The following principles, standards and requirements will be applied by the Board of Commissioners and Planning Commission to evaluate plans for proposed subdivision or land developments. The standards and requirements outlined herein shall be considered minimum standards and requirements for the promotion of the public health, safety, morals and general welfare. Where literal compliance with the standards herein specified is clearly impractical, the Board of Commissioners may modify or adjust the standards to permit reasonable utilization of property while securing substantial conformance with the objectives of this chapter.
A. 
Land shall be suited to the purposes for which it is to be subdivided or developed.
B. 
Land which is unsuitable for development because of hazards to life, safety, health or property shall not be subdivided or developed until such hazards have been eliminated or unless adequate safeguards against such hazards are provided for in the subdivision or land development plan. Land included as having unsuitable characteristics would be the following:
(1) 
Land subject to flooding or which has a high groundwater table.
(2) 
Land which, if developed, will create or aggravate a flooding condition upon other land.
(3) 
Land subject to subsidence.
(4) 
Land subject to underground fires.
(5) 
Land containing significant areas of slopes greater than 10%.
(6) 
Land which, because of topography or means of access, is considered hazardous by the Board of Commissioners based on the review and report of the Township Engineer or other experts.
(7) 
Land which is subject to ground pollution or contamination.
C. 
Proposed subdivisions of land developments shall be coordinated with existing nearby neighborhoods so that the community as a whole may develop harmoniously.
D. 
Proposed land uses shall conform to Chapter 450, Zoning.
A. 
Proposed streets shall be properly related to such street plans or parts thereof as have been officially prepared and adopted by the Township and shall be coordinated with existing or proposed streets in adjoining subdivisions or land developments.
B. 
Proposed streets shall further conform to such county and state road and highway plans as have been prepared, adopted or filed as prescribed by law and to Township ordinances.
C. 
Streets shall be related to the topography so as to produce usable lots and acceptable grades.
D. 
Access shall be given to all lots and portions of the tract in the subdivisions or land development and to adjacent unsubdivided territory unless the topography clearly indicates that such connection is not feasible. Streets giving such access shall be improved to the limits of the subdivision or land development and shall be improved to Township specifications. Reserve strips and landlocked areas shall not be created.
E. 
Streets shall be laid out to preserve the integrity of their design. Local access streets shall be laid out to discourage their use by through traffic, and, where possible, arterial streets shall be designed for use by through traffic.
F. 
Developments with frontage on arterial streets shall not use any other street for ingress or egress to the development.
G. 
Where the proposed subdivision or land development contains or is adjacent to an existing or proposed arterial street or a highway designated as a limited access highway by the appropriate highway authorities, provisions shall be made for marginal access streets at a distance acceptable for the appropriate use of the land between the arterial street or limited access highway and the marginal access streets. The Board of Commissioners may also require rear service areas, double frontage lots or such other treatment as will provide protection for abutting properties, reduction in the number of intersections with primary streets and separation of local and through traffic.
H. 
Half or partial streets will not be permitted in new subdivisions or land developments except where essential to reasonable subdivision or development of a tract in conformance with the other requirements and standards of this chapter and where, in addition, satisfactory assurance for dedication of the remaining part of the street can be secured.
I. 
Wherever a tract to be subdivided or developed borders an existing half or partial street, the entire street shall be shown on the plan.
J. 
Dead-end streets shall be prohibited, except as stubs (with adequate turning capability) to permit future street extension into adjoining tracts or when designed as culs-de-sac.
K. 
New reserve strips, including those controlling access to streets, shall be forbidden.
L. 
Where adjoining areas are not subdivided, the arrangement of streets in a proposed subdivision or land development shall be made to provide for the proper projection of streets into the unsubdivided land.
M. 
Street names shall be coordinated with existing or platted street names, and if a new street is a continuation of or is aligned with an existing or platted street, it shall bear the same name as the existing or platted street.
N. 
No street shall be laid out or opened which extends to or crosses any boundary between the Township and any other municipality except with the specific approval of the Board of Commissioners and upon such condition as the Board of Commissioners may impose. If the street is proposed to serve a commercial area, an industrial area or a residential area of 50 dwelling units or more located in another municipality, the street shall not be approved unless the area is also served by a street in the other municipality and unless the relevant traffic facilities of the Township are adequate to handle the anticipated volume.
