a manner to best serve the public likely to use the same and to
utilize, to the greatest degree, any existing desirable topographical
features.
A.
The intent of this section is:
(1)
To provide adequate open space, recreational lands and recreational
facilities to serve the residents of Exeter Township for both active
and passive recreation.
(2)
To recognize and work to carry out the officially adopted Exeter
Township Master Recreation Plan dated October 17, 1994, or revisions
thereto.
B.
Applicability of land requirements and fees-in-lieu.
(1)
This section shall apply to any subdivision or land development for
which a preliminary plan and/or final plan is submitted after the
enactment date of this revised ordinance.
(2)
This section shall not apply to preliminary plans that have been
accepted by the Township Supervisors prior to the enactment of this
revised ordinance.
(3)
The per-dwelling-unit fee will be collected at the time of building
permit issuance and will be calculated by using the fee in effect
at that time.
C.
Limitations on use of fees.
(1)
Any fees collected under this section shall be placed within an interest-bearing
account and shall be accounted for separately from other Township
funds. Interest earned on such accounts shall become funds of that
account.
(2)
Such fees shall only be used in accordance with the Municipalities
Planning Code for the following: acquisition of public open space
or parkland, development of public recreational facilities, landscaping
of public open space or parkland, closely related engineering and
design work, and maintenance of facilities owned or leased by the
Township.
(3)
Any fees collected will be used to develop areas that are identified
in the current Master Recreation Plan.
D.
Land dedication.
(1)
Any subdivision or land development regulated under this section
shall be required to dedicate the specific amount of land, unless
the Township Supervisors determine that such land in that location
would not serve a valid public purpose, in which case a recreation
fee-in-lieu-of-land shall be required. A combination of acceptable
land and fee-in-lieu-of-land can be negotiated between the developer
and the Township Supervisors.
(2)
The land and fee requirements of this section shall be based upon
the number of new dwelling units that would be permitted on the lots
of the subdivision or land development after approval.
(3)
The land proposed for dedication shall be accessible to the residents
of Exeter Township. Access shall be provided by a public street abutting
at least one side of the site for a minimum distance of 50 feet or
shall adjoin and become a part of an already existing public park
or open space area which is accessible from a public street. No roadway
shall traverse the site. If public easements are the sole access,
they shall be at least 50 feet wide.
(4)
The shape of the dedicated land should be suitable to accommodate
those park and open space activities appropriate to the location and
needs of the future residents and configured to include natural features
worthy of preservation.
(5)
The land to be dedicated shall be accessible to utilities such as
water, sanitary sewer and electrical service that are provided within
the subdivision.
(6)
Land proposed to be dedicated as recreation space shall meet all
of the following standards:
(a)
A maximum of 25% of the land to be dedicated can have a maximum
slope of 6% or more.
(b)
A maximum of 25% of the land can be a "wetland" under federal
and/or state regulations, be within the one-hundred-year floodplain
as defined by official FEMA floodplain maps of the Township or contain
detention basins or other stormwater management facilities.
(c)
Be a part of a contiguous tract of land that meets the amount
of required land to be dedicated, if applicable.
(d)
Be aesthetically pleasing, not burdened with an undue number
of restrictions on the proposed use (i.e,. overhead or underground
utilities or stormwater management facilities), be environmentally
hazard free.
(7)
An applicant or land developer shall be required to dedicate the
following amounts of land for each subdivision or land development,
unless the Township Supervisors determine that a fee in lieu of the
land would be more in the public interest. The formula used to calculate
the land or fee is as follows:
|
Land Contribution or Fee in Lieu of Contribution:
| |
|
Land dedication shall be at the rate of 0.04 acre per each gross
acre of the tract being subdivided or developed.
| |
|
EXAMPLE:
| |
|
A tract having a gross area of 100 acres would be required to
offer 4.0 acres as open space (100 acres x 0.04 acre/acre = 4.00 acres
| |
|
OR:
| |
|
Fees in lieu of contribution will be *$115,000 (as amended from
time to time by resolution of the Board of Supervisors) per acre of
the above-equated formula.
| |
|
EXAMPLE:
| |
|
Fee-in-Lieu = 4 acres x *115,000/acre = $460,000
| |
|
*Dollar value established by resolution per acre
|
E.
Fee for residential development. In addition thereto, the developer
of a lot, subdivision and/or land development who intends to provide
housing on any lot shall contribute, at the time of building permit
application to the Township, the fee as established by ordinance,
resolution or official fee schedule of the Township Supervisors per
dwelling unit in addition to the above.
F.
