Township of Leet, PA
Allegheny County
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Table of Contents
Table of Contents

§ 22-501 Application.

[Ord. 262, 10/14/1996, § 501]
The following principles, standards and requirements will be applied by the Township 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 Commissioners may modify or adjust the standards to permit reasonable utilization of property, while securing substantial conformance with the objectives of this chapter.

§ 22-502 Land Requirements.

[Ord. 262, 10/14/1996, § 502]
1. 
Land shall be suited to the purposes for which it is to be subdivided or developed.
2. 
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 hazard are provided for in the subdivision or land development plan. Land included as having unsuitable characteristics would be the following:
A. 
Land subject to flooding or which has a high groundwater table.
B. 
Land which, if developed, will create or aggravate a flooding condition upon other land.
C. 
Land subject to subsidence.
D. 
Land subject to underground fires.
E. 
Land containing significant areas of slopes greater than 10%.
F. 
Land which, because of topography or means of access, is considered hazardous by the Township Commissioners.
G. 
Land which is subject to ground pollution or contamination.
3. 
Proposed subdivision of land developments shall be coordinated with existing nearby neighborhoods so that the community as a whole may develop harmoniously.
4. 
Proposed land uses shall conform to the Township of Leet Zoning Ordinance [Chapter 27].

§ 22-503 Street System.

[Ord. 262, 10/14/1996, § 503]
1. 
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.
2. 
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.
3. 
Streets shall be related to the topography so as to produce usable lots and acceptable grades.
4. 
Access shall be given to all lots and portions of the tract in the subdivision 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.
5. 
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.
6. 
Where the proposed subdivision or land development contains or is adjacent to an existing or a 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 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.
7. 
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.
8. 
Wherever a tract to be subdivided or developed borders and existing half or partial street, the entire street shall be shown on the plan.
9. 
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 cul-de-sac.
10. 
New reserve strips, including those controlling access to streets, shall be forbidden.
11. 
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.
12. 
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.
13. 
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 Commissioners and upon such condition as the Commissioners may impose. If the street is proposed to serve a commercial area, an industrial area or a residential area of forty 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.
14. 
All streets shall have a uniform width throughout their respective lengths except where otherwise required by the Commissioners pursuant to § 22-504, Subsection 2C.

§ 22-504 Street Design.