O. 
All streets shall have a uniform width throughout their respective lengths except where otherwise required by the Board of Commissioners pursuant to § 385-22B.
P. 
All streets must have appurtenant sidewalks.
Q. 
The requirements for sidewalks as above provided may be waived in whole or in part by written application to the Board of Commissioners.
(1) 
No waiver shall be granted unless all of the following conditions are found to exist:
(a) 
That there are unique physical circumstances or conditions consisting of exceptional topographical or other physical conditions peculiar to the particular property and that a waiver is required due to such conditions and not the circumstances or conditions generally created by the sidewalk provisions of this chapter.
(b) 
That because of the physical circumstances or conditions installation of a sidewalk cannot be done without cost and expense substantially disproportionate to the cost and expense applicable in the absence of the exceptional topographical or other physical conditions.
(c) 
That the exceptional conditions have not been created by the developer or his predecessor.
(d) 
That the waiver, if authorized, will apply only to that part of the property on which the unique physical circumstances or conditions exist.
(e) 
That the waiver, if authorized, will not create a risk to the public health, safety or welfare.
(f) 
The Township Engineer has reviewed the application and has certified that all of the conditions in Subsections Q(1)(a) through (d) apply to the waiver applied for.
(2) 
The application for waiver shall contain sufficient plans and documentation to indicate that all conditions of the waiver do exist.
(3) 
The application shall be accompanied by an application fee in the amount set by resolution of the Board of Commissioners from time to time.[1]
[1]
Editor's Note: The current fee resolution is on file in the office of the Township Secretary.
(4) 
Affirmative action on waiver applications shall be taken by resolution.
A. 
Street classification. Three functional classifications are hereby established for the streets and roads in the Township:
(1) 
Arterial. This classification includes highways which provide intracounty or intermunicipal traffic of substantial volumes where the average trip lengths are usually five miles or greater. Generally, these highways should accommodate operating speeds of 35 to 55 miles per hour.
(2) 
Collector. This classification is intended to include those highways which connect local access highways to arterial highways. They may serve intracounty and intramunicipal traffic. They may serve as traffic corridors connecting residential areas with industrial, shopping and other service. They may penetrate residential areas. Generally, these highways will accommodate operating speeds of 35 miles per hour.
(3) 
Local access. This classification is intended to include streets and roads that provide direct access to abutting land and connections to higher classes of roadways. Traffic volumes will be low and travel distances generally short. These streets and roads should be designed for operating speeds of 25 miles per hour or under.
B. 
Right-of-way widths.
(1) 
Right-of-way widths shall be as follows:
Type of Street
Right-of-Way Width
(feet)
Cartway Width
(feet)
Arterial
80 to 120
46
Collector
60
34
Local access
50
30
(2) 
Minimum widths for each type of public street shall be as follows:
(a) 
Where a proposed subdivision abuts or contains an existing public street or road having a right-of-way width less than would be required if said street or road were created under this chapter, sufficient additional width for the right-of-way shall be provided and dedicated to meet the foregoing standards.
(b) 
Additional right-of-way and cartway widths may be required by the Board of Commissioners to promote public safety and convenience when special conditions require it and to provide parking space in areas of intensive use.
C. 
Cul-de-sac streets.
(1) 
Cul-de-sac streets, whether permanent or temporary, shall be provided at the closed end with a turnaround having a minimum radius to the edge of the finished street or curbline of not less than 50 feet.
(2) 
Unless future extension is clearly impractical or undesirable, the turnaround right-of-way shall be placed adjacent to a property line, and a right-of-way of the same width as the street shall be carried to the property line in such a way as to permit future extension of the street into the adjoining tract. At such time as such a street is extended, the overage created by the turnaround outside the boundaries of the extended street shall revert in ownership to the property owners fronting on the cul-de-sac turnaround.
(3) 
Commercial and industrial culs-de-sac shall be reviewed for adequacy by the Township Engineer. His recommendations will be given to the Board of Commissioners, who shall have final authority in this matter.
(4) 
Permanent cul-de-sac streets shall be kept to a minimum and shall not exceed 600 feet in length.