Decision on land versus fees. The Township Supervisors shall determine
whether a land dedication or fee in lieu of land shall be required.
This determination should be made at the time of preliminary plan
review. The Township should, at a minimum, consider the following
in this decision:
(1)
Whether the land in that location would serve a valid public purpose.
(2)
Whether there is potential to make a desirable addition to an existing
recreation area.
(3)
Whether the proposed land would meet the objectives and requirements
within the current Master Recreation Plan.
(4)
Whether the area surrounding the proposed development has sufficient
existing recreation and open space land and whether it is possible
for pedestrians and bicyclists to reach those lands.
(5)
Any recommendations of the Planning Commission, the Township Engineer,
the Parks and Recreation Superintendent or other interested parties.
G.
Conditions on land to be dedicated.
(1)
Land required to be dedicated shall be suitable for its intended purpose, as determined by the Township Supervisors, and in conformity with the current Master Recreation Plan and meets the requirements of Subsection D(6).
(2)
If the required land is to be owned by a homeowners' association,
the developer shall be required to establish such association in a
form that requires all property owners within the development to annually
contribute to the maintenance of the common open space. Any homeowners'
association's agreement regarding required open space shall be subject
to acceptance by the Township Supervisors, based upon review by the
Township Solicitor, and properly recorded with the appropriate county
agency. The provisions of Section 705(f) of the State Municipalities
Planning Code should serve as a model for such agreement.[1]
[1]
Editor's Note: See 53 P.S. 10705(f).
(3)
Any required land dedication shall include deed restrictions to permanently
prevent its development for buildings, except buildings for noncommercial
recreation or to support maintenance of the land.
(4)
Priority shall be given to dedication of land that would:
(5)
The open space land within a subdivision or land development shall
be contiguous, except as may be specifically exempted by the Township
Supervisors, and shall have adequate access for maintenance and for
pedestrians.
(6)
The Township Supervisors may require that a required land dedication
within a property currently being subdivided be placed along an edge
of the property so that it may, in the future, be combined with an
open space dedication on the edge of an adjoining property when that
adjoining property is subdivided or developed.
H.
Collection of fee.
(1)
Fees to be collected in lieu of land dedication will be escrowed
in the subdivision improvements agreement for the subdivision and/or
land development. If there is phasing within the subdivision, the
fee in relation to recreation can also be phased according to the
number of dwelling units in each phase of development.
(2)
The per-dwelling-unit fee will be collected at the time of building
permit application and will be calculated by using the fee in effect
at that time.
I.
Establishment of ownership, control and maintenance.
(1)
The developer shall dedicate to the Township all open space indicated
on the final plan unless a private reservation of land is being made,
in which case the responsibility for the burden of maintenance and
control shall be placed upon the private entity retaining ownership.
(2)
If it is determined that the land proposed for dedication is acceptable,
the Township Supervisors may officially accept the land at the time
of final approval or upon substantial completion of the subdivision
or land development plan. The land shall be clear of construction
debris, excavating materials, solid waste and/or hazardous waste prior
to dedication. The title to the dedicated land shall be good and marketable,
and free of all liens or other defects.
All improvements shown on subdivision and land development plans
shall be maintained in perpetuity by the applicant or developer, and
by his heirs and assigns, unless such improvements have been dedicated
to and accepted by the Township.
A.
A traffic impact study shall be submitted to the Township in the
following instances:
(1)
A residential subdivision or land development which has or will have
25 or more lots and/or dwelling units.
(2)
A nonresidential subdivision of five or more lots.
(3)
A nonresidential land development containing 20,000 square feet or
more of gross floor area.
(4)
Any nonresidential land development within 1/4 mile of an intersection
involving an arterial road or two collector roads.
(5)
The Township Board of Supervisors reserves the right to require a
traffic study for any subdivision or land development other than a
minor residential subdivision, lot annexation, and plan for revision
to lot lines when the Township Board of Supervisors deems such a study
necessary to adequately review the impact of the subdivision or land
development on existing and proposed roads.
B.
The traffic impact study shall be prepared by a qualified professional
traffic engineer registered in the Commonwealth of Pennsylvania with
verified experience in preparing such studies.
C.
The area for the traffic study shall be based on sound engineering
judgment and an understanding of existing traffic conditions at the
site as well as the area which is likely to be affected by the development.
The study limits shall be determined by the Township Board of Supervisors.
D.
The traffic impact study shall contain the following:
(1)
The study area boundary and identification of the roadways included
within the study area.
(2)
A general site description, including:
(a)
Size and location of existing and proposed land uses and dwelling
types.
