[Ord. 5/8/1997A, § 1001]
1. 
Minimum Requirements. The design standards and improvements required in this chapter are the minimum requirements for approval of a subdivision or land development. Additional or higher type improvements may be required in specific cases where the Board of Supervisors determines such improvements are clearly necessary to protect the public health and safety.
2. 
Modifications and Exceptions. See § 22-107 of this chapter.
[Ord. 5/8/1997A, § 1002]
This chapter sets forth the design and construction standards for required improvements, regardless of whether the improvement will be dedicated to the Township.
[Ord. 5/8/1997A, § 1003]
1. 
Land shall be suitable for the purpose for which it is to be subdivided or developed.
2. 
Hazardous Conditions. Subdivisions or land developments subject to hazardous conditions (such as open quarries, limestone solution channels, unconsolidated fill, floods, excessive erosion or unsafe water supply) shall not be approved until the developer has provided or has legally committed to provide adequate measures to overcome or eliminate the hazards, in the determination of the Board of Supervisors. See the floodplain requirements of the Township Zoning Ordinance [Chapter 27].
3. 
Comprehensive Plan. The subdivision or land development shall be designed with consideration of any applicable provisions of the Township Comprehensive Plan.
4. 
Zoning. All aspects of a proposed subdivision or land development shall conform to the Township Zoning Ordinance [Chapter 27] and all other Township ordinances and specifications.
5. 
Nearby Development. A subdivision or land development and its street pattern shall be coordinated with existing or approved nearby developments or neighborhoods to help develop the area harmoniously and to help prevent conflicts between neighboring development.
6. 
Safety. No subdivision or land development shall occur in such a way that would significantly threaten the public health and safety, including hazards of toxic substances, traffic hazards, explosive hazards and fire hazards.
[Ord. 5/8/1997A, § 1004; as amended by Ord. 2004-6, 7/13/2004, § 1.III]
1. 
Access to Proposed Subdivisions and Land Developments. All proposed subdivisions and land developments shall have adequate and safe access to the public street system.
2. 
Streets and Topography. Proposed streets shall be adjusted to the contour of the land to produce usable lots and reasonably sloped streets. See the steep slope regulations of the Zoning Ordinance [Chapter 27].
3. 
Street Continuations.
A. 
Where deemed necessary by the Board of Supervisors for efficient movement of traffic, a subdivision or land development shall include the extension of a proposed street with right-of-way to the boundary line of the tract to provide for an eventual extension into the adjacent tract for efficient circulation of traffic throughout the area.
B. 
Where a subdivision or land development abuts or contains an existing street of inadequate cartway or right-of-way width, additional right-of-way and/or cartway width shall be required conforming with Appendix 22-G, Street Specifications.[1]
[1]
Editor's Note: Said appendix is included as an attachment to this chapter.
4. 
Intersections.
A. 
The center lines of streets shall intersect at right angles except where the Board of Supervisors determine that a right angle intersection is not feasible. In such case, the intersection shall be at as nearly a right angle as possible, with an absolute minimum angle of 75°.
B. 
No more than two streets shall intersect at one point. Where one street intersects a cross street, the intersecting street shall either be aligned with any street intersecting on the other side of the cross street or be offset by the following minimum distances:
(1) 
One hundred fifty feet along a local street.
(2) 
Four hundred feet along a collector street.
(3) 
One thousands feet along an arterial street.
(4) 
The minimum distances of this subsection shall be measured between the points where the center lines of the rights-of-way of the intersecting streets intersect with the center line of the cross street. (See the following figures.)
022a Street Design.tif
C. 
At street intersections, the property line shall be rounded by arcs with the radii listed below. For arterial streets, the Board of Supervisors may require a larger radius than stated below, if recommended by the Township Engineer. (See chart below.)
Type of Street
Minimum Radius of Arc at Intersection of Cartway Edge or Curb Line
(feet)
Minimum Radius of Arc at Intersection of Right-of-Way
(feet)
Arterial
40
30
Collector
35
25
Local
25
15
5. 
Arterial and Collector Street Frontage. Where a subdivision or land development abuts or contains an existing or proposed arterial or collector street, the Board of Supervisors shall require one or more of the following methods of layout and site design if it determines one or more of these methods will be reasonable, feasible and necessary to avoid increased traffic congestion and improve traffic safety. The Board's decision to use one or more of the following methods will be based on the recommendations of the Planning Commission, the Township Engineer, any comments from PennDOT and any professional traffic studies that have been submitted.
A. 
The use of a marginal access or "frontage" street or access only onto side or interior streets, to collect traffic from numerous driveways and direct it to a select few number of entrances to the arterial or collector street.
B. 
The minimization of the number and length of driveway cuts or street intersections onto an arterial or collector street, which may include requiring the use of shared driveways between adjacent uses or lots.
C. 
The restriction of ingress and egress involving left-hand turns onto or off of the arterial or collector street.
D. 
The prohibition of driveways from individual dwellings entering directly onto an arterial or collector street. If there is no alternative to this, each driveway entering onto an arterial or collector street shall have adequate turn-around space for vehicles provided within the lot so that vehicles do not back onto the street.
E. 
See also the § 27-1308 of the Township Zoning Ordinance, entitled "Access Onto Arterial Streets."
022b Street Access.tif
6. 
Street Design Standards.
A. 
Minimum street design standards shall comply with Appendix 22-G, unless PennDOT establishes a stricter requirement. The following provisions shall modify the provisions of Appendix 22-G as applicable:
(1) 
Horizontal sight distances shall be measured from a point 3.5 feet above the road surface to a point six inches above the road surface, and shall be based upon standards of the American Association of State Highway and Transportation Officials (AASHTO).
(2) 
All tangents between reverse curves shall be measured along the street center line.
(3) 
Larger center line radii for horizontal curves may be required as determined by the Township Engineer.
(4) 
The Board of Supervisors may allow a steeper maximum grade of a street than provided for in Appendix 22-G for relatively short segments. The minimum grades for all streets shall be 1.0%, unless the Township Engineer determines a lesser grade is acceptable.
(5) 
For a local street, the minimum cartway width of Appendix 22-G shall be reduced to 24 feet for local streets that either are: (a) a cul-de-sac street that will clearly ultimately serve 12 or fewer dwelling units; or (b) a street serving only single-family detached lots that are all of one acre or greater, provided that appropriate three feet wide stabilized shoulders are provided on each side of the cartway.
(6) 
For a collector or arterial street, the cartway width may be modified or as determined to be adequate by PennDOT if a state street is involved, plus turning lanes and acceleration/deceleration lanes that may be required by the Board of Supervisors and/or PennDOT.
B. 
Horizontal curves shall connect street lines that are deflected in excess of 2°.
C. 
Vertical curves shall be used at changes of grade exceeding 1%. The length of the vertical curve shall be determined by multiplying the algebraic difference in change of percent in grade by the following factors:
(1) 
Arterial streets: 160 feet.
(2) 
Collector streets: 80 feet.
(3) 
Local and marginal access streets: 30 feet.
D. 
All approaches to an intersection of two or more streets shall have a levelling area not greater than 5% grade for a distance of 25 feet for a local street and 50 feet for an arterial or collector street, measured from the nearest right-of-way line of the intersecting street.
E. 
The minimum grade of any street gutter shall be 1.0%.
F. 
A minimum tangent of 100 feet shall be required between reverse curves on a street and between a curve and a street intersection where one of the intersecting streets is a collector or an arterial street.
7. 
Easements. See § 22-1011.
8. 
Sight Distances at Intersections of Streets. The requirements of the Township Zoning Ordinance [Chapter 27] shall apply to all subdivisions and land developments.
9. 
Cul-de-sac Streets.
A. 
Cul-de-sac streets shall be permitted with a maximum length of 1500 feet; they must be provided with a turn-around with a minimum radius of 40 feet to the face of the outside curb and a minimum radius of 50 feet to the legal right-of-way (see the figure below).
B. 
The circular right-of-way of the cul-de-sac shall maintain a minimum 10 feet width between the edge of paving and the edge of the right-of-way. The circular paving of the cul-de-sac shall be connected to the approach paving by an arc having a radius of not less than 150 feet (see the figure below).
C. 
The Board of Supervisors, upon the recommendation of the Planning Commission, may permit acceptable alternative turn-around designs, including a turnarounds of acceptable radii incorporated into a parking court or a landscaped island (with an acceptable system for maintenance) within a cul-de-sac.
D. 
No street shall dead-end without an approved turn-around at the end of the street. Temporary stub streets shall be required to include at least a temporary cul-de-sac, if the stub would be longer than 150 feet or serve more than three dwellings or lots.
