[Ord. 2013-11, 9/9/2013]
1.
The following subdivision and land development principles, standards
and requirements will be applied by the Township in evaluating plans
for proposed subdivisions and land developments.
2.
The standards and requirements outlined herein are minimum standards
and requirements for the promotion of the public health, safety, and
general welfare.
3.
Whenever municipal or other applicable regulations contain more restrictive
standards and requirements than those outlined herein, such other
regulations shall control.
[Ord. 2013-11, 9/9/2013]
1.
Land shall be developed in conformance with this chapter, Chapter 27, Zoning, Lower Mount Bethel Township Comprehensive Plan, and other ordinances, codes, and regulations in effect in Lower Mount Bethel Township.
2.
All portions of a tract being subdivided or developed shall be taken
up in lots, roads, open spaces, or other proposed uses so that remnants
and landlocked areas shall not be created. Reserve strips controlling
access to lots, public rights-of-way, public lands or adjacent private
lands are not permitted, unless specifically approved by the Township
Supervisors.
3.
Land shall be developed in conformance with all pertinent statutes,
regulations, rules and codes of federal, state and county agencies
concerned with subdivision, land development, construction and improvements
or any activity arising out of or related thereto in any way whatsoever.
4.
Applicants shall make every effort to protect natural and cultural
resources as provided in the four-step design process, if applicable.
5.
Proposed subdivision and land developments shall be coordinated with
existing nearby neighborhoods so that the community as a whole may
develop harmoniously.
6.
The standards of design in this article shall be used to judge the adequacy of subdivision proposals. Wherever, in the opinion of the Planning Commission, the literal applications of these standards in certain cases would serve to create an undue hardship, the Planning Commission may recommend to the Board of Supervisors such modifications that will not be contrary to the public interest. The Supervisors may, at their discretion, modify or adjust the standards to permit utilization of property while securing substantial conformance with the objectives of these regulations, as provided for in Part 7 of this chapter.
[Ord. 2013-11, 9/9/2013]
1.
The length, width, and shape of blocks shall be determined with due
regard to:
2.
Blocks shall have a maximum length of 1600 feet and a minimum length
of 250 feet. In the design of blocks longer than 1,000 feet, special
consideration shall be given to the requirements of satisfactory fire
protection.
3.
Residential blocks shall be of sufficient depth to accommodate two
tiers of lots, except where reverse frontage lots are permitted.
4.
In both commercial and residential land development areas, the block
layout shall conform with the requirements of this chapter, with due
consideration of site conditions, to the best possible layout to service
the public, to permit good traffic circulation and the parking of
cars, to make delivery and pickup efficient, and to reinforce the
best design of the units in the commercial or residential area.
5.
Block layout in industrial areas shall conform with the requirements
of this chapter, with due consideration to the most efficient arrangement
of space for present use and future expansion with due regard for
worker and customer access and parking.
[Ord. 2013-11, 9/9/2013]
1.
General Lot Design Standards.
A.
Lot areas, lot widths, setbacks, dimensions and yard requirements shall not be less than specified by applicable provisions of Chapter 27, Zoning.
B.
The lot design and interior space allotted shall be appropriate for
the type of development and use contemplated, be sufficient to provide
satisfactory space for required on-site parking, accessory uses, and
comply with other applicable standards of Township resolutions, regulations,
codes, policies, and ordinances. For lots intended for single-family
residential use, an area of at least 5,000 square feet outside of
the required setbacks shall be indicated on such lots that is capable
of residential development and exclusive of any area intended for
the siting of on site sewage disposal, water supply well(s) or stormwater
management facilities.
C.
Side lot lines shall be at right angles or radial to road lines.
The Township may accommodate flexibility in lot layout.
D.
Side lot lines shall follow along existing streams or existing or
proposed stormwater management swales.
E.
Lot lines shall follow municipal boundaries rather than cross them.
F.
Subdivisions shall not result in remnants of land that do not meet
minimum frontage, area and bulk requirements for the applicable zoning
district. All portions of a plan shall be incorporated into existing
or proposed lots unless special usage for a specific piece of land
is applied for, and approved by the Board of Supervisors, as part
of a subdivision or land development proposal.
G.
The depth of lots shall not exceed the width by more than 2 1/2
times.
H.
Lot addresses and road names shall be assigned to each lot by the
Township and included on the final plan at the time of Board of Supervisors
approval, and forwarded by the Township to the Postal Authority.
2.
Lot Frontage Standards.
A.
All lots shall have frontage along the right-of-way of a public or
private road. Each lot shall have, in addition to the minimum width
at the required front yard line as specified by the zoning district,
sufficient free and complete access to an existing or proposed road
cartway to avoid the need to cross any portion of another lot to reach
such road.
B.
Lots which abut two or more public roads shall have direct access
only to the road of lesser functional classification.
C.
Where lots are created having frontage on an arterial or major or
minor collector road, as designated by the Township, any proposed
residential development road pattern shall provide frontage to local
roads within the subdivision (providing for so-called reverse frontage
lots).
(1)
All residential reverse frontage lots (and all corner lots with a lot line along a street where reverse frontage is required) shall, in addition to the rear yard required by Chapter 27, Zoning, and immediately adjacent to the right-of-way of the arterial, major collector road or minor collector road, have a planting screen buffer area of at least 20 feet in width, across which there shall be no right of access to the lot. The plantings within the screen buffer area shall provide a visual screen of sufficient height (but at least six feet upon planting) to visually obscure the balance of the lot from the adjacent right-of-way of the arterial, major collector road or minor collector road within three years of planting.
(2)
The planting screen may be a planting mixture of deciduous and
conifer shrubs and trees and shall serve as a barrier to visibility,
airborne particles, glare and noise. The screen shall run for the
entire length of the lot.
(3)
The screen plantings shall be so placed that at maturity, they
will not be closer than three feet from any right-of-way or property
line. Evergreen trees likely to grow substantially in diameter shall
be planted in two or more rows or offsets if needed to allow space
for future growth.
(4)
The plantings shall be maintained permanently and plant material
which does die shall be replaced within six months.
(5)
A built-up earthen berm may be incorporated in the landscaping
of the reverse frontage screening as long as the following conditions
are met:
(a)
It may not be located in the future street right-of-way.
(b)
The maximum allowable slope shall be 3 to 1 (horizontal to vertical).
(c)
Landscaping shall be planted on the side of the berm that is
closest to the adjacent right-of-way. Additional landscaping on the
other side of the berm is permitted.
(d)
The surface of the berm shall be stabilized with grass.
3.
Flag (Interior) Lots.
A.
Lots for which the only road frontage is by an accessway (or "flag"),
the sole purpose of which is to provide access from that road to the
principal part of the lot, shall be permitted only if all of the following
requirements are satisfied:
(1)
The Board of Supervisors grants permission based on topographical
or other conditions unique to the site.
(2)
The access area ("pole" portion) of the linking the "flag lot"
to the public or private road shall have a minimum width of 50 feet
for its entire length, and shall be held in fee simple ownership by
the owner of the flag lot.
(3)
The length of the flag lot access area of a flag-shaped lot
shall be a maximum of 300 feet.
(4)
No more than one single-family detached dwelling occupies any
flag lot.
(5)
The minimum lot area, lot width, lot depth, and setbacks of
the applicable zoning district shall apply to that portion of the
lot exclusive of the access area.
(6)
All structures shall be located on the main body of a flag lot
(outside of the access area) so as to provide required setbacks pursuant
to applicable zoning regulation should the access area portion later
become a public or private road.
(7)
The flag lot shall not be a reverse frontage lot.
(8)
No more than two flag lots shall be permitted in a major subdivision
and no more than one flag lot shall be permitted within a minor subdivision.
(9)
Flag lots, while required to have their own access area of at
least 50 feet, may share a common driveway access with an adjacent
lot.
(10)
The access area or common access drive, as applicable, for any
flag lot shall be located so as to demonstrate ability to comply with
all applicable driveway, sight distance, and any other applicable
roadway access standards.
(11)
Any approved subdivision including flag lots shall be approved
on the condition that any future subdivision of any lot shall not
create additional flag lots.
[Ord. 2013-11, 9/9/2013]
1.
Proposed roads shall be properly related to such road plans or parts
thereof as have been officially adopted by the Township, including
recorded subdivision plans, and shall be classified according to their
function.
2.
Proposed roads shall further conform to such Township, county and
state road and highway plans as have been prepared, adopted, and filed
as prescribed by law.
3.
Thoughtful and imaginative design of roads and their relationship
to the arrangement and shape of lots is required. Proposed road patterns
shall relate to existing roads, topography and existing and planned
settlement patterns in order to accomplish a smooth flow of traffic,
to avoid poor sight distance, to avoid traffic congestion and to promote
public safety.
4.
Local roads shall be designed to discourage excessive traffic speeds
and provide for the continuation of existing or platted roads and
for proper access to adjoining undeveloped tracts suitable for future
subdivision or development. Further, adequate provisions for emergency
vehicle access shall be made.
5.
If lots resulting from a subdivision are large enough for further
subdivision or if a portion of the tract is not subdivided, adequate
road rights-of-way to permit further subdivision shall be provided,
as necessary, unless the remaining property is restricted from further
subdivision in a manner acceptable to the Township. Remnants, reserve
strips and landlocked areas shall not be created.
6.
Along the existing road on which a subdivision or land development
abuts, additional right-of-way, paving or other improvements, including
traffic calming measures, shall be made and built to the specifications
established by the Township's ordinances, resolutions, regulations,
codes and policies.
7.
Dead-end roads shall be prohibited, except as stubs to permit future
road extension into adjoining tracts, or when designed as culs-de-sac.
Temporary paved turnarounds shall be required.
8.
Emergency access routes shall be required. The maintenance responsibilities
of the emergency access route shall be clearly defined on the plans.
An easement for the route shall be provided at a sufficient width
to accommodate traffic and maintenance.
9.
New half or partial roads shall not be permitted. Only new roads
meeting the requirements of this chapter shall be permitted. Wherever
a tract to be subdivided borders an existing half or partial road,
the other part of such road shall be plotted within such tract.
10.
Roads that are extensions of or in alignment with existing roads
shall bear the names of the existing roads. Road names shall not duplicate
or closely resemble names of any existing road or areas. All houses
shall receive address numbers. All road names and address numbers
shall be subject to the approval of the Township, the applicable postmaster
and the applicable emergency services personnel. Development names
shall also be subject to approval of the Township.
11.
Where roads continue into adjoining municipalities, evidence of compatibility
of design, particularly with regard to road widths, shall be submitted.
The applicant shall coordinate such design with both municipalities
to avoid abrupt changes in cartway width or in improvements provided.
12.
Private roads shall be designed and constructed to meet all requirements
of public road standards; the recorded plan and other recorded documents,
such as the deeds of conveyance of lots shown on a plan and/or independent
easement and maintenance agreements, shall state the persons responsible
for the cleaning, maintaining, improving and repairing of private
roads, and financial guarantee or security shall be provided as required
for public roads to ensure construction and maintenance of the private
roads as required by this chapter.
13.
Traffic-calming measures shall be implemented on all roads, access
drives, parking and loading areas. Traffic calming measures shall
be selected in consultation with the Township and shall be chosen
with consideration of PennDOT's "Publication 383 - Traffic Calming
Handbook," as last revised.
14.
When the results of the Traffic Impact Study required by § 22-409 of this chapter conclude that acceleration, deceleration or turning lanes are required along any existing or proposed road, the applicant shall install such lanes along existing and proposed roads fronting the property subject to the application under this chapter, consistent with the recommendations of the approved Traffic Impact Study.
15.
Specifications. The minimum requirements for road improvements shall
be those in the PennDOT's Specifications (Form 408) as last revised,
or those of Lower Mount Bethel Township, as the Township may specify.
[Ord. 2013-11, 9/9/2013]
1.
The minimum right-of-way and cartway widths for all new roads or
improved existing roads in the Township shall be as follows:
|
Road Classification
|
Right-of-Way Width
(feet)
|
Cartway Width
(feet)
| |
|---|---|---|---|
|
Arterial
|
80
|
24
| |
|
Major collector
|
60
|
22
| |
|
Minor collector
|
60
|
22
| |
|
Local, including culs-de-sac
|
50
|
20
|
2.
Additional and/or reductions in right-of-way and cartway widths may
be required for the following purposes:
A.
To promote public safety and convenience.
B.
To provide or prohibit sufficient area for on-road parking.
C.
To accommodate topographic circumstances which may result in cut/fill
slopes extending beyond the standard right-of-way and in all circumstances
to assure accessibility for maintenance operations.
D.
To promote Township circulation and mobility plans for vehicular,
bicycle and/or pedestrian access.
E.
To minimize impervious coverage and minimize stormwater runoff.
F.
To promote traffic calming.
3.
Where a subdivision or land development abuts or contains an existing
road of noncompliant right-of-way width, additional right-of-way width
shall be dedicated to conform to Township standards. Where a subdivision
or land development abuts or contains an existing road of noncompliant
cartway width, the applicant shall be required to widen and/or reconstruct
the roadway to meet Township standards as set forth in this chapter.
4.
Where a subdivision or land development abuts or contains an existing
road, the physical condition of which is noncompliant with the specifications
of this chapter due to deterioration, wear or otherwise, the applicant
shall be required to reconstruct the roadway to meet Township standards
as set forth in this chapter.
[Ord. 2013-11, 9/9/2013]
1.
Whenever road lines are deflected in excess of 5°, connection
shall be made by horizontal curves.
2.
Proper sight distances, as defined in this chapter, shall be provided
with respect to both horizontal and vertical alignments. Measured
along the center line at a height of 3 1/2 feet, and viewing
an object two feet or greater in height, the minimum sight distance
shall be 250 feet for local roads and 500 feet for all other roads
within which no obstruction may be located or exist.
4.
For all road classifications, a minimum tangent of at least 100 feet
measured at the center line radii shall be required between reverse
curves.
5.
Super elevation shall be provided for major or minor collector and
arterial roads having a horizontal curve radius of less than 500 feet.
6.
The approaches to an intersection shall follow a straight course
for at least 50 feet as measured from the intersection of the right-of-way
lines.
[Ord. 2013-11, 9/9/2013]
1.
Center-line grades shall not be less than 1% where curbs are provided
nor less than 1.5% where roadside swales are provided. Center-line
grades shall not be greater than 10% on local roads nor greater than
8% on any other road.
2.
The slope of the crown on proposed roads shall be a minimum of 1/4
inch per foot.
3.
Vertical curves shall be used at changes of grade exceeding 1%. The
minimum length of vertical curves for local roads shall be 30 times
the algebraic difference in grade for crests and sage curves. Any
road classification higher than a local road shall be designed to
PennDOT standards relative to vertical curves.
4.
Where the grade of any road at the approach to an intersection exceeds
4%, a leveling area shall be provided having a grade of no more than
4% over a distance of at least 75 feet measured from the intersecting
right-of-way line.
5.
Grades within proposed intersections shall not exceed 3% measured
between respective right-of-way lines.
6.
A combination of minimum radius horizontal curve and maximum longitudinal
or transverse grade is not permitted.
[Ord. 2013-11, 9/9/2013]
1.
Roads shall be laid out to intersect at right angles whenever possible
and intersections of less than 60° (measured at the center line)
shall not be permitted.
2.
Intersections involving the junction of more than two roads shall
be prohibited. Roundabouts for multiple road intersections may be
permitted after consultation with the Township. Roundabouts shall
follow the standards of the Pennsylvania Department of Transportation
Guide to Roundabouts (Pub. 414), as amended.
3.
Roads shall not intersect on either the same or opposite side of
another road at an interval between their center lines of less than
the following:
4.
Curb and edge of pavement radii at intersections shall be no less
than the following:
A.
Twenty feet on local roads;
B.
Twenty-five feet on minor collectors;
C.