(b)
Construction staging and completion date of the proposed development.
(c)
Existing land uses, approved and recorded subdivision and land
developments and subdivisions and land developments proposed but not
yet approved and recorded in the study area that are determined by
the Township Board of Supervisors as having bearing on the development's
likely impact.
(d)
Within the study area, the applicant must describe existing
roadways and intersections (geometries and traffic signal control)
as well as improvements contemplated by government agencies or private
parties.
(3)
Analysis of existing conditions, including:
(a)
Daily and peak hour(s) traffic volumes. Schematic diagrams depicting
daily and peak hour(s) traffic volumes shall be presented for roadways
within the study area. Turning movement and mainline volumes shall
be presented for the three peak hour conditions (AM, PM and site-generated)
while only mainline volumes are required to reflect daily traffic
volumes. The source and/or method of computation for all traffic volumes
shall be included.
(b)
Volume/Capacity analyses at critical points utilizing techniques
described in derivative Highway Capacity Manual, by the Pennsylvania
Department of Transportation, latest edition nomographs, an assessment
of the relative balance between roadway volumes and capacity are to
be described. The analysis shall be performed for existing conditions
(roadway geometry and traffic signal control) for the appropriate
peak hours.
(c)
Level of service at critical points. Based on the results obtained
in the previous section, levels of service (A through F) shall be
computed and presented. Included in this section shall also be a description
of typical operating conditions at each level of service.
(d)
A tabulation of accident locations during the most recent three-year
period shall be provided.
(4)
Analysis of future conditions without the proposed development. The
future year(s) for which projections are made will be specified by
the Township and will be dependent on the timing of the proposed development.
The following information shall be included:
(a)
Daily and peak hour(s) traffic volumes. This section shall clearly indicate the method and assumptions used to forecast future traffic volumes. The schematic diagrams depicting future traffic volumes shall be similar to those described in Subsection D(3)(a) in terms of location and times (daily and peak hours).
(b)
Volume/Capacity analyses at critical locations. The ability
of the existing roadway system to accommodate future traffic (without
site development) shall be described in this section. If roadway improvements
or modifications are committed for implementation, the volume/capacity
analysis shall be presented for these conditions.
(c)
Levels of service at critical points. Based on the results obtained
in the previous section, levels of service (A through F) shall be
determined.
(5)
Trip generation. The amount of traffic generated by the development
shall be presented in this section for daily and the three peak hour
conditions. The trip generation rates used in this phase of the analysis
shall be justified and documented to the satisfaction of the Township
Board of Supervisors. Trip Generation (latest edition) published by
the Institute of Transportation Engineers shall be used unless the
Township Board of Supervisors approves other studies.
(6)
Trip distribution. The direction of approach for site-generated traffic
shall be presented in this section for the appropriate time periods.
As with all technical analysis steps, the basic method and assumptions
used in this work shall be clearly stated in order that the Township
can replicate these results.
(7)
Traffic assignment. This section shall describe the utilization of study area roadways by site-generated traffic. The proposed traffic volumes shall then be combined with anticipated traffic volumes from Subsection D(4) to describe mainline and turning movement volumes for future conditions with the site developed as the applicant proposes.
(8)
Analysis of future conditions with development.
(a)
This section shall describe the adequacy of the roadway system
to accommodate future traffic with development of the site.
(b)
Any unique characteristics of the site or within the study area
(e.g., weekend tourists, antique sales, or holiday shopping) affecting
traffic shall be considered. If staging of the proposed development
is anticipated, analysis for each stage of completion shall be made.
(c)
The following information shall be included:
[1]
Daily and peak hour(s) traffic volumes, mainline and turning
movement volumes shall be presented for the highway network in the
study area as well as driveways and internal circulation roadways
for the appropriate time periods.
[3]
Levels of service at critical points. As a result of the volume/capacity
analysis, the level of service on the study area roadway system shall
be computed and described in this section.
(9)
Recommended improvements.
(a)
In the event that the analysis indicates that unsatisfactory levels of service (Level D, E or F as described in the Highway Capacity Manual) will occur on study area roadways, a description of proposed improvements to remedy deficiencies shall be included in this section. These proposals would not include committed projects by the Township and state which were described in Subsection D(2)(c) and reflected in the analysis contained in Subsection D(3) and (4).
(b)
The following information shall be included:
[1]
Proposed recommended improvements. This section shall describe
the location, nature and extent of proposed improvements to assure
sufficient roadway capacity. Accompanying this list of improvements
shall be preliminary cost estimates.