E. 
The maximum cross slope on the circular part of a cul-de-sac shall be 5%.
F. 
A cul-de-sac street shall serve a maximum of 20 dwelling units.
G. 
Right hand offset culs-de-sac are prohibited.
022c Cul De Sac.tif
H. 
See also the design standards in Appendix 22-G.
10. 
Maintenance. As a condition for final plan approval, the developer must enter into a legally binding agreement which shall state who is to be responsible for the improvement and maintenance of any street not offered for dedication. If an association of lot owners is to be made responsible, such association must be legally organized prior to plan approval by an agreement approved by the Township.
11. 
Street Design and Construction Standards.
A. 
Streets shall be graded, improved and surfaced to the grades and dimensions shown on plans, profiles and cross-sections submitted by the developer that meet applicable Township standards.
B. 
Right-of-Way Grading.
(1) 
The entire right-of-way shall be graded to the approved cross-section. All trees, stumps and other material deemed unsuitable by the Township Engineer shall be removed. The excavation shall be backfilled and suitably compacted to the satisfaction of the Township Engineer.
(2) 
The finished street surface shall be crowned in conformance with the Township street and improvement specifications.
(3) 
A proper super-elevation (banked curves) shall be provided on arterial and collector streets when required by the Township Engineer.
C. 
Grading Beyond Right-of-Way.
(1) 
The subdivider or developer may be required to grade beyond the right-of-way line in order to provide continuous slope from the right-of-way line to the proposed elevation of the abutting property.
(2) 
Such grading beyond the right-of-way shall generally maintain the original directions of slope except where stormwater runoff designs dictate changes.
(3) 
Approved plans, either preliminary or final, showing proposed grading, shall be a covenant running with the land, unless altered by written permission from the Board of Supervisors.
(4) 
In areas of earth excavation or earth fill, such grading shall be done to a maximum slope of one-foot vertical to three feet horizontal.
(5) 
In no case shall the required street grading extend onto an adjoining property with a different landowner, unless the other adjoining property owner gives a written agreement to the developer to accomplish such work.
D. 
Trench Excavation. All trenches excavated within the cartway of an existing or proposed public street or right-of-way shall be mechanically compacted with backfill acceptable to the Township Engineer or be stone backfilled if the cartway is to be paved in the same construction season.
E. 
Drainage of streets shall comply with § 22-1008 of this chapter.
F. 
Street Construction Standards. All streets shall meet the construction standards referenced in Appendix 22-G, which may be revised by the Board of Supervisors by resolution, based upon the latest version of PennDOT's Form 408 or its successor publication, unless a specifically differing standard is listed in this subsection and unless PennDOT specifically requires a different standard for a state road.
G. 
Sub-Grade. All streets shall be constructed upon a properly rolled, compacted and crowned subgrade.
H. 
Alternative Designs. An applicant may, if pre-approved by the Township Engineer, use an alternative road bed design that is specifically recommended for that type of street by a current official publication of PennDOT. The alternate design must provide load capabilities equivalent to or higher than the capabilities of the designs set forth above.
12. 
Private Streets. See the provisions of § 22-1021, "Private Streets."
13. 
Required Traffic Improvements.
A. 
If there is a reasonable relationship between the need for an "on-site improvement" of a street (including but not limited to a new or upgraded traffic signal, or land dedication to improve an abutting intersection, or realignment of an abutting curve in a road, or the widening of the abutting cartway and right-of-way) and a proposed subdivision or land development, the subdivision or land development shall be required to complete the needed improvement or fund its fair share of the cost, of such improvement and to dedicate sufficient street right-of-way.
B. 
An applicant for any land development or major subdivision shall be required to widen the cartway and any shoulders of abutting streets to Township standards, from the center line of the street right-of-way inward towards the project's lot lines, unless the Board of Supervisors determine that it is not needed or that a lesser improvement is sufficient or if PennDOT specifically refuses in writing to allow such improvement to a state road in the foreseeable future.
C. 
The following shall be the definition of "on-site improvement," unless this definition is amended by state law- "all street improvements constructed on the applicant's property, or the improvements constructed on the property abutting the applicant's property necessary for the ingress or egress to the applicant's property."
D. 
In place of funding the improvement as a condition of final approval, the Township may enter into an agreement to: (1) allow the developer to construct the improvement or (2) allow the improvement to be funded in stages in relationship to the stages of the development or (3) require the funds to be placed in escrow until such time as sufficient funds are available for a more comprehensive improvement. Any such funds received under this section shall be accounted for separately and remain committed to traffic improvements.
E. 
This section shall be carried out through determinations of the Board of Supervisors, after requesting recommendations of the Planning Commission, and based upon recommendations of the Township Engineer, any comments from PennDOT and any professional traffic studies that have been submitted.
[Ord. 5/8/1997A, § 1005]
1. 
Residential.
A. 
Maximum Length. Residential blocks shall not exceed 1,500 feet in length in subdivisions using an average lot size of one acre or larger and shall not exceed 1,200 feet in length in subdivisions having an average lot size less than one acre, unless permitted by the Board of Supervisors.
B. 
Minimum Length. Residential blocks shall have a minimum length of 250 feet, unless otherwise approved by the Board of Supervisors.
C. 
Blocks shall be of sufficient width to permit two tiers of lots except where access is limited by virtue of an adjoining arterial street or by virtue of topographic limitations, unless permitted by the Board of Supervisors.
2. 
Nonresidential. Nonresidential blocks shall not be less than 800 feet in length.
[Ord. 5/8/1997A, § 1006]
1. 
All lots created after the adoption of this chapter shall conform to all requirements of, the Township Zoning Ordinance [Chapter 27], as amended.
2. 
Street Frontage. All lots shall front on a public street with a minimum paved cartway abutting the lot of 24 feet, or that the applicant agrees to so improve through the posting of acceptable financial security, or on a private street within the requirements of § 22-1021 of this chapter.
3. 
The average depth-to-width ratio of a lot shall generally not be greater than 2 1/2 to one, unless otherwise permitted by the Board of Supervisors.
4. 
Side lot lines shall abut and be approximately at right angles to straight streets and on radial lines to curved streets, unless otherwise permitted by the Board of Supervisors. Pointed or very irregularly shaped lots shall be avoided. (See figures below.)
022d Lots.tif
5. 
Lots Abutting Two Streets, Collector Streets, Arterial Streets and Expressways.
A. 
Lots abutting two streets on two noncontiguous sides shall ordinarily not be created except as needed to avoid direct vehicular access onto an arterial or collector street by individual driveways. This shall not apply to a lot abutting an expressway.
B. 
Any residential lot with a rear yard directly abutting a collector or arterial street or expressway shall along such rear yard include a ten-foot-wide planting strip along the back of the lot, with access across this strip clearly prohibited on notes on any approved plan (see figure below). In addition to any street trees required by § 22-1018 of this chapter, this planting strip shall include evergreen plantings meeting the buffer yard requirements of the Township Zoning Ordinance [Chapter 27]. Any fencing in the rear of such lots shall be placed on the inside of such plantings. Such plantings shall be placed so that they do obstruct safe sight distance.
022e Rev Front Lots.tif
6. 
A lot, other than dedicated open space, that would not be suitable for uses permitted in that zoning district shall not be created as part of a subdivision, but instead shall be incorporated into another lot.
7. 
Bus Stops.
A. 
The developer of any residential land developments or subdivisions that involve 15 or more dwelling units shall contact the school district prior to submitting final plans to establish an acceptable and safe location for a school bus stop.
B. 
The Planning Commission may require the developer of any major subdivision or land development to contact the local public transportation agency to seek an appropriate location for a public bus stop.
[Ord. 5/8/1997A, § 1007; as amended by Ord. 2004-4, 7/13/2004, § I]
1. 
Intent. To provide adequate open spaces, recreational lands and recreational facilities to serve new residents of new developments, for both active and passive recreation; to recognize and work to carry out the Recreation Plan sections of the officially adopted Williams Township Comprehensive Plan and the Master Plan for the development of the Williams Township Park.
2. 
Applicability. This section shall apply to any subdivision or land development for which a preliminary plan or a combined preliminary/final plan is submitted after the enactment date of this amendment.
A. 
This section shall not apply to plans that the Board of Supervisors determines only involve clearly minor adjustments or corrections to an approved preliminary plan or clearly minor adjustments or corrections to a preliminary plan that was before the Township for consideration at the date of the adoption of this amendment.
3. 
Limitations on Use of Fees.
A. 
Any fees collected under this section shall be placed within an interest-bearing account and shall be accounted for separately from other Township funds.