(5) 
A minimum width of the right-of-way may be reduced to 40 feet by the Board of Commissioners after review by the Planning Commission, but only when these criteria exist:
(a) 
The street ends in a cul-de-sac and, by reasons of topography, abutting use or otherwise, it conclusively appears that the street will not be extended in the future.
(b) 
The street is no longer than 1,000 feet.
D. 
Street alignment.
(1) 
Whenever street lines are deflected by more than 5°, connection shall be made by horizontal curves.
(2) 
The minimum radius at the center line for horizontal curves on collector and arterial streets shall be 300 feet, and for local streets, the minimum radius shall be 100 feet.
(3) 
On local access streets, the minimum tangent between reverse curves shall be at least 100 feet; on collector and arterial streets, the minimum tangent shall be at least 250 feet.
(4) 
Minimum vertical sight distance measured four feet above grade shall be 300 feet for collector and arterial streets and 100 feet for local access streets.
E. 
Street grades.
(1) 
The minimum grade on all streets shall be 0.5%.
(2) 
The maximum grade on collector or arterial streets shall be 7% and on local access streets 10%.
(3) 
Vertical curves shall be used in changes of grade exceeding 1% and shall provide proper sight distances as specified hereinabove.
F. 
Street intersections.
(1) 
Local streets shall not intersect with collector or arterial streets on the same side at intervals of less than 800 feet as measured from center line to center line.
(2) 
The distance between center lines of streets opening onto the opposite side of a proposed or existing street shall be not less than 150 feet unless the streets are directly opposite each other.
(3) 
Multiple intersections involving the junction of more than two streets shall be avoided. Where this proves impossible, such intersections shall be designed with extreme care for both pedestrian and vehicular safety.
(4) 
Streets shall be all laid out to intersect as nearly as possible at right angles. Local streets shall not intersect collector or arterial streets at an angle of less than 75°. The intersection of two local streets shall not be at any angle of less than 60°.
(5) 
Minimum curb radius at the intersection of two local streets shall be at least 20 feet, and minimum curve radius at an intersection of a local street and a collector or arterial street shall be at least 25 feet.
(6) 
There shall be provided and maintained at all intersections clear sight triangles of 75 feet in all directions measured along the center line from the point of intersection. Nothing which obstructs the vision of a motorist shall be permitted in this area.
(7) 
Intersections shall be designed with a flat grade wherever practical. Where the grade of any street at the approach to an intersection exceeds 7%, a leveling area shall be provided having a grade of not greater than 4% for a distance of 25 feet measured from the nearest right-of-way line of the intersecting street.
G. 
Pavement design.
(1) 
All components of the pavement structure shall be designed and constructed in accordance with Pennsylvania Department of Transportation Specifications, Form 408.
(2) 
Minimum requirements. The following shall be considered to be minimum standards for street construction in the Township.
Alternates
Type
Local Access Streets
(inches)
Collector and Arterial Streets
(inches)
Rigid pavement
Plain cement concrete subbase
6
6
Flexible pavements
Surface
ID-2
1 1/2
1 1/2
Base
Bituminous
4
6
Subbase
6 (if required)
6 (if required)
Surface
ID-2
3
3
Base
Crushed aggregate (regular or dense grade)
6
10
Subbase
6 (if required)
9 (if required)
Surface
ID-2 Modified
3
3
Base
stone aggregate
8
10
Subbase
6 (if required)
9 (if required)
H. 
Alleys and driveways.
(1) 
Alleys are prohibited in residential developments.
(2) 
Driveways serving properties located adjacent to an intersection shall be offset from the intersection of the curbline a distance not less than the required setback dimension.
A. 
Curbs.
(1) 
Curbs shall be provided on all streets and parking compounds located within multifamily and apartment building developments. Curbs shall also be required on new streets in subdivisions or land developments in which the average lot width of interior lots at the required building setback line is 100 feet or less. Curbs may also be required in any subdivision in which the lot areas or lot widths exceed the above minimum, when the center line street grade of any street exceeds 3%. In such cases, curbs or other drainage controls shall be installed to properly control surface drainage and protect the streets from erosion. The requirement of the curbs may be waived at the discretion of the Board of Commissioners.
