The design standards and requirements set forth
in this article shall be observed as minimums by the subdivider/developer
in the design of each land development, subdivision or portion thereof
within the Township of Tobyhanna and will be applied by the Township
of Tobyhanna Board of Supervisors and Planning Commission in evaluating
plans for all proposed subdivision or land developments.
A.
Where either or both an official map or general development
plan has been adopted, the subdivision shall conform to the proposals
and conditions shown thereon. The street, drainage rights-of-way,
school sites, public parks and playgrounds shown on an officially
adopted general development plan or official map shall be considered
in approval of subdivision plats.
B.
All portions of a tract being subdivided shall be
taken up in lots, street, public lands or other proposed uses so that
remnants and land-locked areas shall not be created.
C.
Reserve strips controlling access to lots, public
rights-of-way, public lands or adjacent private lands are prohibited.
D.
Wherever possible, lot lines shall follow municipal
and county boundary lines rather than cross them.
E.
The Planning Commission and/or Supervisors may direct
the subdivider/developer to preserve trees, groves, topsoil, waterways,
wetlands, scenic points, historic resources or places and other community
assets, landmarks or natural features.
F.
G.
The Board of Supervisors shall require the subdivider/developer to obtain from the DEP the certificates of approval or required permits as to the quality and adequacy of any centralized water supply proposed by the subdivider/developer. (See § 135-38 regarding community, nontransient, or noncommunity water system.) Where any area within the proposed subdivision or land development is within the one-hundred-year floodplain, such area shall be clearly marked "subject to periodic flooding" on the lot plan and shall not be platted in streets and lots.
H.
With respect to sewage, the developer/subdivider shall
comply with DEP regulations as per Act 537, the Pennsylvania Sewage
Facilities Act,[2] including all planning modules. Lots created by subdivision
will require a site suitability report per DEP and Township regulations.
The Township Sewage Enforcement Officer shall have the authority to
enforce Act 537. Soils and site suitability evaluations must be completed
as part of the preliminary plan submission.
[2]
Editor's Note: See 35 P.S. § 750.1
et seq.
I.
Easements for utilities shall be provided and shall
conform in width and alignment to the recommendations of the appropriate
utility company. Easements shall also be provided for all stormwater,
drainage ditches, or sewers and watercourses. All easements shall
be shown on the final plan and the Township or its agents or other
official representative shall have the right to enforce the restrictive
easements relative to drainage, water supply and sewerage disposal
in the event the developer and/or lot owners association fail or are
unable to enforce them. They shall further have free access to all
developments and lots at all times for the purpose of inspection and
enforcement.
A.
General.
(1)
Proposed streets shall conform in all respects to
the official map and general development plan as may be developed
within the Comprehensive Plan.
(2)
Streets shall be properly related to road and highway
plans of the Township, county and state. Streets shall be designed
with regards to topographic conditions, projected traffic volumes,
and further subdivision and land use possibilities in adjacent areas.
In all cases, the street shall be constructed in strict conformance
to the requirements outlined hereinafter, and as approved by the governing
body of the Township.
(3)
Street systems of proposed subdivisions shall be designed
to create a hierarchy of street functions, which include collector
and local streets.
(4)
Proposed local streets shall be designed to discourage
through traffic, but the subdivider shall give consideration to the
provisions for extensions and continuation of major and collector
streets into and from adjoining property.
(5)
Where, in the opinion of the Supervisors, it is desirable
to provide for street access to adjoining property, the subdivider
shall extend streets to the boundary of such property, and provide
a temporary and/or permanent cul-de-sac of required size.
(6)
Where a subdivision abuts an existing street of substandard
width and/or alignment, the Township may require dedication of sufficient
lands to widen and realign the same to meet these standards.
(7)
Where a subdivision abuts or contains an existing
or proposed major street, the Township may require marginal access
streets, reverse frontage lots, or such other facilities that will
provide protection of abutting properties, and/or reduce the number
of required intersections, and/or separate local traffic from through
traffic.
(8)
Where a subdivision borders on or contains a limited
access highway, road or railroad right-of-way, the Township may require
a parallel street to or on each side of the right-of-way at a distance
suitable for appropriate use of residential districts, or for commercial
or appropriate industrial districts. Such districts are to be determined
with due regards for requirements of approach grades and future development
grades.