B. 
To ensure that the lands and facilities are accessible to the residents and employees of the developments that paid fees towards their cost, the attached "Recreation Fee District Map" in Appendix 22-E designates two overlapping "Recreation Fee Districts."[1] These districts are the "Eastern Recreation Fee District" and the "Western Recreation Fee District." Any such fees collected under this section shall only be expended within the same Recreation Fee District as the subdivision or land development that contributed the fees.
[1]
Editor's Note: Said appendix is included as an attachment to this chapter.
C. 
Such fees shall only be used for the following: acquisition of public open space, development of public recreational facilities, landscaping of public open space and closely related engineering and design work.
D. 
Unless the Township identifies fees for a particular set of facilities or particular recreation area, then the fees shall be used for the further development of the Williams Township Park as a generally centrally located recreation area providing programs and facilities for the entire Township.
4. 
Land Dedication. Any subdivision or land development regulated under this section shall be required to dedicate the specified amount of common open space, unless the Board of Supervisors require recreation fees-in-lieu of land.
A. 
Generally, it is the intent of this section that developments of, at a minimum, five or fewer dwelling units that do not include land that is adjacent to existing publicly owned land shall be required to pay a recreation and open space fee in lieu of dedicating land. However, if the applicant does not agree to pay such fees, then land shall be required to be dedicated.
B. 
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 a subdivision or land development after approval.
C. 
Prime Open Space. For the purposes of this section, the term "prime open space" shall mean land proposed to be dedicated as common open space that would meet all of the following standards:
(1) 
Less than 6% slope.
(2) 
Not a "wetland" under federal and/or state regulations.
(3) 
Be part of a contiguous tract of at least two acres (which may include existing adjacent common open space).
(4) 
Not be within the "one-hundred-year floodplain" as defined by official floodplain maps of the Township.
D. 
Amount of Common Open Space. If a subdivision or land development is required to dedicate common open space, the following amounts for each permitted new dwelling unit shall apply:
Percentage of the Total Required Common Open Space that Would Meet the Definition of "Prime Open Space:"
Minimum Required Common Open Space Per Permitted Dwelling Unit
(square feet)
0% to 25.0%
2,000
25.1% to 75.0%
1,500
75.1% to 100%
1,200
5. 
Fees for Residential Development. If the Board of Supervisors determines that a proposed subdivision or land development is required to pay fees-in-lieu of dedicating open space, this fee shall be assessed as follows:
A. 
Residential development: $2,000 per permitted dwelling unit.
B. 
Commercial/industrial development: $2,000 multiplied by 80% of the total number of acres in the proposed development.
6. 
Decision on Land Versus Fees. The Board of Supervisors shall determine whether a land dedication would be in the public interest, or rather instead, whether the payment of fees is required. This determination should, but is not required to, be made at the time of sketch plan review. The Township should, at a minimum, consider the following in this decision:
A. 
Whether the land in that location would serve a valid public purpose.
B. 
Whether there is potential to make a desirable addition to an existing public or school district recreation area.
C. 
Whether the proposed land would meet the objectives and requirements of this section and any relevant policies of the Township Comprehensive Plan.
D. 
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.
E. 
Any recommendations that may be received from the Planning Commission, the Township Engineer, the local school board or school district staff and any Township parks and recreation commission.
7. 
Land to be Dedicated.
A. 
Land required to be dedicated shall be suitable for its intended purpose, in the determination of the Board of Supervisors. The applicant shall state what improvements, if any, he/she intends to make to the land to make it suitable for its intended purpose, such as grading, landscaping or development of trails. Such land shall be free of construction debris at the time of dedication.
B. 
Required common open space shall be dedicated to the Township, unless the Board of Supervisors agree to accept a dedication to any of the following: the Wilson School District, Northampton County, a homeowner association or an environmental organization acceptable to the Board of Supervisors. In the case of a rental development, the Township may permit the common open space to be retained by the owner of the adjacent residential buildings.
C. 
If required common open space is owned by a homeowner 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 homeowner association agreements regarding required common open space shall be subject to acceptance by the Board of Supervisors, based upon review by the Township Solicitor. The provisions of § 703(f) of the State Municipalities Planning Code, 53 P.S. § 10703(f), should serve as a model for such agreement.
D. 
Any required common open space dedication shall include deed restrictions to permanently prevent its development for buildings, except buildings for noncommercial recreation or to support maintenance of the land.
E. 
Priority shall be given to dedication of land that would be suitable for:
(1) 
Additions to existing public schools and public parks;
(2) 
Would preserve woods, steep slopes or other important natural features or land along a creek or river; or
(3) 
That would be suitable for centralized active recreation.
F. 
Land that is not suitable for active or passive recreation shall not be permitted to meet the requirements of this section, including areas within a stormwater detention basin that are not suitable for recreation. Portions intended for active recreation shall be well-drained, of less than 0.4% average slope and not require filling in of a wetland for use.
G. 
Common open space within a subdivision or land development shall be contiguous, except as may be specifically exempted by the Board of Supervisors, and shall have adequate access for maintenance and by pedestrians.
H. 
Other Ordinances. Any required land dedication under this section shall be in addition to any land dedication or improvement requirements of any other Township ordinance or resolution.
I. 
Lands Close to Buildings. For the purposes of this section, no land shall be used to meet the minimum common open space requirements of this section if such land is within:
(1) 
Fifteen feet of any building (other than a noncommercial recreation building); or
(2) 
Fifteen feet of a parking area of more than six parking spaces (other than parking areas specifically developed to serve the open space).
J. 
Residual Lands. If only a portion of a larger tract of land is currently proposed to be subdivided, or the applicant owns one or more adjacent tracts that are not currently proposed to be subdivided, the applicant shall provide a sketch of a possible future land dedication on these adjacent lands in case they would be developed in the future.
K. 
Coordination With Future Adjacent Dedication. The Board of 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.
8. 
Combination of Land and Fees. Upon mutual agreement of the Board of Supervisors and the applicant, the Township may accept a combination of common open space and fees-in-lieu of land to meet the requirements of this section for a residential subdivision or land development. This combination shall be based upon the common open space requirement applying for a certain of dwelling units and the fee-in-lieu of land requirement applying for the remaining number of dwelling units.
9. 
Timing of Fees. Fees required under this section shall be paid prior to the recording of the final plan, except as follows:
A. 
If the required fee would be greater than $3,000 and the applicant and the Township mutually agree to provisions in a binding development agreement to require the payment of all applicable recreation fees prior to the issuance of any building permits within each clearly defined phase of the development, then the fees are not required to be paid prior to recording of the final plan but may instead be paid within the requirements of that development agreement.
B. 
If the applicant agrees to pay such fees in installments, then all such fees shall not be considered to be "paid" for the purposes of any applicable time limitations for utilization under the State Planning Code, 53 P.S. § 10101 et seq., until all such fees are paid in full, including all installments and phases.
10. 
Facilities in Place of Land or Fees. An applicant may seek a modification of the requirements of this section under the procedures of § 22-107 by offering to construct substantial permanent recreation facilities within the proposed subdivision or land development or on nearby public open space, if the applicant clearly proves to the satisfaction of the Board of Supervisors will be approximately equal in market value to the land or fees that would otherwise by required.
[Ord. 5/8/1997A, § 1008]
1. 
General Provisions.
A. 
Stormwater runoff from any subdivision or land development (including during construction and earthmoving) shall not occur at a peak rate (measured in cubic feet per second) that is greater after development than occurred prior to development.
B. 
Runoff shall be controlled from a site using appropriate means of detention of water on the site and/or other approved types of stormwater management, within the requirements of this chapter.
C. 
Runoff that is detained shall be held and released at a predetermined controlled rate by appropriately installed devices. The release shall be in the same manner as the natural or predevelopment means of discharge from a site (such as point discharge or sheet flow).
D. 
Stormwater runoff shall not be increased or redirected in such a way that it results in hazards to persons or property or interferes with the normal movement of vehicles.
E. 
All stormwater management methods are subject to approval by the Township Engineer, including all outlet locations.
F. 
All lots shall be laid out and graded to prevent cross lot drainage, to provide positive drainage away from proposed building locations and any primary or alternate septic system locations. Stormwater shall also be not be redirected towards buildings or on-lot septic systems off of the site.
G. 
All stormwater management plans shall take into account and provide for existing flow from upstream areas within the entire watershed.
H. 
The existing points of natural drainage discharge onto adjacent property shall not be altered nor shall the concentration of water runoff be increased because of development without the written approval of all affected landowners.
I. 