(2) 
All curbs shall be depressed at intersections to sufficient width to accommodate wheelchairs. Depressions shall be in line with sidewalks where provided.
(3) 
Curbs may be either the vertical type or rolled curb and gutter type. Rolled curb and gutter shall not be used on collector streets. The transition from one type of curb to another shall occur only at street intersections.
(4) 
All curbs shall be constructed of portland cement concrete with expansion joints every 20 feet and shall follow PennDOT standards where applicable.
B. 
Sidewalks shall be required within the public right-of-way for all properties abutting arterial streets in the C Commercial District upon the transfer of ownership of property, the new development of property, a subdivision or reverse subdivision of property, or a major renovation of infrastructure located on the property. All required sidewalks shall be installed in accordance with the design standards of Chapter 379.
[Amended 2-9-2015 by Ord. No. 1052]
[Added 11-12-2012 by Ord. No. 1029; amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
See Chapter 374, Stormwater Management.
A. 
Blocks and lots shall be graded to provide proper drainage away from buildings and to prevent the collection of stormwater in pools. A minimum of two-percent slopes away from structures shall be required.
B. 
Lot grading shall be of such design as to carry surface waters to the nearest practical street, storm drain or natural watercourse. Where drainage swales are used to deliver surface waters away from buildings, their grade shall not be less than 1% nor more than 4%. The swales shall be sodded, planted or lined as required. A grading and draining plan shall be required for all subdivisions and land developments, except minor subdivisions.
C. 
No final grading shall be permitted with a cut face steeper in slope than two horizontal to one vertical except under one or more of the following conditions:
(1) 
The material in which the excavation is made is sufficiently stable to sustain a slope of steeper than two horizontal to one vertical and a written statement of a civil engineer, licensed by the Commonwealth of Pennsylvania and experienced in erosion control, to that effect is submitted to the Township Engineer and approved by him/her. The statement shall state that the site has been inspected and that the deviation from the slope specified hereinbefore will not result in injury to persons or damage to property.
(2) 
A concrete or stone masonry wall, constructed according to sound engineering standards, for which plans are submitted to the Township Engineer for review and approval, is provided.
D. 
No final grading shall be permitted which creates any exposed surface steeper in slope than two horizontal to one vertical except under one or more of the following conditions:
(1) 
The fill is located so that settlement, sliding or erosion will not result in property damage or be hazardous to adjoining property, streets, alleys or buildings.
(2) 
A written statement from a civil engineer, licensed by the Commonwealth of Pennsylvania and experienced in erosion control, certifying that he/she has inspected the site and that the proposed deviation from the slope specified above will not endanger any property or result in property damage, is submitted to and approved by the Township Engineer.
(3) 
A wall is constructed to support the face of the fill.
E. 
The top or bottom edge of slopes shall be a minimum of three feet from property or right-of-way lines of street or alleys in order to permit the normal rounding of the edge without encroaching on the abutting property. All property lines where walls or slopes are steeper than one horizontal to one vertical and five feet or more in height shall be protected by a protective fence no less than three feet in height approved by the Township Engineer.
F. 
All lots must be kept free of any debris or nuisances whatsoever.
G. 
The following regulations shall apply to all grading:
(1) 
Definitions.[1] As used in this section, the following terms shall have the meanings indicated:
AVERAGE PERCENT SLOPE
The average slope of the area of environmental disturbance determined by dividing the difference in elevation at the limits of the environmental disturbance by the horizontal distance between the limits of the environmental disturbance as determined by an actual field topographical survey of the elevations within the areas of environmental disturbance.
STEEP SLOPE
Areas where the slope is from 15% to 25% between adjacent contour lines (i.e., where the scaled horizontal distance between the five-foot contour lines is between 20 feet and 33 1/3 feet) or between adjacent contour lines having an interval of five feet or less as shown on detailed site plans prepared by a registered engineer or surveyor based on actual field topographical surveys.
VERY STEEP SLOPES
Areas where the slope exceeds 25% between adjacent contour lines (i.e., where the scaled horizontal distance between the five-foot contour lines is less than 20 feet) or between adjacent contour lines having an interval of five feet or less as shown on detailed site plans prepared by a registered engineer or surveyor based on actual field topographical surveys.