Thirty feet on major collectors;
D.
Thirty-five feet on arterials;
E.
Fifty-five feet, where the intersecting road is providing access
to an industrial district or industrial use.
A minimum of 10 feet shall be provided between the edge of pavement
and the right-of-way line.
5.
Intersections shall be designed to allow for pedestrian crossings
in compliance with applicable ADA standards and otherwise in a safe
manner by keeping crossing distance to a minimum and by providing
crosswalks which are painted or constructed with contrasting paving
materials to clearly identify crosswalk areas.
6.
Clear sight triangles shall be provided at all road intersections
and shall be shown on the final subdivision plan to be recorded. Within
such triangles, no vision-obstructing object shall be permitted above
the height of 30 inches and below 10 feet measured from the center-line
grade of intersecting public roads. Appropriate deed restrictions
shall be recorded to enforce this provision. Dedication of clear sight
triangles to the Township shall be free and clear of liens and encumbrances
that may impact the Township's rights to the clear sight triangle.
Clear sight triangles shall be measured along the center lines of
the intersecting roads to a point 75 feet from the center of intersection
where a road is controlled by a stop sign and to a point 200 feet
from the center of intersection on all other roads. An additional
55 feet shall be added to this requirement where an intersection is
providing access to an industrial district or any industrial use.
A clear sight triangle of 75 feet shall also be required at the intersection
of potentially dangerous or hazardous intersections of private driveways
with any public road or private road.
7.
Sight distance requirements for all intersections shall be in accordance
with the Pennsylvania Code, Title 67, Transportation, Chapter 441,
"Access To and Occupancy of Highways by Driveways and Local Roads,"
latest revision. Plans shall indicate the clear sight distances. Clear
sight distances and clear sight triangles shall be verified in the
field and be found acceptable by the Township prior to preliminary
plan or preliminary/final plan approval.
8.
In the event that a road, street, driveway or access drive intersects
with a PennDOT right-of-way or any stormwater improvement or other
utility will cross a PennDOT right-of-way, the developer shall obtain
the necessary highway occupancy permit. In the event that PennDOT
requires the Township to sign the highway occupancy permit application
or other documents relative to the required highway occupancy permit,
the Township shall retain sole discretion whether to sign the application
or other documents. Should the Township elect to sign the application
and/or other documents required by PennDOT, the developer shall enter
into an indemnification agreement in a form acceptable to the Township
Solicitor which, among other things, will require that the developer,
its successors and assigns, indemnify, defend, exonerate and hold
the Township and its and its boards, committees and commissions (including
the individual members thereof), their elected and appointed officers
and officials and their employees, contractors, other professional
consultants, engineers, solicitors, managers, representatives, advisors,
predecessors, successors, agents, independent contractors, insurers
and assigns harmless from any liability pertaining to, relating to,
resulting from, caused by, arising out of or sustained in connection
with the Township's signing the application and/or other documents
required by PennDOT and any obligation assumed by the Township by
virtue of signing the application and/or documents.
A.
The Township shall also retain sole discretion concerning acceptance
of any road right-of-way, improvements, maintenance responsibilities,
etc., which may be imposed by PennDOT relative to improvements contemplated
with a PennDOT right-of-way and/or easement.
[Ord. 2013-11, 9/9/2013]
1.
Culs-de-sac.
A.
Dead-end or single access roads are prohibited unless designed as
permanent cul-de-sac roads, or when designed as a temporary cul-de-sac
for future access to adjoining properties.
B.
Cul-de-sac or single access roads permanently designed as such shall
be limited to one such road per subdivision and shall provide access
to not more than 10 dwelling units or 10 lots, whichever is less.
C.
Cul-de-sac roads shall be provided at the closed end with a circular
turnaround with a minimum right-of-way radius of 50 feet and a minimum
outer paving radius of 40 feet.
D.
No cul-de-sac turnaround shall have a grade which exceeds 5% in any
direction.
E.
All culs-de-sac, whether permanently or temporarily designed as such,
shall not be less than 250 feet nor exceed 1,000 feet in length. The
length of the cul-de-sac shall be measured from the edge of paving
of the nearest through road to which the cul-de-sac road is connected,
and to the center point of the cul-de-sac turnaround.
F.
When required for future extension, the turnaround right-of-way shall
be placed adjacent to the tract boundary with sufficient width along
the boundary line to permit extension of the road at full width. The
small triangle or area of land beyond the cul-de-sac to the boundary
shall be so deeded, that, until the road is continued, maintenance
of these corners of land will be the responsibility of the adjoining
owners.
G.
Except when designed pursuant to the alternative standards of Subsection
K., when a new cul-de-sac road is proposed on a subdivision or land
development plan, not more than four driveways serving residential
lots shall be permitted within the cul-de-sac bulb or turnaround area.
Each lot which has road frontage on the cul-de-sac bulb right-of-way
shall have a minimum lot width at the road line of at least 50 feet.
H.
No parking shall be permitted in the turnaround.
I.
All non-through roads shall be provided with an authorized sign stating
that no outlet exists.
J.
All public cul-de-sac roads shall have a snow storage easement dedicated
to the Township free and clear of liens and encumbrances to facilitate
snow removal in a location acceptable upon review by the Township
Engineer and Roadmaster.
K.
Alternate cul-de-sac design standards. The applicant may propose an alternate design for cul-de-sac turnaround area(s) on any given project in accordance with this Subsection 1K. If the applicant desires to propose an alternate cul-de-sac design, the applicant is encouraged to discuss this design standard with the Township during the sketch plan process. All aspects of the alternate cul-de-sac constructed under this Subsection 1K shall be owned and maintained privately. Under no circumstances shall the Township be responsible for the ownership and/or maintenance of the alternate cul-de-sac, including but not limited to the cartway itself, any stormwater system constructed therein, the open space area at the center of a cul-de-sac or any other improvements within the cul-de-sac. The homeowners' association, or individual lot owners, if approved by the Township pursuant to Subsection 1K(6), shall be responsible for snow removal from the alternate cul-de-sac.
(1)
Permanent cul-de-sac roads must be provided with a paved turnaround
having a minimum outside diameter of 166 feet and a minimum inside
diameter of 134 feet to each curbline and a minimum interior circular
right-of-way diameter of 100 feet and having an outside minimum right-of-way
diameter of 200 feet. The inside radius of the paved turnaround shall
be provided with a mountable cul-de-sac island curb.
(2)
The shape of the cul-de-sac turnaround may be oval or irregular
in shape instead of circular, with the following conditions:
(3)
The maximum number of lots permitted to have frontage on a cul-de-sac turnaround that contains the minimum dimensions specified in Subsection 1K(1) above is six. The number of lots permitted on a cul-de-sac turnaround can be increased by one lot for every additional 92 feet of property road line circumference that is in addition to the circumference resulting from a two-hundred-foot diameter right-of-way. Each lot referred to above shall have the required minimum lot width at the required minimum front yard setback line.
(4)
An open center open space area shall be provided that is concentric
with the cul-de-sac turnaround and shall have a fifty-foot radius
and may be modified as indicated in Subsection 1K above.
(5)
PennDOT one-way directional signs shall be placed at the entrance
of the cul-de-sac circle located 18 inches behind the interior cul-de-sac
circle curb.
(6)
The cul-de-sac turnaround center island shall be owned and maintained
by a homeowners' association. In the absence of a homeowners' association
based upon a waiver granted by the Township, the cul-de-sac turnaround
center island shall be owned and maintained by the individual lot
owners located on the cul-de-sac turnaround.
(7)
Cul-de-sac turnaround islands shall be graded to have a mound
or a depression with appropriate drainage. The island area may be
used for stormwater management and installation of best management
practice facilities. The mound shall be graded such that its highest
elevation will be a maximum of three feet above the average elevation
of the cul-de-sac turnaround cartway elevation.
(8)
Turnaround islands shall be graded and/or designed to minimize
snow melt from stored snow piles on the island collecting and freezing
on the paved portion of the cul-de-sac circle, creating hazardous
driving conditions.
2.
Loop Roads.
A.
A loop shall not serve more than 24 lots.
B.
The approach road that connects the loop road to an existing Township
street shall not be more than 500 feet in length.
C.
Only one loop road shall be permitted per subdivision or land development
plan regardless of the number of phases of the plan. A plan that combines
both a subdivision and land development is likewise only permitted
to have one loop road.
[Ord. 2013-11, 9/9/2013]
All materials for the construction of roads and the methods of construction and drainage shall be in accordance with the applicable requirements of Pennsylvania Department of Transportation Publication #408, "Highway Specifications" (PennDOT #408), latest revision thereof, and shall be supplied by vendors approved by the Pennsylvania Department of Transportation for the supply of such materials. Cross sections shall be as described in Subsection 1A below. Inspection of materials and construction methods shall be as approved in § 22-602 of this chapter.
1.
Road Design.
A.
Thickness of base and paving for new local Township roads shall meet
the following minimum requirements:
(1)
One and one-half inches Superpave asphalt mixture design, hot-mix
asphalt (HMA) wearing course; PG 64-22, 0.3 to 3 million equivalent
single axle loads (ESALS), 9.5 mm mix, SRL-H, PG 64-22, 0.3 to 3 million
ESALS, 19 mm mix on four inches.
(2)
Three inches Superpave asphalt mixture design, HMA base course.
(3)
2A stone subbase course.
(4)
A tack coat per PennDOT Form 408, as amended, shall be applied
between the wearing and base courses.
(5)
A prime coat per PennDOT Form 408, as amended, shall be applied
between the subbase and base courses.
(7)
Where shoulders are required, use Type 3 per PennDOT 408, as
amended.
(8)
All materials and installation shall be in accordance with Pennsylvania
Department of Transportation Publication 70 and Publication 408, both
as amended.
B.
The applicant shall provide additional paving, base or subbase materials,
or geotextiles, including but not limited to geogrid material, where
soil types are inferior, wet or otherwise unsuitable as indicated
by the "Soil Survey of Northampton County, Pennsylvania" prepared
by the U.S. Soil Conservation Service or where such conditions exist.
C.
Road designs for Township collector and arterial roads shall be coordinated
with the Township Engineer and shall be in compliance with PennDOT
design and construction standards for collector and arterial roads.
2.
Subgrade.
A.
The area within the limits of the proposed road surface shall be
shaped to conform to the line, grade and cross-section of the proposed
road.
B.
All unsuitable subgrade material shall be removed.
C.
All wet or swampy areas shall be permanently drained and stabilized,
subject to the approval of the Township Engineer.
D.
Fills, within the roadway, shall be made with suitable materials
as approved by the Township Engineer; they shall be thoroughly compacted
for the full width of the cartway in uniform layers of not more than
eight inches thick. No more than two eight-inch layers of fill shall
be laid or placed between inspections by the Township Engineer.
E.
The subgrade shall be thoroughly compacted by rolling with a minimum
ten-ton three-wheel roller. Equivalent vibratory, sheep's-foot or
rubber-tired rollers may be used with the approval of the Township
Engineer. Subgrade shall be compacted tight and dry, to 95% compaction
at optimum moisture, and shall not be soft and spongy under the roller.
Compaction of the subgrade shall extend the full width of the cartway,
including the width to be occupied by shoulders.
F.
In fill areas over three feet thick, compaction tests are required
in each eight-inch layer at one-hundred-fifty-foot intervals. A qualified
geotechnical engineer licensed to practice in Pennsylvania shall test
compaction of soils in place according to ASTM D 1556, ASTM D 2167,
ASTM D 2922, and ASTM D 2937, as applicable. The tests must be performed
by a certified testing laboratory and the results submitted to the
Township Engineer for approval. All compaction must be 95% compaction
at optimum moisture. Any layer not coming up to standard will be removed
or re-rolled until suitable compaction is obtained.
3.
Paving.
A.
Paving and base thickness and materials shall be as specified in
Subsection 1A above.
B.
The subbase course, where required, shall be installed and compacted
in accordance with Pennsylvania Department of Transportation specifications
and shall extend a distance of seven inches for base course and 12
inches for stone subbase course beyond the paving line when curbs
have been waived by the Township. The area above the base course and
subbase outside the paving line (wearing course) shall be permanently
stabilized with topsoil and grass.
C.
Bituminous base, binder and surface courses shall be laid to the
specified thickness after compaction. All bituminous courses shall
be laid with a mechanical bituminous paver in accordance with specifications
of the Pennsylvania Department of Transportation Specifications, Publication
408, and latest edition thereof.
D.
Duplicate delivery slips for all material deliveries shall be furnished
to the Township Engineer and shall become the property of the Township.
E.
Failure to adhere to the above specifications shall give the Township
cause to refuse, among other things, to accept roads for dedication.
F.
All wearing courses shall be sealed to the concrete curb with a solid
one-foot-wide Class BM-1 bituminous gutter seal.
4.
Grading and Shoulders.
A.
Roadways shall be graded for the full width of the right-of-way on
each side, unless modified by the Township to avoid disturbance of
significant trees, historic structures, or other significant natural
or cultural resources. Shoulders or berm areas, including planting
strips behind curbs, shall be graded with a minimum slope of 1/2 inch
per foot and a maximum slope of one inch per foot. Beyond the limits
of this grading, banks shall be sloped to prevent erosion but this
slope shall not be greater than 3:1.
B.
Where concrete curbing has been waived or deferred by the Board of
Supervisors and is not to be constructed, shoulders are to be constructed
adjacent to the paving of the proposed road. Shoulder construction
shall be accordance with the Type 3 standards set forth by the Pennsylvania
Department of Transportation. The width of shoulders shall be four
feet along local roads, six feet along major or minor collector roads
and eight feet along arterial roads.
C.
Seeding. All unpaved areas between the road line and the curb or
shoulders (as the case may be) shall be covered with not less than
six inches of topsoil, fertilized, seeded, and mulched in a manner
and with materials approved by the Township.
5.
Underdrains shall be required to mitigate wet road conditions.
6.
Utility trench construction (storm sewer, wastewater lines, water
main, gas main etc.) within existing local roads shall be backfilled
with 2A stone placed and compacted in eight-inch lifts. The trench
shall be paved with Superpave asphalt mixture design, HMA base course,
PG 64-22, 0.3 to 3 M ESALS, 25 mm mix (three inches compacted depth),
and the entire roadway shall be paved with a full width overlayment
(edge of road to edge of road) of Superpave asphalt mixture design,
HMA wearing course, PG 64-22, 0.3 to 3 M ESALS, 9.5 mm mix, SRL-L
(1.5 inches compacted depth). Utility trenches within proposed roads
shall be backfilled with clean, dry, select material and compacted
in eight-inch lifts to not less than 100% of the dry weight density
of the backfill material. Trenches within easements shall be backfilled
with clean, dry, select material and compacted in twelve inch lifts
to not less than 100% of the dry weight density of the backfill material
as set forth in ASTM D 698 and Pennsylvania Department of Transportation
Specifications, Publication 408, and latest edition thereof.
7.
During construction of roads, the contractor shall provide maintenance
and protection of traffic meeting Pennsylvania Department of Transportation
standards.
[Ord. 2013-11, 9/9/2013]
1.
As a condition of subdivision approval involving private roads, any private road shall be privately owned by a single responsible party, and the Township shall have no present or future maintenance obligation with respect thereto. Maintenance of any approved private road shall be the responsibility of a single person or entity such as the owner or landlord, or a homeowner's association or a similar approved association. If an association is proposed to maintain private road(s), the formation documentation shall be submitted to the solicitor for review prior to the grant of preliminary plan approval as required by § 22-402, Subsection 1B(5)(n), of this chapter. Among other things, the association documents shall provide that the association shall not dissolve without the prior written approval of the Township. The responsibility for maintenance and ownership of a private road shall not be fragmented among co-owners or easement right owners. A private road may be a part of a single lot with easements granted to individual lot owners. However, the area of the private road right-of-way shall not be counted as a part of the lot to which it is attached. Said lot shall otherwise meet the minimum lot area requirements for the district in which it is located.