No stormwater runoff or watercourse shall be diverted in a way that overloads existing drainage systems, or creates flooding or the need for additional drainage structures on other private properties or public lands, without complete approval of provisions being made by the developer for properly handling such, conditions, including water runoff impoundments, if necessary.
J. 
An adequate storm sewer system consisting of inlets and other underground drainage structures with approved outlets shall be constructed where the runoff of stormwater and the prevention of erosion cannot be accomplished satisfactorily by surface drainage facilities, as determined by the Board of Supervisors, based upon the recommendation of the Township Engineer.
K. 
Sequence of Construction. No substantial grading shall occur and no building permits shall be issued for any building unless any detention basin, siltation basin or improved major swale approved to handle the resulting runoff is in place. Any detention basin shall be seeded and stabilized and have an installed outlet structure prior to the construction of any streets or buildings within that drainage basin.
L. 
Phasing. The phasing of a development shall ensure that all stormwater facilities needed to manage runoff from a phase are in place and functioning adequately prior to and after the construction of buildings in that phase. This shall, for example, include the extension of the main outfall line. This may require the use of temporary structures, which shall be shown on submitted plans.
2. 
Calculations of stormwater runoff for any proposed subdivision or land development must be consistent with the calculation methodology contained in § 23-307.
[Amended by Ord. No. 2021-2, 8/11/2021]
3. 
Design Storms. The following shall apply unless superseded by PennDOT or other stricter standards.
A. 
At a minimum, the applicant shall prove to the satisfaction of the Township Engineer that no increase in peak stormwater discharge will leave the tract during earthmoving, construction or after development than occurred prior to any of these activities, under the following conditions and storm frequencies (considered individually), unless any more restrictive requirements of an applicable official Stormwater Management Plan adopted by DEP and the county pursuant to State Act 167 of 1978, 32 P.S. § 680.1 et seq., as amended:
(1) 
Two-year storm.
(2) 
Ten-year storm.
(3) 
Twenty-five-year storm.
(4) 
One-hundred-year storm.
(5) 
If using the SCS calculation method, a twenty-four-hour Type II storm shall be used in the calculations required by this subsection.
B. 
Storm sewer piping, roadside swales and inlet systems shall be designed for a twenty-five-year storm. A twenty-four-hour Type II rainfall shall be used if using the soil complex method. The openings of culverts and under bridges shall be designed for a fifty-year, twenty-four-hour Type II rainfall (except within the one-hundred-year floodplain). Bridges shall be designed with one foot of freeboard.
C. 
Within the one-hundred-year floodplain, any stormwater management structures and systems shall be designed to handle a one-hundred-year storm. A twenty-four-hour Type II storm shall be used if using the soil complex method.
D. 
The Stormwater Management Plan shall show that a one-hundred-year, twenty-four-hour storm can be safely conveyed without jeopardizing any principal building on or adjacent to the site.
4. 
Design Submission.
A. 
All plans showing the proposed storm drainage construction must be accompanied by a complete design stamped and signed by a Pennsylvania registered engineer.
B. 
When subdivisions or land developments are submitted to the Township for approval in sections, a complete general storm sewer design for the proposed subdivision or land development shall be submitted at the preliminary plan level. The proposed design must take into account the entire tract and the watershed.
C. 
A set of approved design plans shall be maintained on file at the site during construction.
D. 
Drainage structures that are located on state highway rights-of-way shall be found to be acceptable to PennDOT, and PennDOT approval shall be a condition of any final approval of the Township.
E. 
Submission Requirements. The submission requirements for Stormwater Management Plans for preliminary and final plans within Parts 5 and 6 of this chapter shall apply to all required submissions under this section.
5. 
County Watershed Plans. For areas of a development located within a watershed for which a Stormwater Management Plan has been adopted by DEP and the county (pursuant to the Pennsylvania Stormwater Management Act, 32 P.S. § 680.1 et seq.), the county plan shall supersede any conflicting parts of this section where the county plan has such authority (such as the percentage of detention that is required). In any other case, the strictest requirement between the county plan and this chapter shall apply.
6. 
Joint Storm Drainage Facilities.
A. 
Stormwater management facilities may be planned and constructed in coordination by two or more developments, provided that all other parts of this section are complied with and provided that a maintenance process is established that is acceptable to the Board of Supervisors.
B. 
The Township may require a development to contribute its fair share of the costs of a comprehensive regional or subregional stormwater system in place of requiring an on-site detention system.
7. 
Methods of Detention and Flow Delay. The following methods of detention or flow-delay devices may be found to be acceptable by the Township Engineer:
A. 
Wet or dry ponds and detention basins.
B. 
Roof storage and increased roof roughness.
C. 
Parking lot detention.
D. 
Infiltration trenches.
E. 
Porous pavements, grassed channels and vegetated strips.
F. 
Cisterns, underground reservoirs or covered ponds.
G. 
Increasing the roughness coefficients on the development's surface area.
H. 
Decreasing the percentage of impervious area.
I. 
Promoting groundwater recharge.
J. 
Routing flow over lawns in swales within stormwater easements.
K. 
Detention storage within the storm sewer.
L. 
Another method that may be approved by the Township Engineer.
8. 
Rooftop Storage. If a roof is to be used for detention, it shall be conditioned upon the applicant submitting appropriate calculations and a signed statement from a registered architect or registered engineer that the structure shall be required prior to issuance of the building permit.
9. 
Parking Lot Storage. A maximum of 25% of paved parking lot may be found acceptable as a stormwater detention but not retention facility. Ponding shall be arranged so that pedestrians may cross the parking lot relatively dryly. There shall be a maximum designed depth of six inches, and the pavement shall be designed to withstand the effects of ponded water. The area used for the storage shall be the least used portions of the parking.
10. 
Groundwater Recharge. In general, all runoff control measures shall be designed to encourage groundwater recharge, if suitable subsurface conditions are present. However, in any such recharge, proper precautions shall be taken to prevent pollution of the groundwater and the formation of sinkholes and to promote safety.
11. 
Detention Basins Standards.
A. 
For the purpose of this section, a retention basin shall be required to meet the same standards as a detention basin.
B. 
Emergency Spillways. All detention basins shall be designed with an emergency spillway.
(1) 
These spillways at a minimum shall be able to handle a one-hundred-year post-development peak discharge.
(2) 
Whenever possible, the emergency spillway for detention basins shall be constructed on undisturbed ground. If the emergency spillway cannot be constructed on undisturbed ground, it shall be constructed of suitable material adequately compacted in accordance with specifications preapproved by the Township Engineer.
(3) 
Emergency spillways shall be constructed of reinforced concrete, vegetated earth or concrete, rubble. All emergency spillways shall be constructed so that the detention basin berm is protected against erosion.
(4) 
The emergency spillway shall be a minimum of two feet below the adjacent berm elevation. The emergency spillway shall convey the one-hundred-year storm at a maximum depth of one foot over spillway. The downstream slope of the spillway shall, at a minimum, extend to the toe of the berm embankment. The edge of the basin grading shall be within the subject property.
(5) 
All detention basin outflow structures shall be designed with trash racks over the outflows.
C. 
Slope of Detention Basin Embankment. The maximum slope of earthen detention basin embankments shall be four horizontal to one vertical. The top or toe of any slope shall be located a minimum of five feet from any property line. Whenever possible the side slopes and basin shape shall be amenable to the natural topography. Straight side slopes are prohibited.
D. 
Width of Berm. The minimum top width of detention basin berms shall be 10 feet, unless the Township Engineer determines that a greater width is needed for maintenance and/or structural purposes.
E. 
Slope of Basin Bottom. In order to insure proper drainage of the detention basin, a minimum grade of 2% shall be maintained for all sheet flow. A minimum grade of 1% shall be maintained for all channel flow, provided that a synthetic low flow channel of suitable materials is provided.
F. 
Antiseep Collars. Antiseep collars shall be installed around the principal pipe barrel within the normal saturation zone of the detention basin berms. Antiseep collars shall not be required on basins designed to have a depth of water of less than three feet. The antiseep collars and their connections to the pipe barrel shall be watertight. The antiseep collars shall extend a minimum of two feet beyond the outside of the principal pipe barrel. The maximum spacing between collars shall be 10 times the minimum projection of the collar measured perpendicular to the pipe.
G. 
Fencing.
(1) 
A detention basin shall be required to be surrounded with galvanized vinyl clad chain link metal fencing, six-foot minimum height, or an alternative type of fence acceptable to the Township if any of the conditions are present:
(a) 
The maximum depth of water in the basin after a ten- or twenty-five-year storm is greater than 30 inches.