(9)
Private roads not to be offered for dedication shall
be constructed to meet requirements set forth herein, as if they are
intended for dedication, except minor subdivision as provided in the
Township of Tobyhanna Subdivision Ordinance.
(10)
If lots in subdivisions are large enough for
resubdivision, or if a portion of the tract is not subdivided, suitable
access and street openings are to be provided as set forth herein.
(11)
Street centerlines shall be oriented in the
center of proposed right-of-way, 25 feet from either right-of-way
line in fifty-foot rights-of-way: 30 feet in 60 feet rights-of-way;
and 40 feet in eighty-foot rights-of-way. Street right-of-way lines
shall be parallel to or concentric with roadway center lines.
(12)
No street shall be constructed onto any Township
road right-of-way or state highway right-of-way, unless proper permits
are secured from PennDOT or the Township prior to final plan approval.
(13)
Street right-of-way, cartway and shoulder width.
(a)
The general width standards as set forth herein
may be modified by the Township, upon recommendation from the Township
Engineer, when an analysis of proposed densities, provisions for off-street
parking and projected traffic volumes indicate a need for such modifications.
The burden of proof shall be upon the developer to justify, if widths
proposed are less than those specified. In all cases, the Township
exclusively will make all decisions as to granting any waivers on
the same.
(b)
Street right-of-way, cartway and shoulder widths
shall conform to typical road section and to the following: Street
standards listed are for residential developments. For commercial
and/or industrial developments, widths shall be determined by the
Township, and will generally be consistent with major roads.
Cartway Type
|
Stabilized Width
(feet)
|
Street Width
(feet)
|
Right-of-Way Shoulder Width
(feet per side)
| |
---|---|---|---|---|
Local
|
50*
|
20**
|
4***
| |
Collector
|
60*
|
22*
|
6***
| |
Major
|
80*
|
24**
|
8***
|
NOTE:
| |
*Except a cul-de-sac where a minimum 100-foot
right-of-way is required, which width shall apply only to the turnaround
portion thereof.
| |
**Except where on-street parking is proposed,
and widths will be set forth by the Township Engineer.
| |
***Except where a guiderail is required, or
where obstructions require additional widths to provide recovery,
areas, and widths will be set forth by Township Engineer.
|
B.
Horizontal and vertical alignment.
(1)
Whenever street center lines deflect 5° or more
within 50 feet, connections shall be made with horizontal curves of
sufficient length to ensure adequate transition areas. Curve data
shall be provided for start and stop of curve, intersection, angle
of deflection, length of tangents, degree of curvature, etc., as specified
by the Township Engineer.
(3)
Straight sections must be tangent to the beginning
and end of curves. A minimum tangent length of 100 feet is required
between reverse curves on local streets; 200 feet on collector streets:
and 300 feet on major streets.
(4)
A minimum tangent length of 100 feet must be provided
at all intersections, measured from the center line intersections
of both streets.
(5)
Angle of intersection shall be as nearly perpendicular
as possible, with no intersection angle, measured at center line,
greater than 110° or less than 70°.
(6)
Residential blocks, or distances between intersections,
shall not exceed 1,200 feet measured from center line to center line.
(7)
Vertical curves shall be provided in changes of grade
of 1% or greater to ensure adequate sight distances and transition
areas. Curve data shall be provided on plans to show grades in and
out of curve, the start and stop stations for the curve, the intersection
station and elevation, the length of curve. and elevations at fifty-foot
intervals and high or low points.
(8)
Minimum length of vertical curves are 200 feet for
local streets: 300 feet for collector streets; and 600 feet for major
streets.
(9)
In areas of need, the Township may require additional
lengths on curves, as they deem necessary. Curve lengths are to be
computed by PennDOT method.
C.
Street grades.
(1)
The grade of streets shall not be more than the minimum
nor more than the maximum as set forth hereinafter.
Type
|
Minimum C.L. Grade
|
Maximum C.L. Grade
| |
---|---|---|---|
Local
|
0.75%
|
10.0%
| |
Collector
|
0.75%
|
8.0%
| |
Major streets
|
0.75%
|
6.0%
|
(2)
Intersections shall be approached on all sides by
leveling areas, of at least 75 feet from the center line to start
of curve, where no center line grade shall exceed 4%.
D.
Street intersections.
(1)
The angle of intersection shall be as nearly perpendicular
as possible, with no intersection angle greater than 110° or less
than 70°.
(2)
The distance between intersections shall be at least
400 feet for local streets, 500 feet for collector streets and 800
feet for major streets, measured from center line to center line.