[1]
Editor's Note: See also § 385-10, Definitions.
(2) 
Steep slopes and very steep slopes shall be protected as follows:
(a) 
Very steep slopes. No environmental disturbance of any kind shall be permitted on these areas.
(b) 
For steep slopes where any portion of the steep slope contains soils identified by any agency of the Commonwealth of Pennsylvania or the United States of America as having a high landslide-prone risk, no environmental disturbance of any kind shall be permitted in the steep slope areas containing the high-risk landslide-prone soils.
(c) 
For steep slopes where any portion of the steep slope contains soils identified by any agency of the Commonwealth of Pennsylvania or the United States of America as having a moderate landslide-prone risk, disturbances not exceeding 25% of the steep slope areas containing the moderate-risk landslide-prone soils may be permitted, provided that the applicant demonstrates to the satisfaction of the Township Engineer that such disturbances will not adversely impact the stability of the soils.
(d) 
For steep slopes not involving any areas identified as having landslide-prone soils, no more than 25% of the steep slope area may be environmentally disturbed.
(e) 
In instances where it can be demonstrated to the satisfaction of the Township Engineer that no adverse environmental impacts will occur, the determination of the percent slope may be calculated using the average percent slope.
(3) 
Landslide-prone soils shall be further protected and excavations, cuts and fills shall be regulated as provided in Chapter 219, Grading and Drainage.
A. 
The length, width, shape and design of blocks shall be determined with due regard to the provision of adequate sites for buildings of the type proposed, to the land use and/or zoning requirements of the Township, the topography of the land being subdivided and the requirements for safe and convenient vehicular and pedestrian circulation.
B. 
Unless the topography of the land being subdivided or the existing pattern of development in the immediately adjacent area shall be otherwise than herein required, the following minimum standards for the design and size of blocks and lots shall prevail:
(1) 
Blocks shall not exceed 1,600 feet in length nor be less than 500 feet in length.
(2) 
Residential blocks shall generally be of sufficient depth to accommodate two tiers of lots, except where reverse frontage lots bordering an arterial or collector street are used or where, due to the contour of the land or the necessary layout of the subdivision, there is insufficient depth between intersecting streets for such two-tier design.
(3) 
Crosswalks or interior pedestrian walks shall be required in blocks exceeding 1,000 feet in length to provide for pedestrian circulation or access to community facilities. Such walks shall be paved for width of not less than four feet, shall be located in easements not less than 10 feet in width and shall, insofar as possible, be located in the center of any such block.
(4) 
Blocks for commercial and industrial areas may vary from the elements of design contained in this section if the nature of the use requires other treatment. In such cases, off-street parking for employees and customers shall be provided along with safe and convenient limited access to the street system. Space for off-street loading shall also be provided with limited access to the street system. Extension of streets, railroad access right-of-way and utilities shall be provided as necessary.
(5) 
Lot lines intersecting street lines shall be substantially at right angles or radial to street lines.
(6) 
Lots shall, in general, front on a street which has already been dedicated to the Township or which the subdivider or developer proposes to dedicate to the Township in connection with approval of the final plan. In commercial or industrial subdivisions or land developments where access is proposed to be provided by private streets within the subdivision or land development, this requirement may be waived by the Board of Commissioners.
(7) 
The Township shall assign house numbers to each lot within a subdivision.
(8) 
Minimum lot sizes shall be in accordance with Chapter 450, Zoning.
(9) 
Remnants of land smaller than required for a lot shall not be permitted within any subdivision. Such remnants shall be incorporated in existing or proposed lots or dedicated to public use if acceptable to the Board of Commissioners.
(10) 
Double frontage lots are prohibited except in accordance with Subsection B(2) above.
(11) 
No residential lots shall be created which front upon an arterial or collector street as defined in § 385-22A herein.
A. 
It is the policy of this Township that all subdivided lands shall have immediate access to a public street. Because of unique property configuration and location, this Township recognizes the need for limited exceptions to the foregoing general policy.
B. 
No subdivision will be approved on a private street or road if more than two lots already front on such street or road or if after subdivision more than two lots will front on such private street or road.
A. 