(b) 
The basin is intended to hold water for periods longer than three hours after the rainfall subsides.
(c) 
The basin is to be dedicated to the Township and the Board of Supervisors require fencing.
(2) 
Fencing of a detention basin under the above subsection shall not be required if the nearest residential district, school, existing dwelling or recreation facility is at least 1,500 feet away in walking distance from the basin.
(3) 
All fenced detention basins shall have provisions for vehicular access (i.e., single or double gates). Fence height shall be six feet high.
H. 
Landscaped Screening of Detention Basins.
(1) 
A detention basin shall be screened from view of existing dwellings, a residential zoning district or a public street, unless the basin would meet all of the following conditions:
(a) 
It would have an average slope of less than four to one on the inside of the berm of the basin.
(b) 
Either:
1) 
Both the inside and outside of the basin would be planted in grass and intended to be mowed or planted in other attractive vegetative ground cover; or
2) 
Would be designed to closely resemble a natural pond.
(c) 
It would not be surrounded by a primarily metal fence.
(2) 
Any required screening shall meet the buffer yard standards of the Township Zoning Ordinance [Chapter 27]. This landscaping shall not be required along an area where natural vegetation that will completely fulfill this purpose will be maintained.
(3) 
Plantings shall not be placed on the berm.
I. 
Multiple Basins. The use of multiple detention basins should be investigated over the use of one larger storage facility. Applicant is encouraged to design smaller, deeper basins.
J. 
An outflow control structure shall be provided at the outlet of all detention basins. This structure shall be constructed of metal or concrete and shall be designed so that the rate of outflow is controlled by the pipe barrel through the basin berm when the depth of water within the basin exceeds the height of the structure. A trash rack or similar device shall be provided to prevent debris from entering the outflow structure. The crest elevation shall be set at a minimum of 12 inches below the emergency spillway.
K. 
Retention Basins. Aeration devices may be required, dependent upon the quality of the influent and detention time.
L. 
Recreation. When reasonable, efforts should be made to allow suitable recreational uses of portions of detention areas. This might include designing a detention basin with a low-flow channel so that only a portion would be wet after a minor storm, and the remainder would be well-drained during all except the most serious storms. These areas may be acceptable at the discretion of the Township as part of any Township requirement to provide recreation land.
M. 
Detention basins shall not be placed within: (1) an existing sinkhole; or (2) a location likely to be highly vulnerable to sinkholes; or (3) a distinct topographical depression within a carbonate geology area, without a suitable liner or other engineering measures acceptable to the Board of Supervisors, based upon review by the Township Engineer.
N. 
Depending on soil condition, subdivision may be required to relieve springs or high water table condition within detention basins.
12. 
Construction Standards. Construction and materials of storm drainage and control facilities (including pipes) and erosion control facilities shall be in accordance with the approved plans and any accompanying specifications. The construction details and standards of the following publications, or their successor publications, in their most recent revision shall be used:
A. 
"County Erosion and Sedimentation Control Handbook."
B. 
PennDOT, Form 408, Specifications.
C. 
PennDOT, RC Series, Roadway Construction Standards.
D. 
In cases where the above documents conflict with Township specifications, the Township's specifications shall supersede, except in areas of PennDOT jurisdiction.
13. 
Storm Sewers.
A. 
The construction of new storm sewers or the connection into acceptable existing storm sewers shall be required or allowed by the Board of Supervisors if the Board of Supervisors determine on the basis of the recommendation of the Township Engineer that this is the most feasible and reasonable option.
B. 
Any storm sewers shall be constructed to Township specifications and shall not interconnect with sanitary sewers.
14. 
Drainage Pipe, Culvert and Catch Basin Design.
A. 
The minimum diameter of any cross drainage or culvert pipe shall be 15 inches.
B. 
Open pipe ends must be fitted with concrete end walls, prefabricated end sections, rip-rap and/or energy dissipaters, as deemed appropriate by the Township Engineer.
C. 
Drainage pipes shall have a minimum slope of 0.5% and drainage swales and gutters 1.0%. As a minimum, the tops of all pipes should be at the same elevation when changing pipe sizes.
D. 
Manholes or inlets shall be used at all changes in horizontal alignment, at changes of vertical grade and at all pipe intersections. No run of pipe shall exceed 400 feet in length, without appropriate measures to allow cleanout. Trash racks shall be placed on all stormwater entrance structures.
E. 
Bridges and culverts shall meet PennDOT Construction Standards. DEP shall be contacted to determine if a dams and waterways permit is required.
F. 
Grating. Appropriate safety grates shall be attached to all catch basins, stormwater inlets, pipe openings and other stormwater receiving structures, as needed, to ensure that maximum openings do not exceed 25 square inches. Along streets and pedestrian areas, bicycle safe grates shall be used as needed.
G. 
Storm Sewer Outfall. Storm sewer outfalls shall be designed, with respect to the elevation of the invert or other features, that when the receiving watercourse is within a twenty-five-year storm, the storm sewer will continue to drain the area it is designed to serve.
H. 
Cross-Section of Street; Inlets.
(1) 
To minimize sheet flow of stormwater across lots located on the lower side of streets, and to divert flow away from building areas, the cross-section of the street as constructed shall provide for parallel ditches or swales or curbing on the lower side which shall discharge only at drainage easements.
(2) 
Inlet spacing shall be designed such that in a twenty-five-year storm, one traffic lane of at least 10 feet in width shall be free from stormwater.
15. 
Stormwater Easements.
A. 
Where a subdivision or development is traversed by a watercourse, drainageway, channel or stream that the Township Engineer determines is subject to significant stormwater flows, there shall be provided a drainage easement established along the following:
(1) 
The one-hundred-year floodway, where that is defined.
(2) 
Where a one-hundred-year floodway is not defined, the one-hundred-year floodplain.
(3) 
Where a one-hundred-year floodplain is not defined, a twenty-foot width shall be used, unless another width is required or permitted by the Township Engineer.
B. 
The drainage easements required by the above subsection are intended to preserve the unimpeded flow of natural drainage and to provide for future possible widening, deepening, relocating, improving or protecting of such drainage facilities. The Township Engineer may require up to a 0.5 foot freeboard if deemed necessary along newly constructed watercourses.
C. 
Structures and other obstructions to flow (except fences made of such materials and so placed as to not obstruct flow) shall be prohibited within stormwater easements. Such easements shall grant the Township the right at its option to enter the easement to accomplish maintenance and channel improvement work, although the Township assumes no responsibility to accomplish such work.
D. 
It shall be the responsibility of the applicant to obtain all stormwater easements on, over or through other properties that are needed to carry out the proposed storm management plan.
E. 
Areas where stormwater easements have or will be granted shall not be obstructed during or after construction.
F. 
See also the easement requirements in § 22-1011.
16. 
Surface Waters.
A. 
All natural streams, channels, swales, drainage systems and/or areas of concentration of surface water shall be maintained in their existing condition unless alteration is approved by the Township Engineer. The applicant shall be responsible to obtain all necessary DEP permits (see 25 Pa. Code, Chapter 105).
B. 
Creek Alignments. Any change to the alignment of a watercourse, or any blocking, impeding or redirecting of a watercourse shall only occur with written approval of DEP and the Township Engineer.
17. 
Ownership and Maintenance of Stormwater Facilities. A system for the ownership and maintenance responsibilities of all temporary and permanent stormwater facilities and erosion and sedimentation control facilities that is satisfactory to the Board of Supervisors shall be established prior to final plan approval including:
A. 
Description of temporary and permanent maintenance requirements.
B. 
Identification of responsible individual, corporation, association or other entity for ownership and maintenance of both temporary and permanent stormwater management and erosion and sedimentation control facilities.
C. 
Establishment of suitable easements for access to all facilities for maintenance.
D. 
Where the grading and storm drainage plan proposes Township ownership and/or maintenance, a description of the methods, procedures and the extent to which any facilities shall be turned over to the Township, including a written approval and agreement from the Township indicating acceptance of responsibilities as proposed, shall be incorporated as an integral part of the plan.
E. 
The Township may, at the complete discretion of the Board of Supervisors, accept or not accept an offer by the applicant for Township ownership of stormwater facilities. If the Township accepts ownership and maintenance responsibilities for the facilities, the applicant shall be required by the Board of Supervisors to fund a dedicated account set up for stormwater facility maintenance. This funding shall be based on the following criteria.
(1) 
Fees shall be set aside to pay for the biweekly grass cutting and trimming. Fees shall be based on a maintenance period from May 1 through October 15.
(2) 
Fees shall be set aside to pay for a spring and fall cleanup.