(3)
Multiple intersections involving the junction of more
than two streets shall be prohibited.
(4)
Minimum paved radii at intersections are 20 feet for
local streets; 30 feet for collector streets and 40 feet for major
streets.
(5)
Clear sight triangles shall be provided at all intersections,
as follows: 75 feet for local streets; 100 feet for collector streets;
and 150 feet for major streets, all measured from center line intersection.
(6)
When a portion of the line of such sight triangle
occurs within the proposed building setback line, such triangle sight
line shall be shown on the final plan, and will be considered as the
legal building setback line.
A.
General.
(1)
Storm drainage systems shall be provided to permit
the unimpeded flow or natural watercourses, ensure adequate drainage
of all low points along streets, intercept stormwater run-off along
streets at intervals related to extent and grade of areas drained,
to provide drainage of water from low points and natural low-lying
areas, to carry water runoff away from critical roadway areas, damage
to roads, shoulders, embankments, and adjacent public and private
property.
(2)
For areas less than 100 acres, the Rational Method
shall be used for computing runoff, utilizing the formula Q=CIA. Runoff
coefficients shall be consistent with those outlined for this method,
as found in PennDOT Design Manual 2. Intensity shall be for a twenty-five-year
storm, ten-minute duration. Areas shall include all areas on and adjacent
to the site which contribute to watershed areas. For special circumstances,
the Township Engineer will determine requirements. The postdevelopment
rate of runoff shall be equal or less than the predevelopment rate
of runoff. For areas of 100 acres or greater, the Soil Conservation
Service Method shall be utilized. This method is outlined in Soil
Conservation Service Technical Report No. 55.
(3)
For developments where phased development will occur,
the initial calculations for early phases shall include all areas
on- and off-site which contribute to water runoff, including those
areas which will not be developed at the present time. Drainage facilities
within initial phases of the development must be sized to handle all
expected runoff when the entire site is completed.
(4)
Data to be provided in the preliminary phase of the
project shall include a map or maps of the entire watershed area,
detailed hydraulic calculations by one of the methods prescribed before;
a storm drainage narrative, detailed storm drainage plans showing
the type and size of all pipes, their locations, the slope of the
pipe, the inlet and outlet elevations, the location, grade and depth
of all roadway ditches including their treatment, the location and
size of any drainage pipes within and adjacent to the site which may
be affected by the development, plus any additional pertinent information
requested by the Township.
B.
Requirements.
(1)
Maps of watershed area shall be provided to show the
lands within and adjacent to the site which contribute to water runoff.
Drainage areas shall be indicated and specified. Maps of watershed
areas shall show contours and grade percentages at appropriate intervals,
i.e.: two feet for fairly flat sites: five feet for moderately steep
sites; and 10 feet for very steep sites. Maps shall contain the location
of all streams, lakes, ponds, swamps, wetlands, and natural waterways.
(2)
Detailed hydraulic calculations shall be provided
which shall indicate peak runoff prior to and after development; computations
justifying the location, size, type and grade of drainage facilities
proposed now and in future development areas; calculations as determining
the size of detention or ponding basins; calculations as to peak runoff
expected on adjacent roadway drainage facilities; etc., as may be
requested.
(3)
Drainage plans shall include: plan views showing the
exact location of all pipes, ditches, swales, waterways, structures,
etc.; their size and proposed grade, and pertinent information relevant
to their constructions; profiles of all proposed pipes. swales roadway
ditches, and other drainage facilities, with sufficient details as
to size, slope, grade, and treatment.
(4)
Narrative reports as to how phases will be developed
in terms of drainage facilities, and sufficient details on the entire
drainage system and their anticipated effect on adjacent property
and surrounding drainage facilities.
(5)
Copies of any permits required by the Pennsylvania
Department of Environmental Protection, US Army Corps of Engineers,
and PennDOT, relative to the construction of drainage on site which
will require permits to connect to their facilities, or to alter their
facilities, or to disturb or relocate their facilities, or which will
have an adverse affect on the same and surrounding wetlands or waterways.
(6)
A copy of drainage releases for discharge of additional
water runoff onto any adjacent property. A drainage release is required
when the water runoff on site is increased and/or may have an adverse
affect on surrounding property. Releases shall be secured from any
affected property owner.
C.
Minimum design standards.