[2]
Volume/Capacity analysis at critical points. An iteration of
the volume/capacity analysis shall be described, which demonstrates
the anticipated results of making these improvements.
[3]
Levels of service at critical points. As a result of the revised
volume/capacity analysis presented in the previous subsection, levels
of service for the highway system with improvements shall be presented.
(10)
Conclusion. The last section of the report shall be a clear,
concise description of the study findings.
A water resources study meeting the requirements of this subsection
shall be submitted to the Township unless exempted by the conditions
listed below in Subsection G.
B.
The determination of whether a water resources study is needed shall
be made by the Township Planning Commission, with recommendations
from the Township Engineer.
C.
The applicant is strongly encouraged to solicit advice from the Berks
County Soil and Conservation District and the Township Engineer in
order to refine the scope of the water resources study prior to commencement.
D.
The water resources study shall be prepared by a qualified hydrogeologist
at the expense of the developer.
E.
The water resources study shall make determinations and provide supporting
data on the following issues:
(1)
The impact of the proposed development on groundwater recharge as
the result of newly created impervious surfaces or modified land cover
conditions. It shall be demonstrated that the post-development groundwater
recharge shall meet the requirements of the Exeter Township Stormwater
Management Ordinance, as amended.[1]
[Amended 5-23-2011 by Ord. No. 711]
(3)
When on-site groundwater pumping is proposed, the capability of a given tract, parcel, or lot to support the continual extraction of groundwater in quantities required for the intended developed use per Subsection F(8).
(4)
The impact of the proposed development upon surface water quality
and quantity, including suitability for human consumption, for recreational
use, and as a habitat for indigenous aquatic life.
F.
The following elements shall be considered essential to any water
resources study. Additional elements may be required depending upon
the conditions of the tract in question and the type of development
proposed.
(1)
Average rainfall and storm patterns.
(2)
An analysis of the soils and geologic conditions on the site to establish
the degree of groundwater recharge occurring prior to the proposed
development.
(3)
A pre-development and post-development water budget, specifying the
total volume of water lost to the site as the result of the creation
of new impervious surfaces or of the land cover alteration on the
site. Pumping of groundwater and wastewater disposal methods must
also be evaluated within the water budget.
(4)
An estimation of the effects upon the base flow of nearby streams,
with special attention given to critical low-flow periods.
(5)
Any special groundwater quality issues.
(6)
Any special surface water quality issues, including pollutant loading
analysis using an accepted methodology to address metals/inorganics,
hydrocarbons, suspended solids, nutrients, biological oxygen demand/chemical
oxygen demand, volatile organics, and fecal coliform.
(7)
Proposed methods, based in part or whole upon the Pennsylvania Handbook
of Best Management Practices for Developing Areas, to mitigate negative
impacts to water resources as a result of the proposed development
or change to the land use. The benefit of the selected method(s) must
be quantified.
(8)
Well withdrawal impact study. When groundwater pumping is proposed, and the development is not exempted per Subsection G, a well withdrawal impact study shall be submitted by the applicant. The purpose of the well withdrawal impact study is to evaluate the proposed subdivision's or land development's potential impacts on the quantity and quality of the groundwater and surface water resources of the Township and existing wells in the Township. The well withdrawal impact study shall be prepared by a professional hydrogeologist, who shall submit to the Township for approval the scope of the analysis prior to initiation thereof. The well withdrawal impact study shall contain, at a minimum, the following:
(a)
A map indicating the property boundaries of the proposed subdivision
or land development and all existing wells and surface water bodies
located within the radius, specified in this subsection, of the water
withdrawal points of the proposed subdivision or land development.
(b)
The proposed thirty-day average rate and maximum daily rate
of withdrawal from each source and from all sources in total.
(c)
A geologic map indicating the property boundaries of the proposed
subdivision or land development, the location of the proposed water
withdrawal point(s) and the radius, as specified in this subsection,
of the proposed water withdrawal point(s).
(d)
A hydrogeologic analysis of the well withdrawals (tests to be
conducted concurrently at all wells where multiple wells are proposed
for concurrent use) that includes, but is not limited to, the following:
[1]
A constant rate well test for a minimum of 48 hours taken during
a period of no recharge using the proposed maximum day withdrawal
rate for each well. A peak-rate demand pump test may also be required.
The water level against the elapsed time shall be recorded throughout
the forty-eight-hour well test period and appropriately plotted. Additional
information shall include:
[a]
Static, pumping and recovery water level measurements
from all observed wells and perennial streams with a sufficient number
of measurements taken to adequately characterize drawdown, recovery
and stream flow.