[Ord. 262, 10/14/1996, § 504; as amended by Ord. 2002-01, 2/11/2002]
1. 
Street Classification.
A. 
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 intratownship 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.
2. 
Right-of-Way Widths.
A. 
Minimum widths for each type of public street shall be as follows:
Type of Street
Right-of-Way Width
Cartway Width
Arterial
80 feet
30 feet
Collector
60 feet
26 feet
Local Access
50 feet
24 feet
B. 
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 right-of-way shall be provided and dedicated to meet the foregoing standards.
C. 
Additional right-of-way and cartway widths may be required by the Commissioners to promote public safety and convenience when special conditions require it and to provide parking space in areas of intensive use.
3. 
Cul-de-sac Streets.
A. 
Cul-de-sac streets, whether permanent or temporary, shall be provided at the closed end with a turnaround having a minimum right-of-way radius of 50 feet and a cartway radius of 40 feet excluding the curb.
B. 
Unless future extension is clearly impractical or undesirable, the turn-around 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 turn-a-round outside the boundaries of the extended street shall revert in ownership to the property owners fronting on the cul-de-sac turn-a-round.
C. 
Commercial and industrial culs-de-sac shall be reviewed for adequacy by the Township Engineer. His recommendations will be given to the Commissioners who shall have final authority in this matter.
4. 
Street Alignment.
A. 
Whenever street lines are deflected by more than 5°, connection shall be made by horizontal curves.
B. 
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.
C. 
On local access streets, the minimum tangent between reverse curves shall be at least 100 feet; on collector and arterial streets, then minimum tangent shall be at least 250 feet.
5. 
Street Grades.
A. 
The minimum grade on all streets shall be 1%.
B. 
The maximum grade on collector or arterial streets shall be 12% and shall provide proper sight distances as specified herein above.
6. 
Street Intersections.
A. 
Local streets shall not intersect with collector or arterial streets on the same side at intervals of less than 250 feet as measured from center line to center line.
B. 
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.
C. 
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.
D. 
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.
E. 
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.
F. 
Intersections.
(1) 
Intersection Geometrics.
(a) 
The desirable intersecting angle is 90° and the minimum acceptable angle shall be as follows:
1) 
Arterial and collectors: 80°.
2) 
Locals: 65°.
(b) 
No new intersections shall be within 125 feet of another intersection.
(c) 
No new driveway shall be within 75 feet of an intersection. Where lot frontages prohibit this, a reasonable distance will be used as approved by the Township Engineer.
(2) 
Horizontal Alignment.
(a) 
Horizontal Alignment Table.
Horizontal Radius in Feet for Cross Slope Design Speed in mph
25
30
35
45
55
0.02 Feet/Feet
125
225
300
550
900
Super elevation and curve widening may be required for speeds above 35 mph.
(3) 
Vertical Alignment.
(a) 
Vertical Alignment Table.
Design Speed, mph
25
30
35
45
55
Minimum Stopping Distance in Feet
150
200
250
350
475
Minimum K* Value for
Crest Vertical Curve
15
25
41
93
152
Sag Vertical Curve
23
33
45
75
103
Maximum Grade %
12
12
12
10
7
*K Value-the ratio of vertical curve length to algebraic difference in grades. The minimum length of any vertical curve will be 50 feet.
(4) 
Stopping Distances.
(a) 
The minimum stopping sight distances at intersections will comply with the following table:
1) 
Minimum Stopping Sight Distances.
a) 
Minimum Sight Distance in Feet.
Posted speed limited on intersecting grade %: Street
+9
+6
+3
0
-3
-6
-9
25 MPH
125
140
159
159
160
170
180
35 MPH
225
230
240
250
260
275
295
45 MPH
320
330
350
410
435
55 MPH
425
445
475
575
625
7. 
Pavement Design.
A. 
All components of the pavement structure shall be designed and constructed in accordance with Pennsylvania Department of Transportation Specification, Form 408.
B. 
The roadway geometry will confirm to the following:
(1) 
Purpose. The purpose of these pavement design standards is to provide an adequate pavement structure for the soil support available and the traffic anticipated. The standards are also intended to provide this structure as economically as possible.