2.
A valid and acceptable maintenance agreement for any approved private
road shall be submitted in writing for review and approval by the
Township Solicitor. Such approval by the Township Solicitor shall
occur prior to final plan approval. A private road proposed for a
commercial or industrial development shall be built to the same right-of-way
widths with the same pavement widths and pavement thicknesses or cross
sections as required for public roads.
3.
All private roads shall meet all specifications for local public
roads, including but not limited to sight distance standards. The
pavement width and construction specifications for private residential
roads may be reduced by waiver approved by the Board of Supervisors.
However, in no case shall a private residential road be paved to a
cartway width of less than 18 feet with a subbase and base course
of 22 feet and 20 feet, respectively. Further, the Board of Supervisors
may modify the required construction thickness for a private road
so that the following minimum specifications are met:
4.
Lots fronting on private roads shall meet the requirements of Chapter 27, Zoning, with regard to lot width and setbacks.
5.
All private roads shall have a minimum right-of-way of 50 feet.
6.
A private road may be required by the Board of Supervisors in lieu
of a shared driveway for providing access to more than two lots.
[Ord. 2013-11, 9/9/2013]
1.
All driveways and access drives related improvements shall be located
and constructed in such manner as to provide safe access to Township
and state roads and not to impair the drainage or normal maintenance
within road rights-of-way, to alter the stability of any roadway,
subgrade, or roadway embankment, to change the drainage of adjacent
areas, nor to interfere with the traveling public. Sufficient area
for and access to off-road parking shall be provided for.
2.
Sight distance requirements for all driveways and access drives intersecting
a state, Township or private road shall be in accordance with the
Pennsylvania Code, Title 57, Transportation, Chapter 441, "Access
To and Occupancy of Highways by Driveways and Local Roads," latest
edition. All sight distance obstructions, including, but not limited
to, embankments and vegetation, shall be removed by the applicant
to provide the required sight distance.
3.
Clear sight distances shall be verified in the field and be found
acceptable by the Township prior to preliminary plan or preliminary/final
plan approval.
4.
No more than three lots shall be served by a private residential
driveway in cases of common ownership or shared use of a private residential
driveway. As a condition to final plan approval, an agreement providing
for the maintenance, repair, construction and reconstruction, including
drainage facility maintenance and snowplowing of the shared driveway,
shall be submitted for review by the Township and, following approval,
shall be recorded against the lots in question.
5.
Private residential driveways, whether individual or shared, on corner
lots shall be located at least 50 feet for local roads and 75 feet
for collector and 100 feet for arterial roads from the center line
of driveway to the point of intersection of the nearest road right-of-way
line. Access drives shall be located at least 125, 150, and 250 feet,
respectively, for local, collector and arterial roads from the center
line of the access drive to the point of intersection of the nearest
road right-of-way.
6.
Except for the return radius at the intersection with the road, no
driveway shall be situated within five feet of a side or rear property
line, except where shared driveways are utilized.
7.
Where on-road parking is permitted, the layout of the curb cuts of
the driveways shall be designed to maximize the number of on-road
parking spaces.
8.
Adequate provisions shall be made to maintain uninterrupted parallel
drainage along a public street at the point of driveway or access
drive entry.
9.
Driveways and access drives shall intersect roads as nearly as possible
at 90°, but in no case less than 75° or greater than 105°.
10.
Where access is to a state road, a valid state highway occupancy
permit shall be obtained prior to plan recording. Where PennDOT standards
differ from those of the Township, PennDOT regulations shall apply.
12.
Residential Driveways.
A.
Driveways to corner lots or lots having access to more than one road
shall gain access from the road of lower classification when a corner
lot is bounded by roads of two different classifications.
B.
Except for connections to local or private roads, driveways accesses
from any given lot shall be limited to no more than one access point
to a public road.
C.
The driveway within the legal right-of-way of the public road, or
for a distance of at least 20 feet from the edge of the cartway, whichever
is greater, shall not have a grade in excess of 4%. At no point shall
the maximum grade of any driveway exceed 12%.
D.
For driveways exceeding 250 feet in length and where the grade of
a driveway, at any point, exceeds 8%, a minimum of one off-road parking
space shall be required. The off-road parking space shall be located
before the grade of the driveway at any point exceeds 8% and shall
be outside the driveway access aisle and outside the public right-of-way.
Such off-road parking spaces shall be a minimum of nine feet by 18
feet.
E.
For driveways serving single residential units, the minimum width
shall be 12 feet. Width of shared driveways shall be a minimum of
15 feet. Pullover areas shall be required to provide safe passage
of two vehicles.
F.
New driveways shall provide for a safe turnaround area outside of
the road right-of-way so that vehicles will not be required to back
into the adjoining road. Safe turnaround areas shall in all cases
be required where driveways access arterial or major collector roads.
G.
The driveway shall be constructed with a base of stone compacted
to six inches and a surface of a minimum of 1 1/2 inch Superpave
bituminous wearing course or approved equal. Driveway material standards
shall apply to driveways for a minimum of 20 feet from the edge of
the cartway or curb. The use of pervious pavement is encouraged to
minimize stormwater runoff.
13.
Access Drives.
A.
The access drive within the legal right-of-way of the public road,
or for a distance of at least 20 feet from the edge of the cartway,
whichever is greater, shall not have a grade in excess of 4%. The
grade of any access drive shall not exceed 10%.
B.
Access drive entrances into all nonresidential and nonagricultural
use properties shall be no less than 24 feet in width, shall not exceed
36 feet in width at the road line, unless provided with a median divider,
and shall be clearly defined by curbing. The curbs of these driveway
entrances shall be rounded with a minimum radius of 20 feet from where
they intersect a road.
C.
Access drives shall be paved in their entirety. The specifications for such paving shall be approved by the Township as applicable for the specific use proposed in accordance with § 22-523, Subsection 5. Alternate dust-free, all-weather surfaces for access may be permitted by the Township where appropriate.
D.
To the greatest extent practicable, access to new individual uses
shall be by way of internal access drives. Access drives shall be
limited to one along the frontage of any single major collector or
arterial road and two along the frontage of any other single road.
Where two access drives are permitted, their center lines shall be
spaced a minimum of 250 feet apart.
14.
Concrete aprons shall be provided for all access drives with concrete
sidewalks. Concrete aprons shall be a minimum of six inches of Class
AA concrete (a twenty-eight-day-minimum compressive strength of 3,500
psi and 6% air entrainment by volume) and shall be structurally reinforced
with six-inch-by-six-inch, nine-gauge welded wire fabric on four inches
of 2A aggregate.
[Ord. 2013-11, 9/9/2013]
1.
Concrete curbs shall be required at roads, private and public and
are required along heavily traveled roads, at intersections and where
road grades require them for proper drainage. Curbs shall be plain
concrete curb (18 inches height) in accordance with "Pennsylvania
Department of Transportation Publication 72 - Standards for Roadway
Construction," as last revised. Rolled curb may be permitted at the
discretion of the Township.
2.
Curbs shall be provided on all parking areas within a land development.
3.
All curbs shall conform to the specifications for Class A concrete,
as specified by the Pennsylvania Department of Transportation Publication
408, last revised, with a minimum compressive strength of 3,000 psi
after 28 days.
4.
Final curb height, above the wearing course, shall be seven inches.
5.
Curb-constructing methods shall be in accordance with Pennsylvania
Department of Transportation Publication 408, last revised.
6.
Where a curb ties into an inlet, two #5 reinforced bars 12 inches
long shall be used to connect the curb to the inlet. Driveway curb
depressions shall be reinforced with two #5 reinforced bars in accordance
with Pennsylvania Department of Transportation Publication 72 M, Standards
for Roadway Construction.
7.
Depressed curbs at driveways shall be no higher than 1 1/2 inches
above the finished road surface. The length of this depressed curb
shall not exceed 35 feet without a safety island. This safety island
shall not be less than 15 feet in length. Pipes, grates or other constructions
shall not be placed in the gutter to form a driveway ramp. The depressed
curb at handicapped ramps shall be flush with the paving surface.
8.
New curb cuts for driveways and parking areas shall be limited along
collector and arterial roads.
9.
Excavations shall be made to the required depth and the material
upon which the curb is to be constructed shall be compacted to a firm
even surface to 95% of the maximum dry weight density of the soil.
10.
Where it is necessary to replace existing vertical curbs with depressed
curbing, two ten-foot long sections of existing curb shall be removed
down to the subgrade without disturbing the adjacent cartway paving.
Any portions of the cartway disturbed during curbing removal or installation
will be repaired to new condition.
11.
Curbing shall be constructed in 10 feet lengths. A pre-molded bituminous
impregnated expansion joint having a minimum thickness of 1/4 inch
shall be placed between sections of curved curb and at intervals of
not more than 50 feet. Intermediate joints between ten-foot sections
shall be saw cut. However, wherever a driveway enters a road, the
driveway shall not have a curb joint nor be constructed in lengths
longer than 20 feet.
[Ord. 2013-11, 9/9/2013]
1.
The applicability and use of guide rails shall be determined in consultation
with the Township Engineer and in reference to PennDOT's Design Manual,
Part 2, Publication 13 M, as amended.
2.
Construction standards for guide rails shall be pursuant to PennDOT's
Publications 72 M - RC Standards, and 408 - Specifications, as amended.
[Ord. 2013-11, 9/9/2013]
1.
Road nameplates shall be put at all intersections, naming all roads
at each intersection, and shall be visible from both directions when
approaching an intersection. The sign shall be parallel to the road
that it is identifying.
2.
Road nameplates shall match existing road nameplates as currently
used by the Township.
A.
Road nameplates shall be mounted on a heavy-gage, steel U-channel
post painted green of sufficient length to allow the bottom of the
sign to be eight feet from the curb or ground final grade and long
enough to allow at least three feet being embedded in a hole at least
12 inches in diameter, three feet deep, and shall rest on a steel
plate or flat stone at the bottom of the hole and have at least 2 1/2
feet of concrete poured around it and firmly tamped, taking care that
the post is plumb and is adequately braced while the concrete sets
so that the post will be permanently plumb.
B.
The remaining six inches above the concrete shall be back filled
with dirt and tamped.
C.
The post shall be equipped with such standard rust-proofed hardware
as to hold the nameplates rigidly in a proper and permanent position
and to prevent their swaying in the wind.
D.
The signs shall be of rustproof materials, such as aluminum, and
the proper thickness and properly reinforced at the edge to have rigidity
and stiffness. If they are of a material other than aluminum, such
as steel or cast iron, they shall be adequately rustproofed by bonderizing
or other acceptable methods, prior to final painting. The backgrounds
shall be white and the letters green or other acceptable contrasting
colors. The finish shall be equivalent to a baked enamel and the letters
shall be of the spacing and proportions as recommended in one of the
alphabets used by the Federal Highway Administration (FHWA) Manual
on Uniform Traffic Control Devices (MUTCD) U.S. Bureau of Public Roads.
Lettering on ground-mounted road name signs should be at least six
inches high in capital letters, or six-inch uppercase letters with
four-and-one-half-inch lowercase letters. For local roads with speed
limits of 25 mph or less, the lettering height may be a minimum of
four inches. The letters shall have a minimum height of 3 1/2
inches. All signs shall be of a reflecting type per the standards
of the FHWA.
E.
The signs shall be located with a view to making them seen at all
times with a minimum of effort by both pedestrian and vehicular traffic,
and as close to the side of the cartway or curb as practical, but
no part of the nameplate shall be permitted to overhang any part of
the cartway or curb.
F.
Types and samples of road name plates, standards and installation
and location shall be submitted for the inspection and approval of
the Township prior to installation.
3.
Road signs, including stop and speed limit signs, shall be erected
prior to occupancy of the first dwelling on the road.
4.
Road signs shall be consistent in design and construction standards
with those in general use by Lower Mount Bethel Township.
5.
All signs shall be high-grade reflectivity signage in accordance
with current PennDOT and FHWA standards.
[Ord. 2013-11, 9/9/2013]
1.
Sidewalks. Sidewalks shall be provided on both sides of all existing
and proposed roads, within parking areas, and to establish pedestrian
connections to parking areas and green spaces or through blocks.
2.
Trails. For all major subdivisions, a system of bicycle, equestrian,
and/or pedestrian trails for public use shall be established and secured
by dedication or easement. No such system is required for minor subdivisions.
A.
Provisions for the continued use, and any necessary improvement,
of existing trail(s) shall be made.
B.
Existing trails may be relocated where the points at which such trails
enter and exit the subject tract remain largely unchanged and/or where
a connection with a trail on an adjoining property is thereby established.
C.
New trail(s) may be required to provide for internal circulation
within the subject tract or to facilitate provision of an interconnected
trail network within and beyond the Township.
3.
Maintenance of Sidewalks and Trails.
A.
All sidewalks and trails shall be maintained so as to preserve the
applicable design parameters set forth herein.
B.
Maintenance of sidewalks and trails, whether located within a public
right-of-way or not, shall be the responsibility of the owner of the
property encompassing or directly adjacent to the sidewalk or trail
or by homeowners' association if applicable. The Township, at its
sole discretion, may assume maintenance responsibility for trails.
Note(s) shall be added to the record plan indicating the maintenance
responsibilities for all sidewalks and trails. If a homeowners' association
is responsible for trail maintenance, such obligation shall be included
in the formation documents.
C.
Sidewalks or trails which are damaged or deteriorating and present
a hazard to public safety shall be repaired at the expense of the
party responsible for maintenance.
D.
The maintenance obligation for sidewalks and trails shall include
an obligation to regularly clean up and collect and trash, rubbish
and refuse which accumulates along the sidewalk and/or trail.
4.
Design Standards for Sidewalks.
A.
The minimum width of all sidewalks shall be four feet and a minimum
three-foot wide planting strip between the curb and sidewalk shall
be provided. If no curb is present (by waiver of the applicable regulation
or otherwise), a minimum five-foot-wide planting strip between the
edge of shoulder and sidewalk shall be provided. Where a sidewalk
exists on an adjoining property, the dimensions may be modified to
transition to the existing conditions, provided the sidewalk is located
within the road right-of-way.
B.
The grades and paving of sidewalks shall be continuous across driveways.
C.
Sidewalks shall be laterally pitched at a slope of not less than
3/8 inch per foot to provide for adequate surface drainage.
D.
Handicap ramps shall be provided at all intersections. All sidewalks
and sidewalk ramps must meet the requirements of the Americans with
Disabilities Act and the Pennsylvania Universal Accessibility Act.[1] Where the grade of any handicap ramp exceeds 5%, a nonslip
surface texture shall be used.
[1]
Editor's Note: See 71 P.S. § 1455.1 et seq.
E.
All sidewalks shall conform to the specifications for Class AA concrete,
as specified by Pennsylvania Department of Transportation, with a
minimum compression strength of 3,500 psi after 28 days.
F.
Where sidewalks abut the curb and a building, wall or other permanent
structure, a pre-molded expansion joint 1/4 inch in thickness shall
be placed between curb and the sidewalk for the full length of such
structure. Sidewalks shall be constructed in separate slabs 30 feet
in length except for closures. The slabs between expansion joints
shall be divided into blocks five feet in length by scoring transversely.
G.
Sidewalks shall have a minimum thickness of four inches when used
solely for pedestrian traffic; a minimum thickness of six inches at
all residential driveways; and eight inches for all nonresidential
driveways. Welded wire fabric (6/6-10/10) shall be provided in all
sidewalks constructed at driveways. Upon approval of the Township
Engineer, fiber reinforced concrete may be used as an alternative.
H.