[b]
Date and time of all water level measurements.
[c]
Record of pumping rate measured throughout the
test.
[2]
Observations of water levels from any monitoring wells located
on the subdivision or land development property.
[3]
Observations of water levels and pumping rate available from
existing wells within the specified radius. The monitoring wells shall
be representative of the entire area within the required radius. The
radius from the location of the proposed water withdrawal point shall
be as follows:
|
Proposed 30-Day Average Withdrawal Rate
(gallons per day)
|
Radius
(miles)
| |
|---|---|---|
|
2,000 to 10,000
|
0.40
| |
|
10,001 to 50,000
|
0.50
| |
|
50,001 to 100,000
|
0.75
|
[4]
Well log data for monitoring wells, if available, to identify
significant water-bearing zones. A significant water-bearing zone
is one capable of providing at least 10% of the pump capacity rate.
[5]
Observations of perennial stream levels at points expected to
be impacted by withdrawal.
[6]
An analysis of expected impacts on intended water source uses
caused by continual withdrawals on existing wells, flows of perennial
streams and long-term lowering of the groundwater levels.
[7]
Documentation, based upon historical water table measurements,
of drought condition water table elevation approximating a fifty-year
drought, if available.
[8]
All field notes and observations, including weather conditions
throughout the well test.
[9]
All methods and/or sources used to obtain data and draw conclusions.
(e)
The well withdrawal impact study shall also include an analysis
of the potential for groundwater recharge on the site. A detailed
geologic evaluation of the site shall be performed and, at a minimum,
shall address soil permeability, depth to bedrock, susceptibility
to sinkhole formation and subgrade stability. Where a site is determined
to be suitable for groundwater recharge, the applicant shall demonstrate
that an average daily balance between the amount of groundwater withdrawn
and the amount of groundwater recharged will be achieved. To the extent
that the site is not suitable for groundwater recharge or a water
balance is not achievable, the proposed density or intensity of the
subdivision or land development shall be reduced consistent with attaining
such water balance or a public water supply shall be utilized. All
recharge techniques and/or facilities shall be designed in accordance
with the Pennsylvania Handbook of Best Management Practices for Developing
Areas.
(f)
In addition, any well or group of wells operating as a system
that withdraws an average of more than 10,000 gallons per day, over
a thirty-day period, shall require a Delaware River Basin Commission
groundwater protected area (DRBC GPA) permit. A group of wells not
operating as a system that withdraws an average of more than 10,000
gallons per day, over a thirty-day period, may require a DRBC groundwater
protected area (GPA) permit.
(g)
The Township, with the assistance of the Township Engineer or
designated consultant, shall review the methodology, assumptions,
findings and recommendations of the applicant's hydrogeologist. The
Board of Supervisors may impose additional improvements it deems necessary
to accommodate the impacts of the proposed subdivision or land development.
G.
For the following type of development, a water resources study shall not be required, except under any condition specified in Subsection H below:
(1)
Ten or fewer single-family detached residences where each residence
will have an individual on-lot sewage disposal system. Where development
is phased, a study shall be required if the total number of houses
in all phases combined is more than 10.
(2)
Multifamily residential structure(s) with a total of 10 or fewer
units. If at least 75% of the tract proposed for development consists
of soils in hydrologic soil groups C and D (as defined by the U.S.
Department of Agriculture Soil Conservation Service in their Technical
Release #55), then no study is required for multifamily residential
structure(s) with a total of 25 or fewer units.
(3)
All nonresidential development on tracts of less than one acre.
(4)
Nonresidential development on tracts of less than 10 acres where
at least 75% of the tract consists of soils in hydrologic soil groups
C and D, as defined by the U.S. Department of Agriculture Soil Conservation
Service in its Technical Release #55.
H.
A water resources study may be required by the Township under any one of the following conditions, regardless of whether or not the proposed development meets the exemption requirements specified in Subsection G above:
(1)
Where the development proposes the creation of extensive areas of
impervious coverage, thereby reducing recharge area and increasing
the total volume of stormwater runoff. An area of impervious coverage
shall be deemed extensive where:
(2)
Where extensive areas of maintained ground cover (e.g., lawn, landscaped
areas, vegetative areas, etc.) are proposed on slopes facing streams
or other surface waters, thereby increasing the potential for non-point
source pollutant loading of such surface waters. An area of maintained
ground shall be deemed extensive where it covers more than two contiguous
acres.
(3)
Where water supply will be groundwater from an on-site source and
wastewater will be exported to some off-site stream discharge facility.