(2) 
Minimum Design. The pavement structure will be designed to provide the following minimum thickness (unless otherwise stated in the following tables):
Subbase
-5 inches #1 with geotextile material
-7 inches #1 without geotextile material
Base Course
-3 inches BCBC
-2 inches 2A Modified
Binder Course
2 inches Modified ID-2 Binder
Wearing Course
-1 1/2 inches ID-2 Wearing; installed prior to acceptance
(3) 
Materials. All materials will conform to the latest PennDOT Publication 408 standards.
(a) 
Wearing Surface. The wearing surface will be constructed with ID-2 plant mixed bituminous concrete.
(b) 
Base Course. The base will be constructed with three inches of PennDOT approved, BCBC followed by two inches of modified ID-2 Binder.
(c) 
Subbase. The subbase will be constructed with a PennDOT approved, well drained #1 select aggregate followed by either 2A or 3A modified. PennDOT approved steel slag will be accepted.
8. 
Roadway Appurtenances.
A. 
Guide Rail. The use of guide rails will be avoided except in the case where site conditions warrant such safety devices. Earthwork and landscaping will be done in such a manner as to eliminate any unsafe conditions or hazards near the roadway. Guide rail construction will follow the current relevant sections of the PennDOT RC Standards and Publication 408. All guide rails will have proper end treatments. When guide rails are required in a residential subdivision, consideration will be given to the use of pretreated wooden post with corten weathering steel railings.
B. 
Pedestrian Facilities.
(1) 
Curb Cut Ramps. Curb cut ramps will be required at all intersections where sidewalks are present and at other locations deemed necessary by the Township Engineer. Curb cut ramps will be designed as a sidewalk section in accordance with PennDOT Design Manual 2, Chapter 6.
(2) 
Pedestrian Signals. Pedestrian signals will be required where the safety of the pedestrians warrant such devices. When pedestrian signals are required, they will be designed and constructed in accordance with the current standards.
C. 
Lighting. Street lighting will be required at all new intersections with existing roads and in areas described in this chapter. All street lighting will conform to the standard PennDOT requirements and as approved by the Engineer.
D. 
Utilities. In accordance with this chapter, all utilities will be located in the public right-of-way but outside the pavement section, wherever possible. All utilities will be located a minimum of 3 1/2 feet behind the back of curb. When utilities must cross the pavement, they will do so at an angle, perpendicular to the longitudinal direction of the pavement. If future utilities are forecast to cross the pavement section, the developer will install metal of plastic conduit pipe to accommodate such utilities. All utilities and/or conduit will be installed prior to the placement of any pavement.
E. 
Driveways. All private driveways will be so located as to conform to the stopping sight distance requirements listed in this chapter. The maximum grade on a driveway will be 15%. All other design criteria will be defined in the Pennsylvania Code, Title 67, Chapter 441, "Access to and Occupancy of Highways by Driveways and Local Roads."
F. 
Curbs and Shoulders. The standard curb for local roads will be a bituminous wedge curb 12 inches wide and five inches in height. The wedge curb will be constructed at the same time and of the same material as the roadway. Concrete curbs may be constructed where conditions warrant their use or when directed by the Engineer. Concrete curbs and gutters will be constructed in accordance with PennDOT RC-64 Standards. When it is necessary to construct roadway shoulders, either a Type 1 or Type 3 shoulder may be used as directed by the Engineer. Shoulder construction will be in accordance with PennDOT RC-25 Standards.
G. 
Temporary Turnarounds. Temporary turnarounds will be required when through streets are interrupted by development phase lines and there exist no reasonable exit. Temporary turnarounds will be constructed as a cul-de-sac.
9. 
Alleys and Driveways.
A. 
Alleys are prohibited in residential developments.
B. 
Driveways serving properties located adjacent to an intersection shall be offset from the intersection of the curb line a distance not less than the required setback dimension.