In order to promote the highest environmental quality possible, the degree to which the applicant of a subdivision or land development plan has preserved existing salient natural features and land forms intrinsic to the site shall be assessed. Terms of approval of a plat may be subject to the manner in which the layout or design of the plan has preserved existing natural features, such as but not limited to trees, wooded areas and watercourses.
B. 
Open space. Where the applicant is offering for dedication or is required by ordinance to establish a reservation of open space or preserve an area of scenic or historic importance, a limit of work which will confine excavation, earth moving procedures and other changes to the landscape may be required to ensure preservation and prevent despoliation of the character of the area in open space.
C. 
Tree preservation. Whenever possible, trees shall not be removed unless they are located within the proposed street right-of-way, within the proposed building area or within utility locations and equipment access areas. In areas where trees are retained, the original grade level shall be maintained, if possible, so as not to disturb the trees.
D. 
Topsoil preservation. All of the topsoil from areas where cuts and fills have been made should be stockpiled and redistributed uniformly after grading. All areas of the site shall be stabilized by seeding or planting on slopes of less than 10% and shall be stabilized by sodding on slopes 10% or more and planted in ground cover on slopes 20% or greater.
E. 
Landscaping. For all multifamily, apartment, office, commercial and industrial subdivisions or land developments, a landscaping plan shall be provided and shall include sufficient plantings for the required open space, planting strips, screenings, formal gardens, shade trees and natural barriers.
F. 
Buffer planting requirements. Buffer yard requirements should be as specified in Chapter 450, Zoning.
G. 
Preserved landscaping. When there is a conscientious effort to preserve the existing natural integrity and character of a site and where such preservation effectuates areas of woodland and trees comparable to required planting improvements, i.e., landscaping and buffer screening, the plan may be received in lieu of additional landscaping requirements.
H. 
Trees. The planting of trees within the street right-of-way line shall not be permitted. The planting of any trees within the private property of each residential lot shall be at the discretion of the property owner or developer.
I. 
Watercourse protection. Where a subdivision or land development is traversed by a natural watercourse, there shall be provided a drainage easement or right-of-way conforming substantially with the line of such watercourse and of such width as will be adequate to preserve natural drainage. Such easement shall be in addition to the open space required in Subsection B.
A. 
It is the policy of this Township to provide recreational facilities for all the residents of the Township pursuant to the Township Recreation Plan. Centralized facilities are preferred over local neighborhood facilities. New and additional facilities are required in direct proportion to increase in population. Developers causing increases in population by new residences must share in the cost of additional recreational facilities.
B. 
In accordance with 53 P.S. § 10503(11) of the Municipalities Planning Code, each developer of a subdivision or development which includes residential dwelling units shall, as a condition precedent to final plan approval, pay to the Township, in lieu of dedication of land suitable for park and recreation purposes, the sum of $500 per dwelling unit.
[Amended 12-28-1998 by Ord. No. 917]
C. 
The fees shall be used only for the purpose of providing park or recreational facilities accessible to the development.
D. 
The fee authorized under this subsection shall, upon its receipt by the Township, be deposited in an interest-bearing account clearly identified as reserved for providing, acquiring, operating or maintaining park or recreational facilities. Interest earned on such accounts shall become funds of that account.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
E. 
Upon request of any person who paid any fee under this subsection, the Township shall refund such fee, plus interest accumulated thereon from the date of payment, if the Township had used the fee paid for a purpose other than the purposes set forth in this section.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
A. 
General purpose.
(1) 
The Board of Commissioners finds that the minimization of erosion and control of sedimentation in connection with land development and subdivision are in the public interest, affecting public health, safety and welfare, and therefore those regulations governing erosion control and sedimentation control are necessary for the Township.
(2) 
No changes shall be made in the contour of the land, and no grading, excavating, removal or destruction to the topsoil, trees or other vegetative cover of the land shall be commenced until such time that a plan for minimizing erosion and sedimentation has been processed with and reviewed by the Township Engineer and/or County Soil and Water Conservation District or there has been a determination by the above entities that such plans are not necessary.