(1)
The minimum size for any storm drainage pipe shall
be 18 inches. The pipe shall be corrugated metal, galvanized metal,
reinforced concrete, or any approved substitute. In all cases the
pipe shall be manufactured in the United States of America.
(2)
All pipes shall be bedded with a minimum of four inches
of crushed stone or shale, and bedding shall be carried around the
pipe, up to 1/2 the outside diameter.
(3)
Minimum cover for any drainage pipe is 12 inches,
measured from the top of the pipe to the final surface elevation over
the pipe.
(4)
Backfill for pipes shall be with clean fill, free
of mud, clay, wood, roots, stumps, bricks, or rocks greater than four
inches in any dimension. Approval must be obtained from the Township
for the type of material to be used.
(5)
Backfilling of pipe trenches shall be eight-inch loose
lifts, and mechanically tamped to at least 95% of the materials dry-weight
density, as determined by Modified Proctor Test ASTM D-1557, Method
C or D. No layer shall be constructed until previous layers have attained
desired compaction.
(6)
No cinder block or solid concrete block construction
is allowed for any proposed manhole, inlet, or endwall. Units must
be poured in place or be precast units.
(7)
Storm manholes shall be PennDOT Type A with cast iron
frame and lid. Refer to PennDOT Construction Standards for sizing
and dimensions.
(8)
Storm inlets shall be PennDOT Type M with Type C frame
and grate. PennDOT construction standards should be referred to for
sizing and dimensions.
(9)
Drainage structures such as endwalls, headwalls, and
outlet facilities for pending basins, shall be detailed and provided
in conformance with those outlined in PennDOT construction standards.
(10)
All frames and grates for inlets and manholes
shall be set on two courses of mortared bricks for future adjustment
purposes.
(11)
Minimum size for driveway pipes shall be consistent
with the size of adjacent roadway ditches, but in no case shall the
pipe be less than 15 inches.
(12)
Roadway ditches shall be provided in all areas
of cut or where water runoff cannot flow naturally off the right-of-way,
or where runoff will have an adverse effect on adjacent property and
must be carried to a more desirable location.
(13)
Roadway ditches shall be grass-lined for grades
of 0.75% to 7%, and stone-lined (3A or equal) when grades are in excess
of 7%. Minimum grade of ditches shall be 0.75%. Minimum depth of roadway
ditch is one foot and the minimum bottom width is 18 inches. All ditches
shall be sized hydraulically. Refer to Typical Section[2] for exact ditch location.
[2]
Editor's Note: See the approved plan for the
typical section.
(14)
No roadway ditch or endwall shall be constructed
within eight feet from the edge of paving. No roadway pipe shall inlet
or outlet within eight feet from the edge of paving.
(15)
Side slopes for any drainage ditching shall
not be greater than 2:1.
(16)
Drainage pipes and related facilities shall
be constructed prior to placement of any roadway paving.
(17)
Outlet areas for pipes or ditches shall be properly
treated with seeding or rip-rap, as the case may be, as determined
by the Township.
(18)
Drainage swales, ditches or waterways constructed
or existing to accommodate roadway drainage, shall have proper size
and slope to handle projected peak runoff, and shall be so placed
to prevent damages to proposed building lots or to site development
areas.
(19)
Where conflicts exist between these requirements
and requirements set forth by other controlling agencies, the Township
will determine what requirements will govern.
(20)
Provide the size and type of markers requested
by the Township to mark the areas of cross-pipes and other facilities.
(21)
Provide fencing or a barrier around retention/detention
area over three feet in depth and where the ride slopes on the basin
are steeper than four horizontal to one vertical.
D.
Drainage facilities shall be provided for the following:
E.
For areas in excess of 300 acres, drainage systems
shall be designed in accordance with design standards of the Pennsylvania
Department of Forest and Waters and the Commission may request proof
of such compliance.
F.
Talbot's Formula shall be used for the computation
of storm drainage systems for areas of 300 acres or less. The coefficient
in the formula shall be as follows, and in no case shall any pipe
system of less than eighteen-inch diameter be used.
Average Slope of Drainage Area
|
Coefficient
(C)
| |
---|---|---|
0% to 3.9%
|
0.1
| |
4% to 7.9%
|
0.2
| |
8% to 11.9%
|
0.3
| |
12% to 15.9%
|
0.4
| |
16% to 19.9%
|
0.5
| |
20% and over
|
0.6
|
A.