Excavation shall be made to the required depth whereupon a layer
of four-inch base of 2A aggregate shall be placed and thoroughly compacted
prior to laying the sidewalks when used solely for pedestrian traffic
with a minimum thickness of a six-inch base of 2A aggregate at all
driveways.
5.
Design Standards for Trails.
A.
Trails shall be designed to accommodate the intended use (multiuse,
pedestrian, bicycles, equestrian or other nonmotorized traffic).
B.
Trails shall be designed with adequate visibility and sight distances,
and augmented by accessory features where appropriate, to effectively
notify trail users of conditions such as, but not limited to, road
crossings, other potentially hazardous locations, or usage limitations.
Such features may include signage, bollards, fencing, gates, striping
or other trail surface treatment.
C.
Trails shall be located so as to minimize disturbance of environmental
features while permitting observation of such features.
D.
Adequate separation (e.g., existing or new landscaping, berms, fencing)
shall be provided for trail rights-of-way where generally paralleling
the rear or side lot lines of proposed residential lots.
(1)
A full, one-hundred-percent visual screening of trails is not
required. When new landscaping is proposed as a part of the separation
required by this section, only native species of vegetation shall
be included in the landscape buffering. When landscaping is proposed
to provide the visual separation, the buffer area shall include dense
plantings of trees, shrubs or other plant materials. Complete plans
showing the arrangement of all buffers and the placement, species,
and size of all plant materials and the placement, size, materials,
and type of all fences to be placed in such buffer shall be submitted
to the Township for review.
(2)
The plantings shall be maintained permanently and plant material
which does die shall be replaced within six months.
(3)
The plantings shall be placed so that, at maturity, they will
not be closer than three feet from any trail, street or property line.
E.
Trails shall cross roadways and parking lots at a ninety-degree angle.
F.
No trail shall be designed to nor be constructed to accommodate motorized
vehicles.
H.
Where a trail is a principal means of access, including but not limited
to a school bus stop, but excluding primitive or natural surface trails,
the following standards shall apply:
(1)
Cross Slope. The cross slope shall not exceed 1:20 maximum.
(2)
Running slope. Running slope of trail segments shall comply
with one or more of the provisions of this section. No more than 30%
of the total trail length shall exceed a running slope of 1:12.
(a)
Running slope may be 1:20 or less for any distance.
(b)
Running slope shall be 1:10 maximum for 200 feet maximum. Resting
intervals shall be provided at distances no greater than 200 feet
apart.
(c)
Running slope shall be 1:10 maximum for 30 feet maximum. Resting
intervals shall be provided at distances no greater than 30 feet apart.
(d)
Running slope shall be 1:8 maximum for 10 feet maximum. Resting
intervals shall be provided at distances no greater than 10 feet apart.
(3)
Resting intervals shall be 60 inches minimum in length, shall
have a width at least as wide as the widest portion of the trail segment
leading to the resting interval and have a slope not exceeding 1:20
in any direction. Resting intervals shall be incorporated as required
by applicable law or regulation, including but not limited to the
Americans with Disabilities Act of 1990, as may be amended from time
to time.
I.
Trails surfaces shall be as follows:
(1)
Naturalized trails shall consist of an unpaved, durable surface
subjected to approval by the Township (e.g., mowed grass path, crushed
stone or dirt path, boardwalk); or
(2)
Paved trails shall conform to the following:
(a)
Trail excavations shall be made to the required depth and a
Class 4, Type B geotextile fabric shall be placed over the compacted
subgrade. A subbase layer of crushed stone, PennDOT 2A, not less than
six inches thick, shall be placed and thoroughly compacted prior to
laying the trail (this may be achieved in one lift). The base course
shall extend out a distance of one foot from the paved width on either
side of the trail before tapering to subgrade.
(b)
Trail paving shall consist of a bituminous concrete binder course
having a compacted depth of two inches and a wearing course having
a compacted depth of 1 1/2 inches. A tack coat shall be applied
between the two courses and any joints must be sealed.
(c)
The use of pervious paving is required for any paved trail with a slope less than 6%. Maintenance obligations for the trail shall include vacuum sweeping and removal of debris from the pervious pavement to allow stormwater infiltration as designed. Trails with slopes in excess of 6% shall be constructed in accordance with Subsection 5I(1) above.
J.
Trails shall be constructed with appropriate drainage swales and
surface pitch or crowning so that water flows off the trail in a perpendicular
sheet flow.
6.
Timing of Trail Planning, Construction, and/or Improvement.
A.
An applicant shall propose at the earliest possible stage in the
Township's subdivision and land development review process (i.e.,
sketch plan, where applicable, or preliminary plan, if sketch plan
is not applicable) the locations of trails on the land subject to
the application.
B.
All trails indicated on approved subdivision or land development
plans shall be fully constructed or improved pursuant to the requirements
of this section when infrastructure construction within the subdivision
occurs (e.g., stormwater management structures, roads, etc.).
C.
The existence and specific location(s) of all publicly accessible
trails within any subdivision shall be indicated on the recorded subdivision
or land development plans and shall be specifically referenced in
any applicable homeowners' association documentation and in the recorded
deeds to all individual lots within the subdivision.
D.
All prospective owners of lots within a subdivision shall be notified,
in writing at the time of lot purchase, of the existence of all publicly
accessible trails within the subdivision. Proof of such notification
must be provided to the Township prior to receipt of a building permit
for the home to be constructed on the lot, or if such home is to be
constructed as a spec home, such notification must be provided to
the Township prior to the issuance of a certificate of occupancy for
the home.
7.
Trail Easements and Rights-of-Way. Trails shall be placed in easements
or rights-of-way with a minimum width of 20 feet and shall be offered
for dedication to the Township. The Township shall not be obligated
to accept dedication or maintenance responsibility to any trail or
portion thereof.
[Ord. 2013-11, 9/9/2013]
1.
Easements with a minimum width of 20 feet shall be provided for all
utilities. Additional width may be required for access and maintenance
to ensure that at least 10 feet of easement area is provided on either
side of the utility facility, line, etc. Where necessary for construction,
permanent or temporary construction easements shall be required.
2.
Easements shall be centered on or adjacent to rear or side lot lines.
3.
Nothing shall be permitted to be placed, planted, set or put within
the area of an easement unless necessary for the purpose(s) of the
easement and expressly provided for in the easement documentation.
By way of example but not limitation, fences, trees, decorative landscaping
beds, sheds and other structures are not permitted within easements.
4.
Drainage easements shall be required along watercourses, both intermittent
and perennial. The easements shall be of variable width depending
on the size of the watercourse, with the boundary of the easement
being 25 feet from the top of the embankment of each side of the watercourse.
5.
Easements shall be required along existing trails which are to remain in the width required by § 22-516, Subsection 7. Such easements may be offered for dedicated to the Township for public use. The Township may accept the offer of dedication in its sole and absolute discretion, with no obligation to do so.
6.
The Township may accept dedication of easements prior to the final
dedication of improvements to enforce such easements during construction
or prior to the completion of all improvements, all at the sole and
absolute discretion of the Township. Offering easements by deeds of
dedication to the Township shall in no way affect the applicant's
obligations under this chapter.
7.
Metes and bounds legal descriptions and plot plans shall be provided
for all easements.
8.
The applicant shall provide a method of physically delineating easements
for emergency access, pedestrian access or other utilization across
private lots. Such method may include shrubbery, trees, fence, markers,
or other method acceptable to the Township.
9.
Any easement or right-of-way required herein shall be made part of
the deeds to all affected properties. Any error found in a deed shall
be immediately corrected and rerecorded in the Northampton County
Recorder of Deeds office at the sole expense of the applicant. The
applicant shall be solely responsible to the buyer and the Township
for any failure to record an easement or right-of-way shown on the
approved plan. Failure to record an easement or right-of-way shown
on the approved plan shall not prevent its intended use from being
utilized, nor shall such failure affect the validity of the easement
shown on a recorded plan. All easements and rights-of-way shown on
the final plan of record shall be deemed to be incorporated in the
appropriate deed.
[Ord. 2013-11, 9/9/2013]
1.
Each dwelling unit, commercial or industrial building in all subdivisions
and land developments hereafter granted approval shall have an adequate
supply of potable water for domestic use and an adequate supply of
water for fire protection.
2.
Where the applicant proposes that individual on-site water supply systems shall be utilized, the applicant shall be responsible either to install such facilities or to guarantee (by deed restriction or otherwise), as a condition of the sale of each lot or parcel within the subdivision, that the facilities can be installed by the purchaser of such lot or parcel. The proposed locations of wells shall be shown on the preliminary plan for each lot; existing wells on the property or on adjoining properties must also be shown. Isolation distances (a circular area whose radius conforms to PADEP regulations) from on-site sewage systems, where proposed, must also be indicated on the plan. Individual water supply systems shall be designed and installed in accordance with all applicable standards of the PADEP and the Township's regulations concerning installation of such systems, including but not limited to Chapter 26, Water, Part 1, Well Construction Standards.
3.
Where water is to be provided by means other than by private wells
owned and maintained by the individual owners of lots within the subdivision
or land development, the applicant shall present evidence to the Township
that the subdivision or land development is to be supplied by a certificated
public utility, a bona fide cooperative association of lot owners,
or by a municipal corporation, authority, or utility. A copy of a
certificate of public convenience from the Pennsylvania Public Utility
Commission or an application for such certificate, a cooperative agreement
or a commitment or agreement to serve the area in question, whichever
is appropriate, shall be acceptable evidence. Such evidence shall
be provided prior to recording of the final plan.
4.
The design and installation of any central (public or community)
water supply system shall be subject to the approval of the Township,
the PADEP and other regulatory bodies having jurisdiction. Any such
system shall be further subject to satisfactory provisions for the
maintenance thereof. Standards and materials for the construction
of any central water supply system shall meet or exceed those requirements
described in the "Public Water Supply Manual of the Pennsylvania Department
of Environmental Protection" and shall be subject to the approval
of the Township.
5.
In all subdivisions and land developments served by a central water
system, the following water pressure and gallonage requirements shall
apply:
A.
Residential Use. Minimum working pressure of 30 pounds per square
inch shall be provided at each house to be connected to the water
supply main with sufficient capacity to supply a minimum of 300 gallons
of water per residential unit per day.
B.
Commercial or Industrial Use. A minimum working pressure of 30 pounds
per square inch shall be provided at each commercial or industrial
building connected to the water supply main. When a building wishes
to connect to a central water system, a study shall be made to determine
if there is adequate water supply in the system to supply the building
and use.
6.
In all subdivisions and land developments served by a central water
system, the following fire protection standards shall apply to the
design and construction of the water system:
A.
Fire hydrants suitable for the coupling of equipment serving the
Township shall be installed as specified by the Insurance Services
Office of Pennsylvania and shall comply with applicable fire company
standards. Location of hydrants shall be approved by the Township.
B.
All fire hydrants will be located on an eight-inch line or a looped
six-inch line. Where a dead-end line contains a fire hydrant, the
portion of the line between the main loop and the hydrant shall be
an eight-inch minimum diameter.
C.
Fire hydrants shall be spaced so that all proposed building(s) will
be no more than 600 feet from a hydrant measured along travel ways
(driveways, roads, etc.).
D.
All hydrant locations shall be marked by the installation of raised
pavement markers, subjected to the approval of the Township. The raised
pavement markers shall be installed after the final pavement wearing
surface has been placed and shall be two-way, blue snow plowable markers.
E.
Residential Use.
(1)
For purposes of fire protection of residential uses, the system
shall be capable of providing fire flow water for a minimum of two
hours of not less than 1,000 gallons per minute for one- and two-family
dwellings having a fire-flow calculation area not in excess of 3,600
square feet. Fire flow and flow duration for dwellings having a fire-flow
calculation area in excess of 3,600 square feet shall not be less
than that specified in the then-current edition of the Pennsylvania
Uniform Construction Code.[1]
[1]
Editor's Note: See 35 P.S. § 7210.101 et seq.
(2)
A reduction in the required fire flow of 50% may be permitted
when all buildings within a development are required to be provided
with approved automatic sprinkler systems in accordance with the International
Fire Code as adopted by the Pennsylvania Uniform Construction Code,
as amended from time to time.
F.
Commercial or Industrial Use.
(1)
For purposes of fire protection in commercial and industrial
uses, the system shall be capable of providing fire flow and flow
duration based on the type of use, hazard, and construction as specified
in the Pennsylvania Uniform Construction Code, as amended from time
to time; however, the fire flow shall not be less than 1,500 gallons
per minute.
(2)
A reduction in the required fire flow by 50% may be permitted
when all buildings within a development are provided with an approved
automatic sprinkler system in accordance with the International Fire
Code as adopted by the Pennsylvania Uniform Construction Code as amended.
7.
Any applicant proposing a central water supply system shall submit
a "Proposed Water Supply Study" evidencing sufficient water supply
quality and quantity. This study shall include those specific items
described in the Public Water Supply Manual of the Pennsylvania Department
of Environmental Protection. Where the water supply system occurs
under the jurisdiction of the Pennsylvania Public Utility Commission,
the water supply study also shall include those items of information
required by the PUC. Where a water supply system occurs within the
jurisdiction of the Delaware River Basin Commission, the design and
permitting of the system shall comply with the rules and regulations
of DRBC.
A.
The applicant, landowner, or developer shall submit with the preliminary
subdivision plan, five copies of documentation, which shall be designated
as "proposed water supply study."
B.
The water supply study shall contain the name, address and telephone
number of the proposed water supplier (the company, water company,
public utility or association) proposed by the applicant to supply
water to the subdivision or land development. In addition, there shall
be provided a complete description of the source of the water supply,
the quantity of water available from the source or sources, the capacity
of existing or proposed reservoirs and their locations, and other
pertinent data.
C.
If wells are to be utilized as a part of the proposed water supply
system, the number of wells, the pumping capacity of each well, the
number of hours per day that each well pump operates, the depth of
each well, depth of water table in each well, diameter of well casing,
drawdown rated capacity of each well, the maximum sustained yield
from the well test together with a copy of the well test data all
shall be supplied with the proposed study.
D.
The study shall outline the size of proposed water mains to be utilized
for the subdivision or land development, and the number and location
of proposed fire hydrants within or near the development. Further,
the study shall contain the number of residential customers on the
existing system (if any), the number of proposed new residential,
commercial or industrial customers, and the estimated number of gallons
required to service both and existing (if any) and proposed system
when the subdivision or land development plan is completed.
E.
Within the study, a description shall be provided outlining the service
area of customers to be provided, and if the utility is regulated
by the Public Utilities Commission of the Commonwealth of Pennsylvania,
notations shall be made as to whether the proposed subdivision or
land development falls within the supplier's approved franchised area.
If it is necessary to obtain PUC approval to extend a franchise area
to the site to be covered, such approval shall become a condition
precedent to the recording of a final subdivision or land development
plan.
F.
The proposed public water supply study submitted by the applicant
shall be reviewed by the Township Engineer in conjunction with the
subdivision or land development plan. The Township Engineer shall
provide commentary to the Township with respect to the applicant's
compliance with this section of this chapter. The Township reserves
the right in its sole discretion to require a further independent
engineering study as to the adequacy of the proposed water supply
system in the event the Township Engineer does not approve the study
submitted. The applicant, landowner, or developer must bear the cost
of such confirming independent engineering study. A final plan will
not be approved unless all of the above requirements and the following
requirements listed below are fully met.
G.
With regard to minimum water supply requirements, each new residential
dwelling shall be provided with a minimum domestic pressure of 30
pounds per square inch at the house connection and each such dwelling
shall be provided with a minimum of 300 gallons of water per residential
unit per day. For any new commercial or industrial use, a minimum
pressure of 30 pounds per square inch shall be provided, which shall
meet all potable water supply requirements for the intended use in
addition to providing fire flow water requirements for a minimum duration
of two hours of not less than 500 gallons per minute at residual pressures
of 30 pounds per square inch. Fire hydrants for either residential,
commercial, or industrial development shall be spaced every 600 feet
within the proposed development.