(3) 
Fees shall be set aside for major reconstruction of components such as outlet structures, low-flow channels, fencing, roads, berms, etc.
(4) 
The Township Engineer shall compute the fees based upon a reasonable estimate of equipment and manpower necessary to conduct maintenance and reconstruction pursuant to criteria in Subsection 17E(1), (2) and (3) above.
(5) 
The applicant shall then dedicate, to the Township, a funding amount from which the annual interest will be used to fund the maintenance and reconstruction of the stormwater facility. Computation of the funding amount shall be based upon the current thirty-year treasury bond interest rate at the time of conditional final plan approval by the Board of Supervisors, provided that said interest rate provides a real rate of return of 3%. The Consumer Price Index (CPI) will be based on the Philadelphia region. The CPI rate plus 3% will be compared to the bond rate to determine adequacy of the escrow fund. In the event the record plan and improvements agreement are not executed and recorded within six months, the total funding amount shall be adjusted to reflect current costs and interest rates as determined by the Township.
(6) 
The total funding amount shall be deposited with the Township in a specified stormwater facility account prior to the Township signing and recording the record plan and improvements agreement.
F. 
Stormwater facilities shall be designed to require minimal maintenance.
G. 
All storm drainage facilities shall be properly maintained by the party designated as responsible on the final subdivision plan, unless the Board of Supervisors agree to accept a change in the party responsible or the party owning the facility.
H. 
Should a facility not be maintained in proper working order, the Board of Supervisors, may after due notice to the responsible party, arrange for the needed maintenance to be accomplished with all such expenses charged to the responsible party. These expenses shall be collectible as municipal claims are now collected by law.
I. 
The Township Engineer and code enforcement staff shall have the right to enter private property to inspect storm drainage facilities, after making reasonable efforts to contact the property owner prior to any such inspection.
[Ord. 5/8/1997A, § 1009]
1. 
In General.
A. 
All subdivisions and land developments shall be served with an approved and adequate sewage disposal system (either on-lot or public) that will meet state and Township regulations.
B. 
Any principal building or use within a subdivision or land development that generates wastewater and that in the determination of the Board of Supervisors, based upon the advice of any applicable Township authority and the Township Engineer, could reasonably connect into a public sewage system shall be required to connect into that system. The applicant shall be responsible to pay such reasonable capital expenses that are necessary for such connection.
2. 
Central Sewage Service. If a municipality or a municipal authority is to provide the central sewage service, it shall have the authority to approve or reject the proposed sewage collection system. If nonpublic central sewage service is proposed, the Board of Supervisors shall have the authority to permit or not permit such service to meet the sewage requirements of various Township and Authority ordinances, as amended, based upon:
A. 
Whether public sewage service is expected to be available within five years of the date of preliminary plan approval;
B. 
Whether the proposed system would be consistent with the Township's official Sewage Facilities Plan;
C. 
Whether the system would include an appropriate permanent system for operation and maintenance; and
D. 
An acceptable business plan is provided demonstrating the long-term viability of the system.
3. 
On-Lot Sewage Disposal System.
A. 
If connection to a public sewage system is not required at the time of occupancy, and if an alternative central sewage system is not approved by the Township under the Township Sewage Facilities Plan, then each lot shall be required to be served by an on-lot sewage disposal system that will meet all applicable state regulations. Each such proposed location shall be tested and approved by Township Sewage Enforcement Officer, prior to approval of the preliminary plan. See Appendix 22-J for additional requirements.
B. 
Portable chemical toilets allowed as per DEP regulation or other approved privies shall not be used as a primary method of sewage service for a subdivision or land development that operates more than 10 days in any calendar year, other than publicly owned outdoor recreation uses.
C. 
The applicant shall submit results or a summary of the tests of required on-lot septic tests at the time of final plan review, and shall show approved test locations on the final plans in accordance with DEP planning module requirement.
4. 
Capped Sewers. If sewage service will not be accessible at the time of the development of the land development or subdivision, but is planned to be accessible within three years of the final approval, the Board of Supervisors may require that the subdivider install approved capped sewer lines within the limits of the land development and/or subdivision, in addition to approved on-site sewage facilities. Such sewer lines shall be capped at the limits of the subdivision or land development and the laterals shall be capped at the street right-of-way,
5. 
Laterals. Each lot with central sewage service shall be served by a separate sewage lateral.
[Ord. 5/8/1997A, § 1010]
1. 
In General.
A. 
All subdivisions and land developments shall be served with an adequate on-lot or central water supply system that will meet DEP and Township requirements. The Board of Supervisors may deny permission for a subdivision or land development to be served by a nonpublic water system if such system cannot guarantee sufficient water pressure and capacity and would not include a suitable process for long-term operation and maintenance.
B. 
The Board of Supervisors, based upon any recommendations of the Planning Commission, the Township Engineer and the appropriate water supplier, shall require all lots and principal uses within a subdivision or land development to be connected to an existing public or PUC-regulated central water system where the Board of Supervisors determines that such connection would be feasible and reasonable where public systems are foreseeable.
C. 
The Board of Supervisors, based upon recommendations of the Township Engineer, may require the development of a private central water system if such area can reasonably be expected to be served by extension of a public water system within five years. Such system in that case shall be constructed, following official standards of that public supplier so that it could be connected. In such case, the approved plan shall include a specific provision offering dedication of such system to the public water supplier in the future, without any purchase cost by the public water supplier.
2. 
Central Water Supply System.
A. 
Proposed extensions of central water systems shall meet all applicable procedures, reviews and requirements of any appropriate Township authority or water company. Such extension shall be approved by such agency prior to final plan approval, although specific detailed service agreements are not required to be signed until prior to recording.
B. 
Any new or substantially expanded central water system that is not owned by a public authority or municipality shall be found to be acceptable in capacity, pressure, design and construction by the Board of Supervisors, based upon review of the Township Engineer.
3. 
On-Lot Water System (Wells).
A. 
When a subdivision or land development is not required to connect to a central water system, acceptable locations for on-lot water systems shall be shown on plans and shall be constructed in accordance with regulations of DEP.
B. 
Wells should be located no closer than 20 feet from any future street right-of-way.
4. 
Fire Hydrants. All subdivisions and land developments that will be served by public water service shall provide fire hydrants as needed with appropriate water pressure so that all dwelling units and principal buildings are within 600 feet of an active fire hydrant.
[Ord. 5/8/1997A, § 1011]
1. 
All electric power, telephone, cable television, natural gas and other utilities shall be placed underground except where the Board of Supervisors determines it is not feasible, and in accordance with the current standards of the utility serving the subdivision or development.
2. 
All garden apartment developments shall include conveniently located refuse collection facilities for the residents. All uses within nonresidential land developments and subdivisions shall include appropriate refuse collection facilities. All bulk refuse collection dumpsters shall be screened on three of four sides by walls or evergreen landscaping from view of existing dwellings, adjacent undeveloped residentially zoned lots and public streets.
3. 
Easements shall be provided as follows:
A. 
Drainage, sanitary sewage and central water easements shall be provided as determined to be needed by the Township and as indicated on the plans. Unless waived or modified by the Township Engineer, all lots shall include a drainage and utility easement around the perimeter of each lot, except where buildings (such as townhouses) are to be attached at a lot line. The minimum width of easement shall be 20 feet, which may be reduced to 10 feet for each lot if a 10 feet minimum easement exists on the abutting side of the abutting lot.
B. 
Additional width of easements shall be provided for additional utilities if required by the water or sanitary sewage supplier or the Board of Supervisors, based upon advice of the Township Engineer. The easement widths along side lot lines shall be reduced if the Township Zoning Ordinance allows a principal building setback that is more narrow than the width of the easement that would otherwise be required.
C. 
Minimum separation distances between utility lines shall be as required by the applicable utility or as deemed necessary by the Board of Supervisors based upon advice of the Township Engineer.
D. 
If any activity is proposed within the right-of-way of an underground fuel or gas pipeline, the applicant shall provide written evidence from the operator of such pipeline that such activity is acceptable under their safety standards and the terms of that right-of-way.
E. 
These easements shall be placed along lot lines or street rights-of-ways whenever reasonable, as opposed to the center of a lot.
[Ord. 5/8/1997A, § 1012]
1. 
Construction Standards for Access Drives. See § 22-1004.
2. 
State Roads. A state highway occupancy permit is required for all access onto or work within the right-of-way of a state road.
3. 