Residential blocks ordinarily shall have a maximum
length of 1,200 feet and commercial blocks ordinarily shall have a
maximum length of 600 feet.
B.
Pedestrian interior walks may be required where necessary
to assist circulation or provide access to community facilities. Such
crosswalks shall have a width of not less that 10 feet and be all
weather for not less than four feet in width.
A.
Application. All residential subdivisions, except
mobile home parks, shall conform with the provisions of this section.
B.
Corner lots shall be at least 25% greater (in area)
than interior lots and shall have a minimum of one-hundred-foot frontage
for the R-2 and R-3 Zoning Districts.
C.
Recreation. Not less than 5% of the gross area of
the entire tract exclusive of lakes shall be reserved for the common
recreational use of the residents of that subdivision or the general
community, except where such area would be less than 10,000 square
feet. The following and similar facilities shall meet this requirement:
swimming pools (but not lakes), tennis courts, riding and cycling
paths, playgrounds and community centers.
D.
If remnants of land exist after subdividing, they
shall be incorporated in existing or proposed lots, used for facilities
to be maintained by a lot owners association, or dedicated to public
use if acceptable to the Planning Commission and the Board of Supervisors.
A.
Application. All mobile home parks shall conform to
all provisions of these regulations and/or the Pennsylvania Department
of Environmental Protection, whichever is of higher standards. The
developer shall submit satisfactory evidence of the approval of the
Pennsylvania Department of Environmental Protection (DEP) before approval
will be granted by the Board of Supervisors.
B.
Landscaping.
(1)
Adequate screening and/or fencing shall be required
within a buffer strip of not less than 25 feet in width to be devoted
exclusively to that purpose, adjacent to all exterior lot lines of
mobile home parks. Within said buffer strip, no use, activity or sign
shall be established other than the following: Directional signs in
conjunction with said interior streets.
(2)
The screening and/or fencing shall be such that it
will create, unless it can be preserved from existing vegetation,
within two growing seasons, a continuous screen five feet in height
and of such density to prevent from viewing any man-made structure
or object at grade level. Compliance with this section shall be so
executed that sight is unobstructed at intersections within a triangle
measuring 30 feet along the frontage road right-of-way and 20 feet
along the right-of-way of interior sheets.
C.
Access. Access to mobile home lots shall be from interior
streets, which shall conform to the requirements of a minor local
street. Access to lots shall not be from an existing public street.
D.
Off-street parking. Each mobile home lot shall be
provided with two parking spaces, of not less than 400 square feet,
surfaced with a select material (e.g. shale, crushed stone, gravel,
etc.) not less than six inches thick.
E.
Spacing. No mobile home shall be less than 60 feet
from any portion of any other mobile home or any permanent building.
F.
Recreation. At least 10% of the total area of a mobile
home park, exclusive of the buffer strip, shall be devoted to playground(s),
park(s), or other active recreational purposes.
A.
Street systems.
(1)
Access to commercial or industrial buildings and/or
lots created by subdivision shall be from interior streets.
(2)
Interior streets, drives, parking areas, and pedestrian
walks shall provide for the safe, free and separate movement of vehicular
and pedestrian traffic; all handicap parking spots shall include a
sign "Handicap Parking Only - Violators Will Be Fined $50.00".
(3)
The intersection of interior streets with external
streets shall not create hazardous intersections or unduly inhibit
the flow of traffic on such exterior streets.
(4)
The points of ingress and egress shall be designed,
insofar as possible, not to require commercial land industrial traffic
to pass through residential areas.
B.
Landscaping.
(1)
Adequate landscaping screening shall be required within
a buffer strip of not less than 25 feet in width to be devoted exclusively
to that purpose, adjacent to all exterior lot lines of any commercial
or industrial subdivision which are adjacent to or across a street
from a residential area. Within said buffer strip no use, activity
or sign shall be established other than the following: a directional
sign in conjunction with such interior streets.
(2)
The screening shall be such that it will create, unless
it can be preserved from existing vegetation, within two growing seasons,
a continuous screen four feet in height and of such density as to
prevent from viewing any adjacent or man-made structure or object
at grade level. Compliance with this section shall be so executed
that sight is unobstructed at intersections within a triangle measuring
40 feet along the right-of-way and each of the frontage road and the
interior streets. The applicant shall also meet the requirements of
the Township of Tobyhanna Zoning Ordinance No. 378[1] in regards to the zone district landscaping requirements.