H.
The water supply study shall demonstrate that all potable water required
for the subject subdivisions and/or land developments shall meet the
water quality standards as established by the U.S. Environmental Protection
Agency, originally listed as the National Interim Primary Drinking
Water Regulations, EPA Document No. 570/9-76-003, and as further amended
in the Federal Register, Wednesday, December 24, 1975 through Wednesday,
August 27, 1980, and including the National Secondary Drinking Water
Regulations as listed in the Federal Register, Thursday, July 19,
1979. In addition, any known carcinogens which have been identified
as of the date of this chapter and which might be identified after
the date of this chapter, shall be identified in any and all testing
procedures of the proposed public water supply and water supplies
exceeding the established carcinogenic levels shall not be utilized
for domestic purposes.
8.
Any applicant proposing a central water supply system shall further
submit a business plan pursuant to applicable regulations, manuals
or guidelines of the Pennsylvania Department of Environmental Protection.
The business plan shall demonstrate that the fees assessed to the
end users shall cover the operational, maintenance and capital replacement
costs affiliated with the operation of the entire system. Further,
the fees assessed shall be reasonable compared to other central water
supply systems. Further, the estimated monthly or quarterly fees shall
be disclosed to all potential buyers within the area served by the
central water supply system.
In addition, the applicant shall, prior to recording of a final
plan for subdivision or land development, post security in a form
acceptable to the Township, in an amount sufficient to pay for a period
of five years the cost of operation, maintenance, repair and personnel
necessary to operate the system in the event that the system owner
fails to properly staff, maintain and operate the system within permit
standards. Following completion of construction and expiration of
applicable maintenance periods hereunder, when the system is turned
over to the homeowners' association or lot owners for maintenance,
the security shall be replaced with security provided by the homeowners'
association and/or lot owners in a form acceptable to the Township,
in an amount sufficient to pay for a period of five years the cost
of operation, maintenance, repair and personnel necessary to operate
the system in the event that the system owner fails to properly staff,
maintain and operate the system within permit standards. The security
shall remain in effect for the length of time the system remains in
operation.
9.
Construction Standards.
A.
Distribution mains of the overall system shall be connected into
loops so that the supply may be brought to the consumer from more
than one direction.
B.
In balancing loops in the design, the Hardy Cross, or an equivalent,
method shall be used.
C.
Dead-end lines shall be permitted within the design of a looped system, provided that there is a maximum of 20 dwelling units (or 50 dwelling units temporarily) on a dead-end line. When dead-end lines are used, they shall be provided with a hydrant or blowoff at the terminus as a means of flushing. For dead-end lines to be approved on a temporary basis, the remainder of the looped system must be secured to the Township pursuant to Part 6 of this chapter.
D.
Water mains shall be configured to form a loop system to enhance
the continual supply of fresh water. When dead ends occur on new mains,
they shall all be closed with cast iron plugs and caps, with a blowoff
valve, with a concrete anchor, or fire hydrant. Concrete anchors (thrust
blocks) shall be provided at all vertical and horizontal bends. Water
mains shall be installed 10 feet from the center line of the cartway.
E.
There shall be no physical connection between a public or private
potable water supply system and a sewer which will permit the passage
of any sewage or polluted water into the potable water supply.
F.
Blowoffs shall not be connected to any sanitary sewer or be submerged
in any manner that will permit backsiphonage in the distribution system.
G.
Valves, except on a permitted dead end, shall be located on distribution
mains so that no more than one hydrant would be out of service as
a result of a single water main break. They shall be located in all
small branches off larger mains and, where eight-inch or larger main
lines intersect, a valve shall be located in each branch. At street
intersections, valves shall be located near pipe intersections for
ease in finding in the event of a water main break.
H.
In addition to the above requirements, water mains shall be valved
so that not more than 1/5 of a mile will be affected by a single water
main break. Geared valves on sixteen-inch mains or larger shall be
furnished.
I.
Gate valves shall be cast-iron body with double-disc gates, bronze-mounted
conforming to AWWA C500 or resilient-seated wedge, non-rising stem
mechanical joint conforming to AWWA C509.
J.
Butterfly valves shall conform to AWWA C504. The type of valve to
be used shall be specified by the Township.
K.
Valve interior openings shall be full size, and valves on sixteen-inch
mains or larger shall be geared and have suitable bypasses.
L.
Valve boxes shall be of the adjustable type with the cover marked
"WATER" and the direction of the value operation indicated.
M.
No pipe shall be placed on private property unless the owner of the
land is to own or operate the pipe, or an easement deeded to the Township
is obtained by the applicant and dedicated to the Township.
N.
All easements shall be a minimum of 10 feet wide unless depths of
pipe, soil conditions, or additional utilities require wider easements.
O.
A building service connection shall consist of a corporation stop
at the main, a curb stop, and a water meter.
P.
When the meter is located outside a building, an additional shutoff
valve shall be installed on the discharge side of the meter. When
the meter is located inside a building, a valving shall be in accordance
with the Plumbing Subcode of the Pennsylvania Uniform Construction
Code.[2]
[2]
Editor's Note: See 35 P.S. § 7210.101 et seq.
Q.
Curb stops and water meters shall be located as specified by the
public or private water supplier.
R.
Common water service connections shall be permitted where allowed
by the Plumbing Subcode of the Uniform Construction Code.
S.
Where water system extensions are constructed by a developer and
meter fees are not paid by the developer, the water meter(s) shall
be furnished by the developer and shall be of a manufacture and type
approved by the Township. The meter(s) shall read in volume units
as determined by the Township. Where meter fees are paid by the developer,
the meter(s) shall be furnished by the municipality or water authority.
T.
Pipe size shall comply with the following requirements:
(1)
Water mains shall be a minimum diameter of eight inches except
at the end of a permanent cul-de-sac, unless another size is required
for fire flow or other criteria. A six-inch main may be used when
it serves not more than 20 dwelling units and only one fire hydrant.
(2)
Building service connection pipe shall have a minimum diameter
of 3/4 of an inch.
(3)
The design capacity of water mains shall be such as to maintain
a minimum pressure of 20 pounds per square inch (psi) at street level
under all flow conditions.
U.
Pipe material used in the construction of water mains shall be cement-lined
ductile iron pipe, prestressed concrete cylinder pipe, reinforced
concrete pressure pipe, or PVC pipe. All pipe and appurtenances shall
comply with the applicable AWWA standards in effect at the time of
application.
(1)
Ductile iron pipe, appurtenances, and fittings shall comply
with the following standards:
(a)
ANSI/AWWA C110/A21.10 (fittings).
(b)
C111/A21.11 (gasket joints).
(c)
C115/A21.15 (flanged joints).
(d)
C151/A21.51 (pipe).
(e)
Thickness shall be designed in accordance with ANSI/AWWA C1150/A21.50.
(f)
Ductile iron pipe shall be cement mortar-lined in accordance
with ANSI/AWWA C104/A21.4.
(g)
Joints shall be gasketed, push-on joints or mechanical iron
pipe shall be covered with an asphaltic, epoxy-type coating. In aggressive
soils, ductile iron pipe wrapped in polyethylene in accordance with
ANSI/AWWA C105/A21.5 shall be used.
(3)
PVC pipe, appurtenances, and fittings shall conform to ANSI/AWWA
C900 or AWWA C909 for pipe sizes four inches to 12 inches and shall
conform to AWWA C905 for sizes 14 inches through 36 inches.
(4)
Where transitions to flanged fittings are made, adapters approved
by the Township shall be used.
(5)
Building service connection pipe shall be type K copper or polyethylene
(PE) pressure pipe that complies with ANSI/AWWA C901.
(6)
Ductile iron pipe shall be used at all locations where water
lines cross sewer lines and are separated by less than 12 inches vertically.
At these locations, a twenty-foot section of ductile iron pipe shall
be installed centered on the sanitary sewer line.
(7)
Ductile iron pipe shall also be used any time a water line crosses
a stream or active drainageway. The ductile iron pipe should extend
for a distance of 20 feet on either side of the stream bank.
V.
Pipe bedding and backfill shall be installed in accordance with the
pipe manufacturer's recommendations.
W.
To avoid settlement under paved roadways, PennDOT 2A stone shall
be used to backfill waterline trenches when they pass under paved
roadways.
10.
Approvals/reviews. No construction of any water distribution system
shall commence prior to written approvals and/or comments from the
Department of Environmental Protection, the Fire Marshal, DRBC, and
the Township.
11.
If the proposed subdivision or land development will utilize groundwater as the source of potable water, a hydrogeology study prepared pursuant to § 22-408 of this chapter shall accompany the preliminary plan.
12.
Testing and Inspections.
A.
All newly installed water mains shall be inspected by Township personnel
and be pressure-tested and disinfected in accordance with AWWA Standards
AWWA C600 and AWWA C651, respectively. Testing shall include programs
for adequate flushing, disinfection and microbiological testing of
all water mains. At least one satisfactory bacteriological sample
must be obtained from the water main and analyzed by a certified laboratory,
with acceptable test results, before the main is placed into service.
B.
All testing, disinfection, and laboratory analysis required shall
be arranged for and paid by the applicant/developer.
C.
Any deficiencies encountered shall be corrected by the applicant/developer,
and any required follow-up testing shall be conducted and found acceptable
before the system is placed into service.
13.
As-built drawings prior to acceptance of the completed work. As-built
drawings shall be submitted by the contractor. The plans shall be
prepared by a licensed surveyor. The as-built plan shall reflect the
install location, sizes and depths, as applicable, of the waterline,
laterals, valves, blowoffs, and fire hydrants. All easements shall
be shown and shall be fully described by metes and bounds and accompanied
with plot plan(s).
[Ord. 2013-11, 9/9/2013]
1.
Each lot in a subdivision or land development shall have a permitted
sewage disposal facility in accordance with the rules and regulations
of the PADEP and the Township's Act 537 Sewage Facilities Plan.
A.
Documented approval of the Sewage Facilities Planning Module for
Land Development by the PADEP shall be required prior to recording
of the final plan.
B.
Sewage facilities shall be designed and constructed in strict accordance
with the applicable requirements and specifications of the Township
and the PADEP.
C.
A copy of the approval from all applicable agencies and all required
permits shall be submitted prior to recording of the final plan.
D.
Sanitary sewers shall not be used to convey stormwater, nor shall
floor drains or sump pumps be connected to the sanitary sewer.
E.
Prior to the issuance of any permit for construction in any subdivision
or land development, temporary toilet facilities shall be installed
for the builders, contractors and subcontractors, unless the applicant
or applicant's agent shows, to the satisfaction of the Township, that
other suitable toilet facilities will be available during construction.
The cost of the temporary facilitates shall be the responsibility
of the applicant.
F.
Wherever a public sewer system is available and when consistent with
the Township's Act 537 Sewage Facilities Plan, sanitary sewers and
lateral connections to each building in a subdivision or land development
shall be installed at the expense of the applicant. If public sewer
service is not available but is planned for the area in question,
a system of sewers, together with all necessary laterals extending
from the sewer to the road right-of-way line, shall be installed and
capped.
G.
Individual On-Site Sewage Systems.
(1)
All lots shall be provided with a tested primary and secondary on-site
sanitary sewage disposal system compliant with the standards of Title
25, Chapter 73, Rules and Regulations of the PADEP, or such successor
provisions as may be adopted from time to time, and Township standards.
(2)
Prior to any action on the preliminary plan by the Planning Commission,
the applicant shall document that all lots in subdivisions proposing
on-site sewage disposal contain a suitable area as tested by the Township
SEO in accord with PADEP requirements and this chapter; or, that all
lots are already served by an adequate existing sewage disposal system.
(3)
Should the applicant propose the use of individual systems which
do not require soil testing, documentation shall be provided that
the affected lots are suitable for the proposed system. In addition,
a note shall be placed on the preliminary plan and final plan detailing
the type of system(s) proposed and stating that the affected lots
have not been tested for a soil-based system.
H.
Community Sanitary Sewage Disposal Systems.
(1)
The design, installation, and operation of any Community Sanitary
Sewage Disposal Systems shall be subject to the approval of the Township
Engineer and PADEP, and may be subject to review and approval by the
Delaware River Basin Commission if required by applicable law. All
planning modules, agreements, construction permits, and security must
be approved and/or in place prior to the construction of the system.
(2)
Any applicant proposing a community sanitary sewage disposal
system shall submit a business plan pursuant to applicable regulations,
manuals or guidelines of the Pennsylvania Department of Environmental
Protection. The business plan shall demonstrate that the fees assessed
to the end users shall fully cover the operational, maintenance, and
capital replacement costs affiliated with the entire system. Further,
the estimated monthly or quarterly fees shall be disclosed to all
potential buyers within the area served by the community sanitary
sewage disposal system.
(3)
Approval of a community sanitary sewage disposal system shall
require satisfactory provisions for the maintenance thereof and for
inspection by the Township at any time. In addition, the applicant
shall, prior to recording of a final plan for subdivision or land
development, post security in a form acceptable to the Township, in
an amount sufficient to pay for a period of five years the cost of
operation, maintenance, repair and personnel necessary to operate
the system in the event that the system owner fails to properly staff,
maintain and operate the system within permit standards. Following
completion of construction and expiration of applicable maintenance
periods hereunder, when the system is turned over to the homeowners'
association or lot owners for maintenance, the security shall be replaced
with security provided by the homeowners' association and/or lot owners
in a form acceptable to the Township, in an amount sufficient to pay
for a period of five years the cost of operation, maintenance, repair
and personnel necessary to operate the system in the event that the
system owner fails to properly staff, maintain and operate the system
within permit standards. The security shall remain in effect for the
length of time the system remains in operation.
(4)
Operation of the system shall at all times be under the supervision
of an operator duly licensed by the Commonwealth of Pennsylvania.
(5)
Copies of all annual reports required by the permitting agencies
shall be submitted to the Township at the same time as they are submitted
to the regulating agencies. Any correspondence from the regulating
agencies indicating a deficiency or violation shall be immediately
forwarded to the Township. Responses by the managing entity to the
violation or deficiency notice(s) shall be forwarded to the Township
in a timely fashion.
I.
Sanitary Sewerage System Design Standards.
(1)
Plans and Specifications. Construction drawings, prepared by
a licensed professional engineer, must be prepared for all facilities
and shall include:
(a)
An overall plan view of the collection and conveyance system
showing the location of all sewers and manholes together with manhole
numbers, the identification of all pumping stations and related appurtenances,
all existing and proposed buildings with elevations of finished floor
and basement floor (if applicable) and all existing and proposed sewer
laterals. All other utilities that may pose a potential conflict shall
also be delineated on the overall plan.
(b)
Profile view of all existing and proposed sewer mains, including
ground, rim and invert elevations, grade of all existing and proposed
sewer mains and force mains, complete with pipe lengths, size, and
type of material. All other utilities that may pose a potential conflict
shall also be delineated on the profile plan(s).
(c)
All lots without basement service shall be clearly noted on
the plan(s).
(d)
Drawings shall contain notes indicating that all construction
of sanitary sewers shall be in accordance with the standards and specifications
as amended and adopted by the Township.
(e)
All elevations shall be based on USGS datum with bench marks
noted and described and shall be tied into any bench marks established
by the Township.
(f)
Shop drawings of all material shall be submitted to the Township
for review and approval prior to the start of construction.
(g)
Erosion and sedimentation control plans shall be submitted wherever
sewers are being constructed through land not covered by the overall
erosion and sedimentation plan.
(2)
Sewer Main Design Criteria.
(a)
Minimum sewer diameter shall be eight inches and the minimum
slope shall be 1/2%.
(b)
Minimum cover over the top of the sewer shall be 4 1/2
feet unless special construction precautions such as cast-iron pipe
or concrete encasement are specified and approved.