Location. The minimum distance between an access drive or driveway to a street intersection shall be as follows:
Type of Subdivision and Land Development
Distance Between Center lines of Access Drive or Driveway and Nearest Intersecting Street By Type of Intersecting Street
Arterial
(feet)
Collector
(feet)
Local
(feet)
Residential — Single-Family Detached Dwelling
150
100
75
Residential — Other than Single-Family Detached Dwellings and Garden Apartments
150
75
50
Nonresidential or Mixed
300
200
150
4. 
Sight Distances at Intersections of Access Drives with Streets. See the Township Zoning Ordinance.
5. 
Maximum Grades of Driveways and Access Drives.
A. 
Maximum grade for a driveway is 15%.
B. 
Maximum grade for an access drive is 12% when connecting to a local road, 8% when connecting to a collector road, 6% when connecting to an arterial road.
C. 
In any case, the initial 20 feet of an access drive or driveway from the edge of a cartway shall not exceed:
(1) 
Six percent for a local or collector street; or
(2) 
Four percent for an arterial street.
6. 
Drainage. The developer shall make adequate provisions to maintain uninterrupted parallel drainage along a street where intersected by an access drive or driveway. Access drives and aisles within parking lots shall be graded and drained to keep the primary travel land free of stormwater.
7. 
Driveway Setbacks. A driveway or access drive shall be setback a minimum of three feet from the lot line of any abutting single-family detached dwelling, unless the two lots share an approved driveway.
[Ord. 5/8/1997A, § 1013]
See the Township Zoning Ordinance.
[Ord. 5/8/1997A, § 1014]
1. 
Sidewalks shall be installed pursuant to § 22-1014 and Appendix 22-G (the typical street specification) unless deferred or waived by the Board of Supervisors. Any requests for deference or waivers shall be accompanied by documentation supporting the deletion or delay of sidewalks installation.
2. 
Pathway or Bikeway.
A. 
If deemed necessary for the convenient and safe circulation of bicycles and pedestrians, the Board of Supervisors, upon the recommendation of the Planning Commission, may require that a major subdivision or land development include the construction of a pathway or bikeway.
B. 
A bikeway or pathway shall have a minimum width of four feet and a maximum width of eight feet and shall be paved to Township standards. It may be required to be placed within a street right-of-way in place of a sidewalk, or may be placed elsewhere on a lot within an easement or other right-of-way.
C. 
A bikeway or pathway that is outside of a street right-of-way may be included within the required minimum area of an abutting lot.
3. 
Location and Width of Sidewalks.
A. 
Sidewalks shall be located within the street right-of-way and no closer than three feet from the curbline.
B. 
A grass planting strip shall be planted between the curb and sidewalk. This strip shall only be paved at driveway entrances.
C. 
Sidewalks shall have a minimum width of:
(1) 
Five feet along arterial streets; and
(2) 
Four feet along collector or local streets.
4. 
Construction.
A. 
Sidewalks at locations other than driveway crossings shall consist of a minimum of four inches or portland cement concrete underlain with a minimum of three inches of compacted gravel or crushed stone.
B. 
Sidewalks at driveway crossings shall consist of a minimum of six inches wire mesh reinforced portland cement concrete underlain with a minimum of four inches of compacted gravel or crushed stone.
C. 
Pathways shall be constructed of one of the following, at a minimum:
(1) 
Four inches of portland cement concrete underlain by four inches of compacted gravel or crushed stone; or
(2) 
Two and one-half inches of bituminous asphalt underlain by six inches of compacted gravel or crushed stone.
5. 
Handicapped Access. All sidewalks and curbs at the intersection of two or more public streets shall include a sloped curb cut suitable for use by wheelchairs.
6. 
Maintenance. It shall be the responsibility of adjacent landowners to maintain, plow snow and remove ice off of and repair sidewalks.
[Ord. 5/8/1997A, § 1015]
1. 
Streetlights shall be placed along streets within and abutting a proposed subdivision or land development where the Board of Supervisors deems them necessary to provide safe traffic or pedestrian circulation. If required, streetlights should be provided at all street intersections, curves in streets and the more isolated areas of a development.
2. 
Such lights shall meet lamp and wiring standards established by the applicable electric company. Pole types shall be acceptable to the Township.
3. 
Where streetlights are required on a public street, the public utility in most cases will be responsible for installing cabling, poles, fixtures and all other equipment required for a complete streetlighting system. The developer is responsible to complete all excavation and other work that is not the responsibility of the utility, and to fund all reasonable costs that may be levied by the public utility for such work.
4. 
On all private streets, parking areas and other areas requiring lighting, the developer shall provide materials, installation, energizing and power for all lighting systems. A system acceptable to the Board of Supervisors shall be established for the maintenance of such lights.
[Ord. 5/8/1997A, § 1016]
Street names are subject to the approval of the Board of Supervisors and the local postmasters, and shall: (a) continue the name of any street with the same or similar alignment; and (b) not duplicate or be closely similar to the name of another street within the Township, the same fire company service district or the same five digit zip code area.
[Ord. 5/8/1997A, § 1017]
The developer shall reimburse the Township for the costs of supplying and installing needed traffic regulatory signs and street name identification signs on public streets. The developer shall be responsible to provide and install signs on private streets. All traffic regulatory signs shall meet current standards of PennDOT.
[Ord. 5/8/1997A, § 1018]
1. 
Street Trees.
A. 
Street trees are required to be planted within all land developments and major subdivisions, except: (1) for frontage along a single-family detached residential lot with a lot area of greater than two acres; or (2) a clearly agricultural lot with a lot area of greater than 10 acres.
(1) 
The Planning Commission or any Township Shade Tree Commission may approve other species of trees than those listed below if the applicant proves to the satisfaction of either Commission that the trees would be sturdy, attractive and resistant to disease and road salt.
(2) 
A tree required by this chapter shall be of one of the following species. This list shall not regulate types of trees that are not required to be planted by this chapter.
(a) 
Deciduous:
1) 
Gleditsia triacanthos — Thornless Locust.
2) 
Acer rubrum — American Red Maple.
3) 
Acer saccharum — Sugar Maple.
4) 
Celtis occidentalis — Common Hackberry.
5) 
Fagus sylvatica — European Beech.
6) 
Fraxinus pennsylvanica — Green Ash.
7) 
Fraxinus americana — White Ash.
8) 
Ginkgo biloba fastigiate — Maidenhair Tree (male only).
9) 
Liquidambar styraciflua — Sweet Gum.
10) 
Liriodendron tulipifera — Tulip Poplar.
11) 
Quercus phellos — Willow Oak.
12) 
Quercus acutissima — Sawtooth Oak.
13) 
Quercus imbricaria — Shingle Oak.
14) 
Quercus borealis — Red Oak.
15) 
Quercus coccinea — Scarlet Oak.
16) 
Sophora japonica — Chinese Scholar Tree.
17) 
Quercus macrocarpa — Bur Oak.
18) 
Quercus alba — White Oak.
19) 
Quercus montana — Chestnut Oak.
20) 
Quercus velutina — Black Oak.
21) 
Tilia americana — American Linden.
22) 
Tilia petiolaris — Silver Linden.
23) 
Tilia euchlora — Crimean Linden.
24) 
Tilia cordata — Little Leaf European Linden.
25) 
Zelkova serrata — Zelkova.
(b) 
Evergreen:
1) 
Ilex opaca — American Holly.
2) 
Picea abies — Norway Spruce.
3) 
Picea glauca — White Spruce.
4) 
Picea omorika — Serbian Spruce.
5) 
Picea pungens — Colorado Spruce.
6) 
Pinus nigra — Austrian Pine.
7) 
Pinus strobus — White Pine.
8) 
Pinus thunbergii — Japanese Black Pine.
9) 
Pseudotsuga taxifolia — Douglas Fir.
10) 
Tsuga canadensis — Canada Hemlock.
11) 
Tsuga caroliniana — Carolina Hemlock.
B. 
Quality of Trees.
(1) 
Trees shall be of symmetrical growth, free of insect pests and disease and durable under the maintenance contemplated.
(2) 
Trees which have died or have become diseased or pest-ridden within 18 months from the time of planting shall be replaced by the developer.
C. 
Minimum Size. The trunk diameter (measured at a height of one foot above the finished grade level) shall be a minimum of two inches.
D. 
Planting and Maintenance.
(1) 
Trees shall be planted and staked in conformance with good landscaping practices.
(2) 
Trees adjacent to or within parking areas shall be properly protected from damage by vehicles by raised curbs, raised earth, similar devices and/or sufficient setback.
(3) 
Required trees shall be properly maintained and shall not be removed by the developer without being replaced by another tree that meets the requirements of this section.
E. 
Required Number and Spacing of Street Trees.