§ 22-505 Curbs and Sidewalks.

[Ord. 262, 10/14/1996, § 505]
1. 
Curbs.
A. 
Curbs shall be required in all cases unless waived.
B. 
All curbs shall be depressed at intersections to sufficient width to accommodate wheelchairs. Depression shall be in line with sidewalks where provided.
C. 
All curbs shall be constructed of six-inch high, twelve-inch wide asphalt wedge curb.
2. 
Sidewalks.
A. 
Sidewalks shall be provided on all streets and parking compounds located within multi-family and apartment building developments. Sidewalks shall also be required on new streets in subdivisions or land developments in which average lot width of interior lots at the required building setback line is 100 feet or less. The requirement of sidewalks may be waived at the discretion of the Commissioners.
B. 
Minimum widths for sidewalks along each type of public street shall be four feet, and shall follow PennDOT specifications where applicable.

§ 22-506 Stormwater Drainage.

[Ord. 262, 10/14/1996, § 506]
1. 
Lots shall be laid out and graded to provide positive drainage away from buildings. The Commissioners may require a grading and drainage plan for individual lots indicating a buildable area within each lot, complying with the setback requirements, for which positive drainage is assured.
2. 
No person, corporation or other entity shall block, impede the flow of, alter, construct and structure or deposit any material or thing or commit any act which will affect normal or flood flow in any communal stream or water course without having obtained prior approval from the Township or Department of Environmental Protection, whichever is applicable.
3. 
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.
4. 
The Township will assure that all permanent streams, not under the jurisdiction of other official agencies, are maintained open and free flowing.
5. 
The subdivider or developer and each person, corporation or other entity which makes any surface changes shall be required to:
A. 
Collect on-site surface runoff and dispose of it to the point of discharge into the common natural watercourse of the drainage area.
B. 
Design drainage facilities to handle runoff from upstream areas, assuming full development of those areas.
C. 
Design, construct and/or install such drainage structures and facilities as are necessary to prevent erosion damage to the subdivision or land development, adjacent property and downstream property. Such structures and facilities shall satisfactorily convey such surface waters to the nearest practical street, storm drain, detention pond or natural water course.
6. 
Storm sewers, culverts and related installations shall be provided to permit unimpeded flow of natural water courses, to drain all low points along streets and to intercept stormwater runoff along streets at intervals reasonably related to the extent and grade of the area drained.
7. 
Storm sewers as required, shall be placed in front of the curb or curb line when located in a street right-of-way. When located in undedicated land, they shall be placed within an easement not less than 15 feet wide, as approved by the Township Engineer, who may require additional width of easement as circumstances warrant.
8. 
Street drainage will not be permitted to cross intersections or the crown of the road.
A. 
Maximum spacing of street inlets shall be 400 feet.
B. 
All streets inlets shall be PennDOT Type C or M. Inlet tops shall be cast in reinforced concrete or precast concrete.
C. 
All culvert ends shall be provided with either reinforced concrete headwalls or pipe end sections.
D. 
Minimum pipe size shall be fifteen-inch diameter.
E. 
When material for storm drain systems is not specified, PennDOT specifications will govern.
9. 
All springs and sump pump discharges shall be collected so as not to flow in the streets.
10. 
Stormwater roof drains shall not discharge water directly over a sidewalk.
11. 
Stabilized outlets shall be provided for footer drains, floor drains, and downspouts.
12. 
The Soils Cover Complex Method or Rational Method should be used as directed by the Township Engineer as the primary means of stormwater runoff.
13. 
Where the estimated runoff based upon the above methods is doubtful, several recognized methods should be studied and compared.
14. 
The minimum design criteria shall be a ten-year storm. Higher frequency conditions shall be used in sensitive areas and where an overflow would endanger public or private property.
15. 
Runoff calculations must include complete hydrologic and hydraulic design and analysis of all control facilities.
16. 
Control Facilities.
A. 
Permanent control measures/facilities shall be designed to assure that the maximum rate of stormwater runoff is not greater after development than prior to development for a ten-year storm frequency. More stringent criteria may be required in sensitive areas where stormwater problems presently exist.
B. 
Control facilities shall be designed to meet, as a minimum the design standards and specifications of the Pennsylvania Department of Environmental Protection.
(1) 
Detention ponds may be waived by the Commissioners on the recommendation of the Township Engineer at sites in close proximity to the major streams. This is to facilitate drainage prior to stream flooding.
(2) 
Any ponds with slopes steeper than three to one shall be fenced with a six-foot fence with a type subject to the approval of the Township.
C. 
A maintenance program for control facilities must be included as part of the grading and drainage plan.
(1) 
Maintenance during development activities of a project shall be the responsibility of the contractor, developer and owner.
(2) 
Arrangement for maintenance of permanent control facilities after completion of development activities shall be made before approval of final plans is given by the Commissioners.
(3) 
In cases where permanent control facilities are owned by an entity, it shall be the responsibility of that entity to maintain control facilities (e.g., homeowners association). In such cases a legally binding agreement between the owner and the Township shall be made providing for maintenance of all permanent erosion control facilities, including the inspection by the Township.

§ 22-507 Lot Grading for Subdivisions and Land Developments.