(c)
Maximum depth of sewer shall be:
|
14 feet for SDR-35
| |
|
18 feet for SDR-26
| |
|
20 feet for SDR-21
|
(d)
Sewer mains shall be placed on six inches of AASHTO #8 stone
bedding and within all roads, backfilled completely with AASHTO #8
stone. In lawn areas, the main shall be backfilled with a minimum
of 12 inches of AASHTO #8 stone with the remaining fill material made
up of clean fill with stones no greater than four inches in diameter.
(e)
When sewers are designed with a grade in excess of 20%, steep
slope anchors shall be installed.
(f)
Sewer easements outside of public rights-of-way shall be a minimum
of 20 feet with a temporary construction easement of 10 feet.
(g)
When a sewer crosses a stream or ditch, the design shall be
in accordance with PADEP rules and regulations.
(h)
Sewers shall be located a minimum of 10 feet horizontally from
any obstruction such as a building. Sewers must be a minimum of 10
feet from a water main or 18 inches (measured from top of sewer to
bottom of water main) under the same. When a sanitary sewer line crosses
above or under any other pipeline with separation of less than 18
inches, the sanitary line will be provided with concrete encasement
that extends 10 feet on either side of the pipe being crossed.
J.
Sewer Manhole Design Criteria.
(1)
Manholes between gravity sewers shall be placed at all changes
in grade, pipe size or alignment, and at intervals of not greater
than 350 feet.
(2)
Manholes shall not be located in or near the gutter line of
the road where they will be exposed to surface flooding.
(3)
Manholes shall have a drop of 0.2 foot between the inlet and
outlet.
(4)
Manhole cones shall be a minimum of three feet in height.
(5)
Watertight lids shall be used and noted on the plans when the
manhole is within a one-hundred-year floodplain or has the potential
to become submerged. Top of manholes shall be set 1 1/2 feet
above the base flood elevation where identified.
(6)
In all manholes, the pipes entering and leaving the structure
shall be oriented so that the flow angle is no more than 90°.
(7)
When connecting to an existing manhole which contains an existing
pipe of larger diameter, the contractor shall match elevations of
the tops of both pipes.
(8)
Material.
(a)
Manholes shall consist of precast sections conforming to ASTM
C-478, latest edition, and shall be of watertight construction. All
internal and external surfaces shall be coated or lined.
(b)
Precast base and barrel sections shall have tongue and groove
joints with round rubber gaskets set in specially provided indentations
conforming to ASTM C-443 or butyl base joint sealant that permits
installation in temperatures from -20° F. to 120° F., and
complies with Federal Specification SS-S-00210.
(c)
Pipe to manhole joints shall be lock-joint flexible manhole
sleeve, Kor-N-Seal® joint sleeve, or equivalent.
(d)
Damp-proofing for concrete shall be semi-mastic type horn "Dehydratine
#4," "RIW Marine Emulsified Liquid" by Toch Bros., Inc.," "Hydrocide
600" by Sonneborn, or equivalent.
(e)
Manhole rungs, when required, shall be of 5/8-inch diameter,
aluminum safety-type steps. Rungs shall be placed 12 inches on center
in concrete and shall not be subjected to any loads for a minimum
of seven days. Copolymer polypropylene steps reinforced with three-eighths-inch
Grade 60 steel rebar throughout may be used in place of aluminum.
(f)
Concrete manholes shall have a channel passing through the bottom
which corresponds in shape with the lower 2/3 of the pipe. Side inverts
shall be curved and main inverts (where direction changes) shall be
laid out in smooth curves of the longest possible radius. The top
of the shelf shall slope to drain towards the main channel.
(g)
All manhole surfaces shall be damp-proofed and shall be clean,
smooth, dry, and free from loose material. Damp-proofing shall be
brushed onto the outside concrete surface and shall fill all voids.
Damp-proofing shall be applied by the manufacturer in two coats and
conform to the covering capacity of the material used in strict accordance
with the manufacturer's recommendations and directions. Where necessary
to repair any damaged surfaces, an additional coat shall be applied
by the contractor in the field. Damp-proofing shall not be applied
in freezing or wet weather.
(h)
Iron castings for manhole frames and covers shall conform to
ASTM A 48 and shall be Class 30.
(i)
Manhole frames and covers shall be tough gray iron free from
cracks, holes, swells, and cold shuts. The quality shall be such that
a blow from a hammer will produce an indentation on an edge of the
casting without flaking the metal. Frames and covers shall be machine
seated so as to provide a tight, even fit.
(j)
Manhole frames shall be six inches to eight inches high and
shall be approximately 35 inches in diameter with a minimum opening
of 22 inches and a maximum opening of 44 inches. Manhole covers shall
be solid and shall have the words "SANITARY SEWER" (three inches high)
cast on the top. The approximate total weight of frame and cover shall
be 395 pounds. Covers shall have two concealed pickholes.
(k)
Casting shall be given one coat of cold-tar pitch varnish at
the factory before shipment and said coating shall be smooth and tough
and not brittle.
(l)
Frames shall be set concentric with the top of the masonry and
in a full bed of mortar so that the space between the top of the manhole
masonry and the bottom flange of the frame shall be completely filled
and made watertight. A thick ring of mortar extending to the outer
edge of the masonry shall be placed all around and on top of the bottom
flange. Mortar shall be smoothly finished and have a slight slope
to shed water away from the frame.
K.
Sewer Lateral Design Criteria.
(1)
Lateral connections to each lot shown on the approved final
plan shall be installed to the right-of-way line of the road prior
to road paving. All laterals and cleanouts shall be capped and sealed
to prevent the infiltration of any liquid. No underground water from
springs or basements shall be permitted to enter any sanitary sewer
line. Capped sewers shall be so installed as to avoid placing connections
under any paved areas or driveways.
(2)
Each building shall have a separate connection (lateral) to
the sewer main.
(3)
Existing lateral lines may be utilized for new connections,
provided that they pass necessary tests, as required by the Township.
(4)
Minimum lateral diameter shall be four inches and minimum slope
shall be 2%.
(5)
Maximum length of a lateral shall be 150 feet.
(6)
The minimum cover shall be four feet to prevent crushing and
freezing.
(7)
A straight horizontal alignment shall be maintained where feasible.
(9)
An interceptor trap shall be placed between the curbline and
the building. The trap shall be cast iron or PVC single running trap
with vent. The riser and vent shall be on the building side of the
trap.
(10)
Material. All laterals shall be cast iron, ductile iron or PVC
pipe. Under driveways, parking lots or where directed by the Township,
cast iron, ductile iron, or Schedule 40 PVC pipe shall be used with
pipe bedding and backfill as required within Township roads. PVC pipe
in non-paved areas shall be SDR 35 (ASTM D3034) or Schedule 40 PVC
(ASTM D1785) solid wall pipe.
L.
Testing and Inspections.
(1)
All sewers, including mains, laterals and manholes, shall be
subjected to inspections by the Township and tested for leakage in
accordance with the requirements of the Township. The applicant shall
be responsible for furnishing all necessary material and equipment
for testing.
(2)
Air testing of all sewers shall be in accordance with ASTM C828.
(3)
If determined necessary by the Township, a closed circuit television
(CCTV) inspection shall be performed on the sections or portions of
the sewer, as directed. Videotapes in DVD format and a written report
of all television inspections shall be provided to the Township. The
form of the report and type and format of the video tape shall be
approved by the Township. Fees and costs connected with television
inspections shall be paid for by the developer or owner.
(a)
All dips, cracks, leaks, improperly sealed joints, and departures
from approved grades and alignment shall be repaired by removing and
replacing the involved sections of pipe.
(b)
All defects and corrective work required as the result of CCTV
inspections shall be performed by the developer without delay. Upon
completion thereof, the sewer shall be retested and such further inspection
made as warranted.
M.
Pump Station Design Criteria.
(1)
Pump station designs shall follow the "Ten State Standards,"
published by Health Research, Inc., Health Education Services Division
(Most Current Edition) or as recommended by Domestic Wastewater Facilities
Manual, published by PA-DEP.
(2)
All public pump stations (to be dedicated to the Township) shall
be reviewed and permitted by the Department of Environmental Protection.
O.
As-built drawings. Prior to acceptance of the completed work, copies
of as-built drawings shall be submitted by the contractor. As-built
drawings are copies of the approved construction drawings. Existing
design numbers (top and invert elevations, pipe lengths and slopes)
shall be crossed out with one line so that the original numbers can
still be determined. As-built numbers shall be indicated below the
crossed-out numbers. The plans shall be prepared by a licensed surveyor
and show as-built locations of all lateral stubs. All easements shall
be shown and shall be fully described by metes and bounds and plot
plans.
[Ord. 2013-11, 9/9/2013]
1.
All other utility lines, including but not limited to electric, gas
and telephone, shall be placed underground. Installation of all utilities
shall be in strict accordance with the engineering standards and specifications
of the Township and of the public utility concerned.
2.
Underground utilities shall be installed before the roads are constructed.
3.
Easements shall be required pursuant to § 22-517 to facilitate the maintenance and repair of utility lines. Facilities shall be located within a right-of-way or in the center of an easement not less than 20 feet wide.
4.
All proposed utility locations shall be coordinated so as not to
conflict with landscaping requirements.
5.
In accordance with the provisions of the Pennsylvania Utility Line
Protection Act, Act 287 of 1974, as amended (Act 199 of 2004),[1] an applicant shall contact all applicable utilities and
accurately determine the locations and depths of all underground utilities
within the boundaries of the tract proposed for development prior
to excavation. A list of the applicant's utilities and each utility's
phone numbers shall appear on the plans submitted for review, and
proof of contact shall be presented in the form of the Pennsylvania
One-Call System serial number.
[1]
Editor's Note: See 73 P.S. § 176 et seq.
6.
All private utility line locations requiring an easement shall be
made by deed of dedication and shall include a metes and bounds description
and plot plan(s). All instruments describing the utility, its location
and maintenance obligation shall be recorded.
[Ord. 2013-11, 9/9/2013]
1.
Monuments shall be placed at sufficient locations to define the exact
location of all roads and to enable the reestablishment of all road
lines. Monuments shall be set on the road line on one side of the
road at the beginning and ending of all curves and at those points
on the curve at road intersections necessary to establish the actual
intersection. Monuments shall be placed at the tract perimeter where
no markers exist.
2.
Markers shall be placed at all points where lot lines intersect road
lines or other lot lines and at all angle points in lot lines, except
where concrete monuments are required.
3.
Monuments shall be concrete with a minimum top width of four inches
by four inches and a bottom width of six inches by six inches. The
minimum height shall be 30 inches. The concrete monument shall contain
a steel dowel in order to be detectable by an electromagnetic locator.
[Amended by Ord. No. 2021-01, 5/3/2021]
4.
Markers shall be steel bars or pins at least 36 inches long and not
less than 3/4 inch in diameter.
[Amended by Ord. No. 2021-01, 5/3/2021]
5.
Dedicated utility easements shall be monumented at their beginning,
their end, and at all directed changes. The monumentations shall be
placed in the ground after final grading is completed. The monumentation
shall be either a concrete monument or marker.
6.
All monuments and markers shall be certified for accuracy by the
developer's surveyor or engineer. Accuracy of monuments and markers
shall be within 3/100 of a foot.
7.
In cases where it is impossible to set a monument or where the permanency
of a monument may be better ensured by offsetting the monument with
a reference monument(s), the Township may authorize such procedure,
provided that proper instrument sights may be obtained and complete
offset data is designated on the record plan. In such instances, two
reference monuments shall be set on the boundary line(s) that intersect
the corner.
[Ord. 2013-11, 9/9/2013]
1.
General Landscaping Requirement. Any part or portion of any lot or tract which is not occupied by buildings or structures or used for loading, parking spaces and aisles, pedestrian circulation, designated storage areas, or other permitted impervious or semipervious surfaces shall be landscaped and continuously maintained according to a landscape plan approved by the Township or shall be left in its preexisting condition or natural state (e.g., forest, meadow or hedgerow). Existing native vegetation, natural features and historic resources shall be preserved wherever practicable and incorporated into the landscape plan. The landscape plan shall be submitted as part of both preliminary and final plan submissions and shall clearly identify all landscaped areas, all areas subject to vegetation disturbance and replacement pursuant to § 22-530, Natural Resource Conservation, and any areas to be left in a natural state. The landscape plan shall comply with this chapter, the applicable section(s) of Chapter 27, Zoning, relative to landscaping, and as set forth below. No landscape plan is required when a submission is subject to the CAPZO provisions of Chapter 27, Zoning.
2.
Buffering and Screening. Wherever applicable, landscape screening or buffering shall be included within the landscape plan consistent with the applicable section(s) of Chapter 27, Zoning.
3.
Parking Lot Landscaping.
A.
Except where entrance and exit drives cross street lines, all parking
areas for any purpose other than single-family detached and single-family
semidetached residences shall be physically separated from any public
or private street by a raised curb or landscaped berm and shall not
be less than five feet from the future right-of-way lines, if applicable.
This buffer shall be permanently landscaped as shown on the approved
plan and maintained by the property owner.
B.
Unless there is an internal road system delineated from the parking
area by a planting strip, any lot that contains more than 30 parking
spaces shall provide landscaped areas within the paved parking area.
No more than 20 parking spaces shall be permitted in a continuous
row without being interrupted by a landscaped island with a width
equal to one parking space.
C.
Where parking is provided in more than one bay, each served by a
separate aisle, there shall be a landscaped island between bays with
a width of 10 feet.
D.
One deciduous tree shall be required for every 10 required off-street spaces and shall be planted in the internal and peripheral landscaped islands required by this chapter. Such tree plantings shall meet the requirements for street trees set forth in Subsection 4C and all parking lot landscaping shall conform to the plant material standards set forth in Subsection 5.
4.
Street Trees.
A.
All subdivisions or land developments shall provide street trees
of varying species along the entire length of any existing or proposed
public or private road that forms a property boundary and on both
sides of any newly proposed road within the subdivision or land development,
except where the frontage abuts an agricultural use that is intended
to remain or land which is permanent dedicated to open space whether
by preservation easement, declaration of covenant or other means.
B.
One of the following road tree planting concepts shall be used:
(1)
Formal Allee of Street Trees.
(a)
Use uniform road tree variety.
(b)
Coordinate new plantings with existing road tree plantings,
where applicable, to obtain a uniform canopy from both sides of the
road.
(c)
Street trees shall be located within the right-of-way four to
10 feet from the curbline. Where street trees are planted between
the sidewalk and curb, the width of the tree lawn (the planted area
between the sidewalk and the curb) shall be no less than eight feet.
(d)
Street trees shall be planted at regular thirty-five-foot intervals
on each side of the road along road frontage.
(2)
Naturalized Road Tree Planting.
C.
Street trees shall meet the following standards:
(1)
Minimum size: two-inch to two-and-one-half-inch caliper.
(2)
Branching Height. The height of branching shall depend upon
the size and species of tree; those trees selected for street tree
usage shall have a minimum clearance height of seven feet above grade
before branching begins.
(3)
All trees shall be balled and burlapped in accordance with the
standards of the following publications: "American or U.S.A. Standard
for Nursery Stock," ANSI or U.S.A.S. Z60.1 of the American Association
of Nurserymen, as amended. The ball depth shall be not less than 60%
of the ball diameter and in all cases contain the maximum of the fibrous
roots of the tree. Bare root material is not acceptable. The following
standards shall apply:
|
Caliper
(inches)
|
Minimum Ball Diameter
(inches)
| |
|---|---|---|
|
2 to 2 1/2
|
26
| |
|
2 1/2 to 3 1/2
|
34
| |
|
3 1/2 to 5
|
44
| |
|
5 to 6
|
54
|
(4)
Excavated plant pits shall be two feet wider than the ball size.