(3) 
No subdivision or land development plan shall be approved unless there has been an erosion and sedimentation control plan approved by the Board of Commissioners that provides for minimizing erosion and sedimentation consistent with this section, and an improvement bond or other acceptable securities are deposited with the Township in the form of an escrow guaranty which will ensure installation and completion of the required improvement or there has been a determination by the Board of Commissioners that a plan for minimizing erosion and sedimentation is not necessary.
(4) 
Where not specified in this chapter, measures used to control erosion and reduce sedimentation shall, as a minimum, meet the standards and specifications of the County Soil and Water Conservation District. The Township Engineer or other officials as designated shall ensure compliance with the appropriate specifications, copies of which are available from the Soil and Water Conservation District.
B. 
Performance principles. The following measures are effective in minimizing erosion and sedimentation and shall be included where applicable in the control plan:
(1) 
Stripping of vegetation, regrading or other development shall be done in such a way that will prevent all but minor erosion.
(2) 
Development plans shall preserve salient natural features, keep cut-fill operations to a minimum and ensure conformity with topography so as to create the least erosion potential and adequately handle the volume and velocity of surface water runoff.
(3) 
Whenever feasible, natural vegetation shall be retained, protected and supplemented.
(4) 
The disturbed area and the duration of exposure shall be kept to a practical minimum.
(5) 
Disturbed soils shall be stabilized as quickly as practicable.
(6) 
Temporary vegetation and/or mulching shall be used to protect exposed critical areas during development.
(7) 
The permanent final vegetation and structural erosion control and drainage measures shall be installed as soon as practical in the development.
(8) 
Provisions shall be made to effectively accommodate the increased runoff caused by changed soil and surface conditions during and after development. Where necessary, the rate of surface water runoff will be structurally retarded.
(9) 
Sediment in the runoff water shall be trapped until the disturbed area is stabilized by the use of debris basins, sediment basins, silt traps or similar measures.
C. 
Grading for erosion and other environmental controls. In order to provide suitable sites for building and other uses, improve surface drainage and control erosion, the following requirements shall be met:
(1) 
Streets shall be improved to a mudfree or otherwise permanently passable condition as one of the first items of work done on a subdivision or development. The wearing surface shall be installed in accordance with § 385-22G and as approved in the final plan.
(2) 
Provisions shall be made to prevent surface water from damaging the cut face of excavations or the sloping surfaces of fills by installation of temporary or permanent drainage across or above these areas.
(3) 
Fill shall be placed and compacted so as to minimize sliding or erosion of the soil.
(4) 
Fills placed adjacent to watercourses shall have suitable protection against erosion during periods of flooding.
(5) 
During grading operations, necessary measures for dust control will be exercised.
(6) 
Grading equipment will not be allowed to enter into flowing streams. Provisions will be made for the installation of temporary or permanent culverts or bridges.
D. 
Responsibility.
(1) 
Whenever sedimentation damage is caused by stripping vegetation, grading or other development, it shall be the collective responsibility of the land developer and subdivider and of the contractor, person, corporation and other entity causing such sedimentation to remove it from all adjoining surfaces, drainage systems and watercourses and to repair any damage at their expense as quickly as possible.
(2) 
Maintenance of all erosion and sedimentation control facilities during the construction and development period is the responsibility of the land developer or subdivider.
(3) 
It is the responsibility of any developer or subdivider and any person, corporation or other entity doing any act on or across a communal stream, watercourse or swale or upon the floodplain or right-of-way during the pendency of the activity to return it to its original or equal condition after such activity is completed.
(4) 
The subdivider or land developer shall provide and install, at his expense, in accordance with Township requirements, all drainage and erosion control improvements (temporary and permanent) shown on the erosion and sediment control plan.
E. 
Compliance with regulations and procedures.
(1) 
The Board of Commissioners, in its consideration of all preliminary plans of subdivision and land development, shall condition its approval upon the execution of erosion and sediment control measures as contained in Subsections B and C hereof.
(2) 
The installation and design of the required erosion and sediment control measures shall be in accordance with standards and specifications of the County Soil and Conservation District.
F. 
Stream channel construction. Stream channel construction on watersheds with drainage areas in excess of 1/2 square mile or in those cases where downstream hazards exist will conform to criteria established by the Pennsylvania Department of Environmental Protection.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
Land development in the floodplain is governed by Chapter 208, Floodplain Management, of this Code.