(1) 
Within and abutting all land developments and major subdivisions, along any street or any access drive serving more than one commercial, industrial or institutional principal use, an average of one street tree shall be required for every 50 feet of distance along the street right-of-way line on each affected side of the street or such access drive.
(2) 
Spacing. The trees required under this section shall be spaced throughout the development along the street, but are not required to be planted at exact intervals and may be clustered following an approved plan. Trees shall be located so that they do not restrict sight distance at driveway and street intersections.
F. 
Location of Street Trees. The trunks of required street trees shall be planted within a street right-of-way but at a minimum of: (1) two feet from any established curbline; or (2) five feet from the cartway if there will be no curbing. Where trees are to be planted between the curb and the sidewalk, special consideration shall be given to the species of trees that are planted.
G. 
Other Requirements. The street trees required under this section shall be in addition to any trees required under other Township regulations, including the parking lot landscaping requirements of the Zoning Ordinance.
H. 
Credit for Existing Trees. If existing healthy mature trees are to be protected and preserved that would, in the determination of the Township Engineer, serve purposes very similar to street trees, they may serve as a credit towards the number of required street trees.
2. 
Ground Cover. After completion of construction on a lot, all exposed ground surfaces that are not paved and that are not covered by approved gravel areas or decorative stones or similar material shall be covered by an attractive nonpoisonous vegetative ground cover that will prevent soil erosion and the raising of dust.
3. 
Buffer Yards. See the requirements for buffer yards in the Township Zoning Ordinance.
4. 
Preservation of Existing Trees. See Zoning § 27-1516.
5. 
Natural and Historic Feature Preservation.
A. 
Substantial and sensitive natural features and historic structures and important archaeological sites worthy of protection, as determined by the Board of Supervisors upon the advice of the Planning Commission, shall be respected, incorporated into the design of and reasonably protected in any subdivision or land development.
B. 
These features include, but are not limited to natural drainage channels, waterways and falls, large trees, mature groves of trees, highly scenic views and important community landmarks.
[Ord. 5/8/1997A, § 1019]
1. 
Monuments.
A. 
Location. Permanent reference monuments shall be located at each intersection of rights-of-ways of street(s) constructed by the developer, at the beginning and ending of all street curves, and at exterior corners of the subdivision or land development, unless an alternate arrangement is approved by the Township Engineer that still permits a surveyor to stake out accurately any building lot shown on the Record Plan.
B. 
Type. Reference monuments shall be constructed of steel reinforced portland cement concrete to the dimensions shown in the accompanying sketch or another detail accepted by the Township Engineer.
022f Ref Monuments.tif
C. 
Placement. Reference monuments shall be placed so that the top of the monument is as shown in the accompanying sketch.
2. 
Lot Pins. All lot corner markers shall be permanently located and shall be at least a 3/4 inch metal pin or pipe with a minimum length of 20 inches, located in the ground to existing grade.
[Ord. 5/8/1997A, § 1020]
1. 
Curbs shall be provided along both sides of all public and private streets where deemed by the Board of Supervisors to be necessary, based upon review by the Township Engineer.
2. 
If curbs are waived, appropriate stabilized drainage channels designed to handle a twenty-five-year storm shall be required along all streets, within the street right-of-way or drainage easements.
3. 
All required curbs shall meet the following specifications:
A. 
Only straight curbs shall be provided. Such curbs shall be of portland cement concrete and be 24 inches deep, six inches wide at the top, eight inches wide at the bottom and have an exposed face between six and eight inches. Such concrete shall meet the minimum 3,000 psi twenty-eight-day strength test according to ASTM standards.
B. 
Expansion joints shall be provided a minimum of every 30 feet. Each expansion joint shall contain 0.5 inch premolded bituminous expansion joint materials. Contraction joints shall be provided a minimum of every 10 feet.
C. 
Gutter design shall be subject to the approval of the Township Engineer based upon standard engineering practices.
[Ord. 5/8/1997A, § 1021; as amended by Ord. 2004-6, 7/13/2004, §§ 1.I, 1.II]
1. 
The Board of Supervisors shall determine that the private street is an appropriate and only reasonable method of providing access to proposed lots.
2. 
New Private Streets. New private streets, may be allowed to serve proposed lot(s) within a major subdivision or major land development providing that the proposed private street meets:
A. 
Township construction standards.
B. 
Minimum right-of-way standards that would normally apply to a public street.
C. 
Maintenance standards are incorporated as set by Subsection 4.
D. 
Safety requirements as set forth by the Township Supervisors or its designee.
E. 
PennDOT's requirement (if applicable) for a Highway Occupancy Permit.
3. 
Construction Standards for Private Streets.
A. 
All private streets shall meet all Township construction and right-of-way standards that would normally apply to a public street except as follows:
(1) 
Major Subdivisions or Major Land Developments of Five Lots/Five EDUs or Less.
(a) 
The Board of Supervisors may permit a minimum cartway width of 18 feet, providing stormwater issues are addressed.
(b) 
The Board of Supervisors may permit private roads if stabilized as follows:
Proposed Road Grade
Stabilization Required
0% to 5%
6 feet (compacted) stone base
Greater than 5% to less than 8%
6 feet (compacted) stone base, plus bituminous surface treatment
More than 8%
6 feet (compacted) stone base, plus 2 feet FB-1 wearing course with seal coat
All materials and installation procedures shall be pursuant to PennDOT Form 408 as amended.
(c) 
The Board of Supervisors shall determine that the streets proposed will be suitable for access by emergency vehicles.
(2) 
Major Subdivisions and Land Developments Greater Than Five Lots/Five EDUs. Private streets shall meet all Township construction and right-of-way standards that would normally apply to a public street.
4. 
Maintenance Requirements for Private Streets. Proposals for private streets shall be accompanied by provisions for maintenance as established by recorded covenant(s) or agreement(s). Recorded documents shall include provisions for:
A. 
Equitable cost allocation to adjoining lot owners or lessees for the repair, maintenance and seasonal attention necessary to keep the private street(s) in an open and accessible condition.
B. 
A dedicated maintenance account controlled by the lot owners or home owners association may be required by the Board of Supervisors.
C. 
Collection of repair and maintenance monies from adjoining lot owners and lessees, with provision for enforcement actions.
5. 
Parking Courts. If individual units of an office park, townhouse, garden apartment or mobile home park development have vehicular access onto a private parking court, that parking court is not required to meet Township construction standards for streets, provided that:
A. 
The parking court and related access drives have vehicular access onto a public street.
B. 
If the development is not a rental development that there be a system to ensure maintenance of the parking court that is acceptable to the Board of Supervisors.
[Ord. 5/8/1997A, § 1022]
1. 
Plan Required.
A. 
Any land development or subdivision that will involve the disturbance of more than one acre of earth shall be required to submit to the County Conservation District and the Plans Administrator an "Erosion and Sedimentation Control Plan" that will show how the requirements of DEP Title 25 Rules and Regulations, Chapter 102, as amended, will be met. These DEP requirements are hereby made a part of this chapter by reference, any violations of these erosion and sedimentation control regulations or an approved erosion and sedimentation control plan shall be a violation of this chapter.
B. 
The Planning Commission may require any land development or subdivision involving more than 5,000 square feet of earth disturbance submit a complete "Erosion and Sedimentation Plan" and have the plan reviewed by the Township Engineer, at the cost of the applicant.
C. 
Compliance with the submitted "Erosion and Sedimentation Control Plan" (and any revisions officially filed with the Township) shall automatically be a condition of any final plan approval, and any building permit.
D. 
The County Erosion and Sediment Control Handbook shall be used as a resource in soil protection planning and in the review of such plans.
E. 
The landowner, developer and builder shall be responsible for carrying out the requirements of the Erosion and Sedimentation Control Plan during earthmoving activities.
2. 
All areas of the subdivision shall be stabilized by seeding or planting. Slopes steeper than 15% shall be further protected by mulching which shall be adequately tied down.
3. 
Minor subdivisions and projects which disturb less than one acre of earth shall submit an abbreviated Erosion and Sedimentation Control Plan (clip) and narrative.
[Added by Ord. No. 2021-2, 8/11/2021]
Cluster box units (CBUs) shall be designed such that same are centrally located to serve the residents of the development, while providing safe and efficient access for pedestrians and motor vehicles in the vicinity of the CBU. Provisions for off-street and/or on-street parking, and ADA compliant accessibility shall be considered when locating the CBUs. Where possible, CBUs shall be located within publicly or privately owned open space, or on private property within an access easement in favor of a community homeowners' association. Cluster box units shall be in the style, color and location approved by the Board of Supervisors subject to the United States Postal Service approved specifications which are incorporated herein by reference.