(5)
Backfill mix for the excavated plant pit shall be composed of
topsoil, compost, or other Township-approved material.
(6)
Tree Guying.
(a)
Three No. 12 galvanized steel wires shall be spaced equally
around the tree and be so connected to the tree with rubber hoses
that the wire does not come in contact with the tree.
(b)
For trees up to and including three-and-one-half-inch caliper,
three oak rough-sawed stakes, two inches by two inches by eight feet,
shall be used.
(c)
For trees over three-and-one-half-inch caliper, three ground
anchor stakes, two inches by two inches by 2 1/2 feet, driven
flush with grade, shall be used.
(7)
Tree wrapping paper the entire length of the tree trunk from
the top of ball to the start of lateral branching shall be provided
tied on with natural twine.
(8)
All tree guying material shall be removed one year after planting.
(9)
All plantings shall be mulched to a depth of three inches in
a six-foot-diameter ring around the base of each tree or continuous
beds, if trees or shrubs are less than six feet apart.
(10)
Pruning. Each plant shall be pruned to preserve the natural
character of the plant in a manner appropriate to the particular plant.
Branches shall be thinned by approximately 25% by the removal of crossing,
damaged or competing limbs back to the major crotch. The leader shall
be left intact.
5.
Plant Material.
A.
Existing native vegetation shall be preserved wherever practicable
and incorporated into the landscape plan.
B.
Landscape plantings shall use native plants selected to minimize
maintenance requirements. Recommended plantings appear in "Landscaping
with Native Plants" as published by Pennsylvania Department of Conservation
and Natural Resources. If a planting is not listed within this publication,
it is not permitted by this chapter.
C.
Selected street trees, at maturity, shall provide adequate summer
shade. Selected street tree species shall be of the nongrafted type.
Tap-rooted species shall be required in locations proximate to roads
or sidewalks.
D.
Plantings and their measurement shall conform to the standards of
the following publications: "American or U.S.A. Standard for Nursery
Stock," ANSI or U.S.A.S. Z60.1 of the American Association of Nurserymen,
as amended. All plant material shall have been grown within the same
USDA hardiness zone as the site, shall be free of disease, and shall
be nursery grown, unless the Township approves of transplanting of
trees to partially fulfill the requirements of this section.
6.
Landscape Guarantee. All replacement plantings shall be guaranteed
and maintained in a healthy and/or sound condition for at least 24
months or be replaced.
[Ord. 2013-11, 9/9/2013]
1.
General Requirements. The standards herein shall apply to any parking
or loading area except where otherwise specifically provided.
B.
Every parking or loading facility shall be designed so that its use
does not constitute a nuisance, hazard or unreasonable impediment
to traffic.
C.
Every parking area shall be arranged for orderly, safe movement.
Parking areas containing 30 or more parking spaces shall have a curbed
internal road system with a landscaped island or strip of a minimum
width equal to one parking space separating the road system from the
parking area to provide safe and orderly movement of traffic and discouragement
of cross-aisle driving. The internal road system shall be designed
to minimize the need for cross-pedestrian traffic.
D.
In no case shall parking areas for four or more vehicles or any loading
area be designed to require or encourage cars to back into a public
or private street in order to leave a lot.
E.
Every parking area shall be designed so that each motor vehicle may
proceed to and from the parking space provided for it without requiring
the moving of any other motor vehicle, except on-site parking associated
with a single-family dwelling.
F.
All parking areas for four or more vehicles shall include clearly
defined and marked traffic patterns, with the utmost care taken to
provide for safe internal traffic movement and to avoid conflicts
between vehicles and pedestrians.
G.
All off-street parking spaces shall be marked to indicate their location
and use.
H.
Common parking lots serving multifamily dwellings, commercial and
business uses, and other recreational uses shall provide parking for
the physically disabled in accordance with the requirements of the
Americans with Disabilities Act (Public Law 101-336), and local, state,
and federal codes which implement the Act.
2.
Parking Spaces and Aisles. Parking space and aisle dimensions shall
be no less than those listed in the following table:
|
Angle of Parking
|
Parking Width
(feet)
|
Stall (Space) Depth
(feet)
|
Aisle Width
| |
|---|---|---|---|---|
|
One-Way
(feet)
|
Two-Way
(feet)
| |||
|
90°
|
10
|
18
|
20
|
24
|
|
60°
|
10
|
21
|
18
|
not permitted
|
|
45°
|
10
|
20
|
13
|
not permitted
|
|
30°
|
10
|
18
|
12
|
not permitted
|
|
Parallel
|
8
|
22
|
12
|
18
|
4.
Grading, Surface Drainage.
A.
Except for areas that are landscaped and so maintained, all portions
of required parking and loading facilities shall be graded, surfaced
with asphalt, and drained to the extent necessary to prevent dust,
erosion, or excessive water flow across streets or adjoining properties.
B.
Where the Township Engineer agrees appropriate, and where appropriate
maintenance is guaranteed to the satisfaction of the Township Engineer
and solicitor, use of pervious paving is encouraged.
5.
Parking Lot Paving Standards. Off-street parking areas and perimeter
travel lanes shall be designed with pavement sections as specified
below, as a function of anticipated traffic loads defined as follows:
A.
Light Load Lots. Parking lots subject to 500 or less ESALs (equivalent
eighteen-kip single-axle loads) during a twenty-five-year design period.
Small step delivery vehicles having two axles with single-axle loads
up to 6,000 pounds may have regular access to these lots. However,
these lots are not approved for access by tri-axle delivery or other
large service vehicles, including moving vans. Construction vehicles
shall not access finished surfaces on lots intended for light loads.
B.
Moderate Load Lots. Parking lots subject to 1500 or less ESALs during
a twenty-five-year design period. Step delivery vehicles and service
vehicles having two axles with single-axle loads up to 8,000 pounds
may have regular access to these lots. However, these lots are not
approved for larger single-unit service vehicles and semi-tractor
trailer trucks, including moving vans.
Construction vehicles may be permitted to access the base course
pavement on these lots, where permitted upon the recommendation of
the Township Engineer.
C.
Moderately Heavy Load Lots. Parking lots subject to 6,000 or less
ESALs during a twenty-five-year design period. Step delivery vehicles
and service vehicles having single-axle loads up to 16,000 lbs. may
have regular access to these lots. However, these lots are not approved
for regular access by semi-tractor trailer trucks, including moving
vans. Construction vehicles may be permitted to access the base course
pavement on these lots, where permitted upon the recommendation of
the Township Engineer.
D.
Heavy Load Lots and Access Drives. Parking lots subject to more than
6,000 ESALs during a twenty-five-year design period and access drives
expected to handle regular access by semi-tractor trailer trucks.
Construction vehicles may access the base course pavement on these
lots.
E.
The applicant shall provide computations documenting expected axle
loads for parking areas to support the pavement section selected.
|
Layer Designation
|
Layer Description
|
Anticipated Load
| |||
|---|---|---|---|---|---|
|
Light
|
Moderate
|
Moderately Heavy
|
Heavy
| ||
|
A - Wearing Course
|
Bituminous
|
2.5
|
1.5
|
1.5
|
1.5
|
|
B - Base Course
|
Bituminous or concrete
|
None
|
3.0
|
3.5
|
4.5
|
|
C - Structural Base
|
Granular (stone)
|
4.0
|
4.0
|
6.0
|
6.0
|
6.
Parking Lot Setbacks. All parking spaces and public or private drives shall comply with the setback requirements of Chapter 27, Zoning.
8.
Lighting of Parking and Loading Areas. Parking and loading areas shall conform to the outdoor lighting provisions of Chapter 27, Zoning.
9.
Off-Street Loading. Off-street loading facilities shall be designed
to conform to the following specifications:
A.
Each off-street loading and unloading space shall be either: at least
14 feet in width by 40 feet in depth; or at least 10 feet in width
by 60 feet in depth.
B.
Each space shall have sufficient maneuvering room separate from other
parking and loading spaces to eliminate traffic conflicts within off-street
loading and parking areas.
C.
Each space shall be located entirely on the lot being served and
be so located that each space and all maneuvering room is outside
of the required buffer areas, yard areas and rights-of-way.
D.
All off-street loading and unloading spaces, maneuvering areas, driveways
and entranceways shall be graded, surfaced with asphalt and drained
to the extent necessary to prevent nuisances of dust, erosion or excessive
water flow across public ways and to protect adjoining property.
E.
No such facilities shall be designed or used in any manner so as
to constitute a nuisance, a hazard or an unreasonable impediment to
traffic.
[Ord. 2013-11, 9/9/2013]
[Ord. 2013-11, 9/9/2013]
1.
Purpose. The purpose of this section is to facilitate provision for
a variety of active and passive open space lands and facilities to
serve the varied recreational needs of the Township's residents, businesses
and industry, consistent with the Township's applicable open space
or recreation plan, as may be amended from time to time.
2.
General Requirement. All subdivisions or land developments shall
make provision for reservation, dedication, and/or development of
suitable areas and facilities for parks, playgrounds, trails or other
active and passive recreation areas or uses pursuant to this section.
3.
Amount of Recreational Land and Facilities Required. The minimum
set-aside of land and the provision of recreation facilities within
the tract proposed for subdivision or land development shall be calculated
as follows:
A.
For residential subdivisions, one level net acre per 10 dwelling units or proportional equivalent. The amount of land so calculated shall be suitably located and configured to accommodate recreational facilities pursuant to Subsection 5 below.
B.
For all nonresidential developments, 1,000 square feet for each 1,000
square feet of gross floor area, or 10% of the gross area of the lot
or tract subject to development, whichever is greater.
C.
The type and extent of recreation facilities required shall be as
determined consistent with the Township's then-current open space,
parks, or recreation plan, as may be amended.
D.
The Board may, at its sole discretion and upon recommendation of
the Township Planning Commission, agree to accept a lesser amount
of land than the minimum acreage otherwise required, where the applicant
agrees to provide a fully developed active recreation facility within
the open space that addresses a recreational need of particular importance
to the Township in that location and that is particularly appropriate
to the prospective residents of the development.
E.
Land or facilities provided for recreation purposes need not be part
of the subject land development or subdivision, where at the sole
discretion of the Board of Supervisors, an alternative site or sites
is or are deemed appropriate to satisfy the requirements of this section.
4.
Fee-in-Lieu of Recreational Land or Facilities.
A.
If the Board of Supervisors determines in its discretion that no land within a particular subdivision or land development proposal is suitable for active and passive recreational use in conformance with Subsection 5 below, or determines in its discretion that recreational use would not be practical in a particular case, or if the applicant demonstrates to the satisfaction of the Board of Supervisors that the reservation of recreational lands or development of recreational facilities is not practical or not in the best interest of the proposed land development or of the Township in general, the Board may agree to accept fees-in-lieu of recreational land or facilities. Fees-in-lieu of recreational land or facilities shall be paid to the Township prior to plan recording.
B.
The amount of any fee in-lieu of recreational land and the amount
of any fee in-lieu of recreational facilities shall be $3,000 per
new residential building lot approved under this chapter and $0.72
per square foot of gross floor area of nonresidential land development
approved under this chapter.
C.
The Board of Supervisors, at its sole discretion, may accept a combination
of land, facilities, and fee where that arrangement best meets the
purposes of this section and the needs of the residents of the Township.
5.
Land Characteristics and Design Standards. The recreational lands
and/or development of recreational facilities shall comply with the
following standards:
A.
The area(s) or facilities shall be generally consistent with the
Township's then-current Recreation, Park or Open Space Plan and Comprehensive
Plan or any other open space, park or recreational facilities plan
existing or subsequently adopted by the Township, or by Northampton
County;
B.
The area(s) or facilities shall be suitable for active recreational
uses in their entirety without interfering with adjacent dwelling
units, parking, driveways, and roads. Consistent with the primary
objective of providing active recreation areas, recreational lands
shall be substantially free of wetlands and surface water, and not
characterized by floodplain, hydric soils, or steep slopes;
C.
The recreational lands shall be comprised of areas not less than two acres of contiguous area and not less than 75 feet in width, except where a narrower area of linear open space is serving solely as a connecting access area between larger open space parcels or as a portion of a trail system or pathway network. The configuration of the recreation land must be able to accommodate the intended recreational facilities or activities. Land proposed for active recreational uses shall have a slope not to exceed 6%. If less than two acres of recreation land would be required for any given project, fees in lieu of land shall be offered pursuant to Subsection 4;
D.
The recreational lands shall be interconnected with recreational
lands or common open space areas on adjoining parcels where ever possible,
including provision for trails for general public use;
E.
The recreational lands and facilities shall be provided with sufficient
perimeter parking when necessary, and with safe and convenient access
by adjoining public street frontage or other right-of-way easements
capable of accommodating pedestrian, bicycle, maintenance and vehicle
traffic and containing appropriate access movements;
F.
The recreational lands shall be subject to approval of a landscape plan submitted in accordance with § 22-522;
G.
The linkage of erosion and sediment control or stormwater control
facilities with recreation facilities may be permitted if the presence
of such facilities does not conflict with proposed activities or detract
from the aesthetic values associated with the recreational facility;
H.
Detention facilities and those areas included within drainage easements
shall not be included in any open space or recreational land calculations.
[Ord. 2013-11, 9/9/2013]
1.
Purpose. It is the purpose of this section to promote the siting,
design, construction and maintenance of buildings and landscapes so
as to promote the conservation of energy and the effective utilization
of renewable energy sources and to improve the efficiency and longevity
of building systems by encouraging:
A.
Orientation, massing, and siting of building envelopes to maximize
solar responsive day lighting, natural cooling design, and the potential
for renewable energy use.
B.
Building with integrated photovoltaic (BIPV) systems taking advantage
of available solar resources.
C.
Landscaping, including retention of existing vegetation, to enhance
natural ventilation and provide winter wind breaks while not interfering
with access to solar energy.
D.
Use of geothermal heating and cooling.
E.
Incorporating the redevelopment and reuse of previously developed
sites and structures.
F.
Developing stormwater and wastewater treatment facilities with efficient
and innovative on-lot approaches to treatment and reuse, which support
water conservation and maintain local watershed balance, such as green
roofs and rainwater harvesting systems, and including the utilization
of land application and beneficial reuse of wastewater and/or stormwater.
G.
Energy-efficient designs not specifically addressed by this chapter
which may become feasible in the future due to advancement in technology.
[Ord. 2013-11, 9/9/2013]
1.
All subdivision or land developments, or portions thereof, located within, or within 200 feet of areas identified as having carbonate geologic features shall be subject to the following requirements in addition to all other requirements set forth in this chapter and in Chapter 27, Zoning.
A.
Stormwater Management. In addition to other applicable requirements,
the following requirements shall apply:
(1)
No stormwater management facility other than piping shall be
located closer than 100 feet from any feature identified pursuant
to Section 404.C.1 of this chapter.
(2)
For the location of any stormwater management basins, the applicant
shall determine the strike of the rock and undertake the following:
(a)
The applicant shall establish two trenches perpendicular to
the strike of the bedrock. The trenches shall be 10 feet from the
top of the berm elevation of the facing sides of the proposed basin,
and both ends of each trench shall extend five feet beyond the top
of berm elevation of the proposed detention basin. The dimension of
the proposed basin between the parallel trenches shall not exceed
100 feet measured from the top of berm elevation of one side to the
top of berm elevation of the other side. Trenching shall be dug to
a depth of two feet below the intended floor of the basin.
(b)
The applicant shall notify the Township Engineer at least 48
hours before the trenching activity and the applicant shall not begin
trenching until the Township Engineer is present to observe the trenching.
(3)
Stormwater management basins shall not be located in an area
where subsurface pinnacles are encountered during trenching tests.
(4)
Outflow from a stormwater management basin shall not empty into or be directed to any of the carbonate features identified pursuant to § 22-404, Subsection 3A, of this chapter and shall be directed away from such features.