[Ord. 262, 10/14/1996, § 507]
1. 
Blocks and lots shall be graded to provide proper drainage away from buildings and to prevent the collection of stormwater in pools. Minimum 2% slopes away from structures shall be required.
2. 
Lot grading shall be of such design as to carry surface waters to the nearest practical street, storm drain or natural water course. 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 drainage plan shall be required for all subdivisions and land developments except minor subdivisions.
3. 
No final grading shall be permitted with a cut face steeper in slope than 2 horizontal to 1 vertical except under one or more of the following conditions:
A. 
The material in which the excavation is made is sufficiently stable to sustain a slope 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. 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.
B. 
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.
4. 
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:
A. 
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.
B. 
A written statement from a civil engineer, licensed by the Commonwealth of Pennsylvania and experienced in erosion control, certifying that he 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.
C. 
A wall is constructed to support the face of the fill.
5. 
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. The fence requirement may be waived by the Township.
6. 
All lots must be kept free of any debris or nuisances whatsoever.

§ 22-508 Blocks and Lots.

[Ord. 262, 10/14/1996, § 508]
1. 
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.
2. 
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:
A. 
Residential blocks shall generally be of sufficient depth to accommodate two tiers of lots, except where 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.
B. 
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. Extension of streets, railroad access right-of-way and utilities shall be provided as necessary.
C. 
Lot lines intersecting street lines shall be substantially at right angles or radial to street lines.
D. 
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 Commissioners.
E. 
The Township shall assign house numbers to each lot within a subdivision.
F. 
Minimum lot sizes shall be in accordance with the Township of Leet Zoning Ordinance [Chapter 27].
G. 
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 Commissioners.
H. 
Double frontage lots are prohibited except in accordance with Subsection 2A above.
I. 
No residential lots shall be created which front upon an arterial or collector street, as defined in § 22-504, Subsection 1, herein.

§ 22-509 Development on Private Streets Discouraged.

[Ord. 262, 10/14/1996, § 509]
1. 
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.
2. 
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, unless waived by the Township.

§ 22-510 Open Space, Lot Siting, Planting and Beautification for Subdivision and Land Developments.

[Ord. 262, 10/14/1996, § 510]
1. 
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 watercourse.
2. 
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 maybe required to ensure preservation and prevent despoliation of the character of the area in open space.
3. 
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.
4. 
Topsoil Preservation. All of the topsoil from areas where cuts and fills have been made should be stockpiled and redistributed uniformly after grading.
5. 
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 required open space, planting strips, screenings, formal gardens, shade trees and natural barriers.
6. 
Buffer Planting Requirements. Buffer yard requirements should be as specified in the Township Zoning Ordinance [Chapter 27].
7. 
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.
8. 
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.
9. 
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 2.

§ 22-511 Contribution for Recreation Purposes.

[Ord. 262, 10/14/1996, § 511]
1. 
It is the policy of this Township to provide recreational facilities for all the residents of the Township. 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.
2. 
A contribution for recreation purposes shall be made at the rate of $200 per dwelling unit payable upon and as a condition of obtaining a building permit pursuant to the ordinances of this Township.
3. 
The requirements of Subsection 2 shall be noted upon the final subdivision plan, which notation shall be deemed not to constitute a lien or encumbrance on the title of the land.
4. 
All monies paid to the Township in this manner shall be kept in a capital reserve fund established as provided by law. Monies in such fund may be combined for investment purposes, if permitted by law, but shall be used only for the acquisition of land or capital improvements for open space and park and recreation purposes.
5. 
The foregoing provision of this section shall not apply to any subdivision for which a preliminary plan has been approved by this Township before the effective date of this chapter which provides for active recreational facilities (i.e., swimming pool, tennis courts, baseball/softball fields, etc.) as distinguished from passive recreational facilities (i.e., yards, open play fields, walking trails, etc.), it being the intention of this Township to extend a credit against the monetary contribution above provided to any developer who has heretofore planned to provide active recreational facilities agreeable to the Township.

§ 22-512 Erosion and Sediment Control.

[Ord. 262, 10/14/1996, § 512]
Controls shall be in accordance with regulations of the Department of Environmental Protection.

§ 22-513 Floodplain Area Regulations.

[Ord. 262, 10/14/1996, § 513]
Refer to Leet Township Floodplain Regulations [Chapter 8].