(5)
Stormwater management basins shall be designed consistent with
the Township's applicable stormwater management ordinance.
B.
Grading. Grading on a site underlain by carbonate geology must be
kept to a minimum.
(1)
Existing drainage patterns shall be maintained to the greatest
extent practicable.
(2)
French drains shall be prohibited near existing surface drainage
channels.
(3)
Surface drainage channels shall not be materially affected by
grading for and construction of roadways, driveways, structures, stormwater
management basins or other development improvements.
C.
D.
Location of Underground Transmission Lines and Pipelines.
(1)
Auger borings (four-inch minimum) must be made along proposed
underground conduit utility lines, wastewater lines, pipelines and
stormwater and sanitary sewer lines at an interval of 50 feet. These
borings must be drilled to a minimum of two feet below the proposed
pipe or conduit invert. Pipelines and conduit shall be laid out so
that they do not intersect rock surface pinnacles, sinkholes, fissures,
lineaments, faults, facture traces or caverns.
(2)
A dike of clay or other suitable material shall be constructed
across the width of the trench at intervals of 20 feet or less along
all underground conduits, utility lines, wastewater lines, pipelines
and stormwater and sanitary sewer lines.
E.
Storage of Hazardous Materials. Storage of fuels and other hazardous
materials shall not be underground or in surface impoundments in areas
underlain by carbonate geology features. Fuels or other hazardous
materials in aboveground facilities stored in areas underlain by carbonate
geological formations shall have impermeable surfaces such as seamless
concrete, or other impervious material under the storage and handling
areas to prevent groundwater contamination. Impervious diking shall
be constructed which would be sufficient to totally contain the volume
of any material to be contained at maximum capacity.
F.
Ghost Lakes (Closed Depressions). Ghost lakes (closed depressions)
shall not be disturbed. They shall not be regraded, nor shall new
construction or excavation be permitted within 100 feet of them.
G.
Disclaimer. The following disclaimer shall be added to the plan:
"Whereas the exact occurrence of sinkholes is not predictable, the
administration of these regulations shall create no liability on behalf
of the Township, the Township Engineer, Township employees or consultants,
or Township agencies as to damages which may be associated with sinkhole
formation. That is, compliance with these regulations represents no
warranty, finding, guarantee, or assurance that a sinkhole will not
occur on an approved property. The Township, its agencies, consultants
and employees assume no liability for any financial or other damages
which may result from sinkhole activity."
H.
Qualifications. A licensed professional geologist or licensed professional civil engineer with expertise in geotechnical engineering shall review aerial photographs, soils, geologic and other related data available to him or her, as the data relates to the subject property in preparation of the Carbonate (Karst Geology) Study required by § 22-404 of this chapter. The professional shall also conduct a site inspection of the property.
[Ord. 2013-11, 9/9/2013]
All subdivisions and land developments shall provide for stormwater management consistent with the provisions of Chapter 23, Stormwater Management, as the same may be amended and/or readopted from time to time.
[Ord. 2013-11, 9/9/2013]
2.
All best management practices (BMPs) shall conform to the state water
quality requirements or any more stringent requirements which are
applicable.
3.
Post-construction water quality protection and the operation and
maintenance of permanent stormwater BMPs shall be addressed as required
by Part 6 hereof.
4.
Erosion and Sediment Control During Earth Disturbance Activities.
A.
No earth disturbance activity shall commence until approval by the Township of an erosion and sediment control plan and preliminary plan with security provided or a pre-security agreement signed by the applicant as required by Part 6 of this chapter. The erosion and sediment control plan shall comply with the following reference publications, as amended.
B.
The erosion and sediment control plan shall be prepared by a qualified
professional, trained and experienced in erosion and sediment control
methods and techniques.
C.
A copy of the erosion and sediment control plan and any required
permit shall be available at the project site at all times.
D.
Evidence of any necessary permit(s) for regulated earth disturbance
activity from the regional PADEP office or Northampton County Conservation
District must be provided to the Township prior to the commencement
of any earth disturbance activity for which any such permit may be
required, where not provided prior to or at the time of final plan
approval.
E.
All graded or earth disturbance shall be stabilized, whether temporary
or permanent, within 10 days of the initial ground breaking and, weather
permitting, shall be watered, tended and maintained until growth is
well established.
F.
Erosion and sediment controls must be constructed, stabilized, and
functional before site disturbance begins within the affected tributary.
5.
Until the site is 70% stabilized, all erosion and sediment BMPs must
remain in place and be maintained properly as determined by the Township.
Maintenance must include inspections of all erosion and sediment BMPs
after each runoff event and otherwise on a weekly basis. All preventive
and remedial work, including cleanout, repair, replacement, regrading,
reseeding, re-mulching, and re-netting must be performed immediately.
If erosion and sediment control BMPs fail to perform as expected,
then immediate replacement BMPs or modifications of those controls
previously installed is required.
6.
All proposed earth disturbances shall comply with the following standards
related to grading and earthwork:
A.
Natural and/or existing slopes exceeding one vertical unit to four
horizontal units shall be benched or continuously stepped into competent
materials prior to placing all classes of fill. Cut slopes shall not
exceed one vertical unit to three horizontal units.
B.
Fills toeing out on natural slopes steeper than one vertical unit
to three horizontal units shall not be made unless approved by the
Township after receipt of a report by a soils engineer certifying
that he/she has investigated the property and made soil tests and
that in his/her opinion such steeper slopes will safely support the
proposed fill.
C.
Fill areas shall be properly prepared prior to the placement of any
new material. If excessive wetness, springs, or other seepage of water
can be observed, drainage must be provided before placement of fill
is undertaken. Under no circumstances shall fill be placed upon frozen
ground or ground underlain by tree stumps, branches, or other vegetative
material subject to rot or decomposition.
D.
Fill shall begin at the lowest section of the area and spread in
six-inch layers prior to compaction.
E.
Each layer of fill shall be inspected prior to compaction. All roots,
vegetation or debris must be removed and stones larger than six inches
in diameter must be removed or broken.
F.
Each layer of compacted fill shall be tested to determine its dry
density as per ASTM D1556, including its latest revisions. The density
of each layer shall be not less than 95% of maximum dry density as
determined by ASTM D1557. The moisture content of the compacted layer
shall be not more than 4% less or 2% greater than the optimum moisture
content as determined by ASTM D1557.
G.
A qualified geotechnical engineer or certified testing agency shall
be required to inspect and certify all fill operations, as required
by this chapter. A written report by the geotechnical engineer or
certified agency shall be prepared and submitted to the Township detailing
his, her or its findings respecting the fill operations and compliance
with the terms of this chapter.
H.
The top or bottom edge of filled or cut slopes shall be at least
three feet from property or right-of-way lines of roads in order to
permit the normal rounding of the edge without encroaching on the
abutting property or right-of-way line.
I.
Adequate provisions shall be made for dust control.
J.
All graded surfaces shall be seeded, sodded and/or planted or otherwise
protected from erosion as soon as practicable and shall be watered,
tended and maintained until growth is well established at the time
of completion and final inspection.
K.
Fills shall not encroach onto drainage and utility easements unless
approval is obtained from all impacted parties, including but not
limited to the Township and utilities which occupy the easement.
[Ord. 2013-11, 9/9/2013]
1.
General Applicability of Conservation Standards.
A.
The standards of this § 22-530 shall apply to any major subdivision or land development application, except for those which are subject to Township Ordinance 2010-05, known as the Comprehensive Agricultural Protection Zoning Ordinance (CAPZO), which are exempted from this § 22-530. Minor subdivisions are also exempt from § 22-530.
B.
It shall be a violation of this section to regrade, fill, pipe, divert,
channel, build upon, or otherwise alter or disturb a natural resource
protected by this section prior to the submission, review, and approval
of any applicable subdivision or land development plan(s).
C.
In the event that the provisions of this section and any other applicable
Township regulation are in conflict, the more restrictive provisions
shall apply.
D.
In the event that two or more natural resource areas identified in
this section occur on the same lot or tract, disturbance limitations
shall be measured separately. Where such resource areas overlap, the
most restrictive standard (meaning the least amount of permitted alteration,
regrading, clearing, or building) shall apply to the area of overlap.
E.
Limitations to the disturbance of resources shall apply before, during,
and after construction on a site.
F.
The disturbance limitations established by this § 22-530 apply to the amount of disturbance permitted of a particular resource on the entirety of any tract or any lot. In addition to applying disturbance limitations to resource areas found on the entire tract, the disturbance limitations found in this § 22-530 shall also apply to each discrete resource area that is one acre or more. A discrete resource area is the entirety of any single contiguous area comprising any one resource regulated by the provisions of this section with any area of resource overlap being measured as part of the contiguous resource area with the most restrictive disturbance limitation being applicable. If a discrete resource area measuring one acre or more is present on the tract, the percentage disturbance limitation applicable to the particular feature shall apply to each discrete resource area which is one acre or more, in addition to applying to the entire tract or lot. For example, this chapter permits a developer to disturb up to 25% of moderately steep slopes on a tract. The limitation on disturbance of moderately steep slopes shall apply to limit the overall disturbance of all moderately steep slopes on the entire tract or lot. Additionally, for each discrete area of moderately steep slopes measuring one acre or more in size, only 25% of that particular, discrete moderately steep slope area may be disturbed. In applying the disturbance limitation to each discrete recourse area measuring one acre or more, the end result may be that less than the maximum disturbance otherwise permitted on the entire tract is allowed. This result is intended by the Township.
G.
Disturbance limitations shall be applied based on the occurrence of identified resource areas at the time of adoption of this chapter. Disturbance permitted over time in multiple applications on the same lot or tract shall be measured against the same overall limitations established at the time of the first application after the adoption of this chapter. For example, if applicable disturbance limitations for a particular resource permit two acres of disturbance, and one acre of disturbance is permitted upon the first application after the adoption of this chapter, then only one acre shall remain to be permitted for future disturbance of the applicable resource regardless of the total number of applications over the years. Each submission for a particular tract or lot shall include information relative to prior disturbances of the applicable resource, the amount of the disturbance proposed with the current application and any remaining, future disturbance permitted under this § 22-530.
H.
Information submitted to demonstrate compliance with this section
shall be verified as correct by the Township Engineer or other qualified
professional designated by the Township.
2.
Steep Slope Conservation.
A.
Steep slope areas shall be preserved in their natural state, allowing
only for construction of roads, buildings, driveways, or infrastructure,
the installation of which within steep slope areas cannot be avoided.
Disturbance shall be kept to the minimum necessary and, in no case,
shall it exceed the following permitted disturbance limits:
(1)
Moderately Steep Slopes. No more than 25% of moderately steep
slopes shall be regraded, cleared, built upon, or otherwise altered
or subject to land disturbance or woodland disturbance.
(2)
Steep Slope Margins. No more than 25% of steep slope margins
shall be regraded, cleared, built upon, or otherwise altered or subject
to land disturbance or woodland disturbance.
(3)
Very Steep Slopes. No more than 10% of very steep slopes shall
be regraded, cleared, built upon, or otherwise altered or subject
to land disturbance or woodland disturbance. In addition, disturbance
permitted on very steep slopes shall be limited to the following activities:
(a)
Grading for the minimum portion of a driveway necessary for
access to the permitted principal use and sewer, water, and other
utility lines when no other routing is practicable without disturbance
of very steep slopes. Notwithstanding the foregoing, sewage disposal
systems are not permitted within very steep slopes.
(b)
Trail(s) of minimum adequate width(s), where developed so as
to minimize potential erosion, following existing topographic contours,
and where using unpaved surfaces to the maximum practicable extent.
B.
All permitted buildings or structures shall be constructed in such
a manner as to provide for the least alteration necessary of the existing
grade, vegetation, and natural soils condition.
C.
New roads and improvements to existing roads shall be designed within
the existing contours of the land and strive for compatibility with
the character of rural roads.
D.
Any stockpile(s) of earth intended to be stored for more than 21
days shall be seeded or otherwise stabilized to the satisfaction of
the Township Engineer. Any disturbed areas of very steep slope and
any cut and fill resulting in slopes of greater than 20% shall be
protected with an erosion control blanket.
3.
Wetlands Conservation.
A.
Any applicant proposing a use, activity, or improvement which would
entail the regrading or placement of fill in wetlands shall provide
the Township with proof that the Pennsylvania Department of Environmental
Protection (Bureau of Dams and Waterway Safety and Bureau of Water
Quality Management) and the U.S. Army Corps of Engineers have been
contacted to determine the applicability of state and federal wetland
regulations. Any applicant contacted by the Pennsylvania Department
of Environmental Protection or the U.S. Army Corps of Engineers in
regard to wetlands shall provide to the Township a copy of such correspondence
within five business days of receipt by the applicant. Copies of all
relevant applications, submissions, re-submissions, review letters,
responses, correspondences, etc., between the applicant and the DEP
or Army Corps of Engineers, as applicable, shall be submitted to the
Township either concurrently with the submission thereof to a governmental
agency or copies thereof sent to the Township within five business
days of receipt from either agency.
B.
Where permitted subject to applicable regulation and as otherwise
provided herein, sewers or other liquid transport pipelines shall
only be permitted to cross wetlands on the minimum traversal distance.
Precautions shall be taken to prevent leaks from the pipelines into
the wetlands and to prevent any possible draining of the wetland (e.g.,
water flowing through or along any pipe or trench). At the expense
of the applicant, the Township may require inspection of applicable
systems and facilities, including but not limited to X-ray of steel
welds and pressure testing of pipelines.
C.
Where wetland disturbance is permitted subject to applicable regulation
on any lot or tract, any disturbance to or loss of natural wetlands
shall be mitigated in a manner approved by the Pennsylvania Department
of Environmental Protection or the U.S. Army Corps of Engineers in
accordance with the applicant's receipt of the necessary state or
federal permit to disturb the wetlands.
D.
Where required to comply with state or federal regulation, any applicant
also shall provide the Township with a full wetland delineation report
conducted by a qualified wetland biologist, soil scientist, or environmental
professional of demonstrated qualifications, subject to the following:
(1)
Where there is any question as to the accuracy of the wetland
delineation report, the Township may hire a qualified consultant to
review the delineation and recommend revisions at the applicant's
expense.
(2)
Such a professional shall certify that the methods used correctly
reflect the currently accepted technical concepts, including identification
and analysis of wetland vegetation, hydric soils, and hydrologic indicators.
Methods used in the delineation report shall be acceptable to the
Township Engineer or other qualified consultant hired by the Township.
(3)
The wetland report submitted to the Township shall include a
determination of whether wetlands are present on the site and a full
delineation, area measurement (in square feet), and description of
any wetlands determined to be present.
4.
Riparian Buffer Conservation.
A.
Zone One: Inner Riparian Buffer. Except to provide for those uses
or activities listed below, no land disturbance or woodland disturbance
shall be permitted within the Zone One Riparian Buffer:
(1)
Regulated activities permitted by the Commonwealth (i.e. permitted
stream or wetland crossing).
(2)
Provision for trail and trail access where approved by the Township
with minimum disturbance to existing woodland vegetation;
(3)
Selective removal of hazardous or invasive vegetation or debris,
including gravel bars which have accumulated; or
(4)
Vegetation management in accordance with an approved landscape
plan or forested land clearing plan.
B.
Zone Two: Outer Riparian Buffer. Except for the following activities,
no more than 15% of a Zone Two Riparian Buffer shall be regraded,
filled, built upon, or otherwise altered or subject to land disturbance
or woodland disturbance:
5.
Conservation of Heritage Trees.
A.
No Heritage Tree(s) shall be removed except where shown on the forested
land clearing plan approved by the Township where the applicant has
adequately demonstrated:
B.
In consideration of any such need for tree removal, the Township
may engage the services of an arborist, reasonable costs therefor
to be borne by the applicant.
