In addition to the standards in this Article VI, all subdivisions and land developments shall be designed in accord, and comply, with the applicable requirements of Chapter 470, Zoning.
A.
Application. The standards and requirements contained in this Article VI shall apply to all subdivisions and land developments and are intended as the minimum for the preservation of the environment and promotion of the public health, safety, and general welfare; and then shall be applied as such by the Planning Commission and Board of Commissioners in reviewing and evaluating plans for all proposed subdivisions and/or land developments. Compliance with all standards shall be documented by the applicant at the time of initial application.
(1)
Planning. The development shall conform to the proposals and conditions
shown in the Township Comprehensive Plan and any local or regional
plans adopted by the Township. The roads, drainage, rights-of-way,
school sites, public parks and playgrounds shown on the officially
adopted plan or the Township Official Map shall be considered in the
approval of all plans. In the case of major subdivisions and land
developments, the applicant shall submit a narrative detailing how
the development conforms to any applicable plan.
(2)
Summary of required improvements. Table 390-43[1] summarizes the required improvements for various types
of subdivisions and land developments. The remainder of this article
sets forth the construction standards for several of the required
improvements. Other construction standards shall be evaluated and
approved by the Township Engineer.
[1]
Editor's Note: Said table is included as an attachment to this chapter.
(3)
Improvements, specifications. Additional improvements, or improvements
of more stringent specifications, may be required in specific cases
where, in the opinion of the Board of Commissioners, such specifications
are necessary to create conditions essential to the health, safety,
and general welfare of the citizens of the Township and/or to protect
the environment of the Township.
(4)
Hazard areas. Those areas which may present such hazards to life,
health, or property as may arise from fire, flood or noise, or are
considered to be uninhabitable for other reasons, shall not be subdivided
for building purposes unless the hazards have been eliminated or the
plans show adequate safeguards against the hazards. Sources for determining
and evaluating potential hazards may include historical records, soil
evaluations, engineering studies, expert opinions, standards used
by licensed insurance companies, and adopted regional, county or local
municipal policies.
(5)
Development design; remnants; neighboring development. All portions
of a tract being subdivided shall be taken up in lots, roads, open
lands, or other proposed uses, so that remnants and landlocked areas
shall not be created. The layout of a subdivision shall also be planned
with consideration for existing nearby developments or neighborhoods
so that they are coordinated in terms of interconnection of open space,
traffic movement, drainage, and other reasonable considerations.
(6)
Natural features. Care shall be taken to preserve natural features
such as agricultural land, woodland and specimen trees, wetlands,
watercourses, views, and historical features, such as buildings and
stone walls, which will maintain the attractiveness and value of the
land. Damming, filling, relocating or otherwise interfering with the
natural flow of surface water along any surface water drainage channel
or natural watercourse shall not be permitted except with the approval
of the Township and, where appropriate, the PA DEP and the United
States Army Corps of Engineers.
(a)
Groundwater resources. This section is intended to ensure that the Township's limited groundwater resources are protected for purposes of providing water supplies for its residents and businesses, and to protect the base flow of surface waters. These regulations shall be applied in conjunction with those provided for in other sections of this chapter, dealing with groundwater conservation and replenishment. The proposed subdivision and land development of any tract shall be designed to cause the least practicable disturbance to natural infiltration and percolation of precipitation to the groundwater table, through careful planning of vegetation and land disturbance activities, the use of bio-retention areas and infiltration trenches, and the placement of roads, buildings and other impervious surfaces in locations other than those identified on the existing resources and site analysis plan as having the greatest permeability where precipitation is most likely to infiltrate and recharge the groundwater. [See § 390-52E(6) for the requirements for a water resources impact study.]
(b)
Stream valleys, swales, springs, and other lowland areas. Stream
valleys (which include stream channels and floodplains), swales, springs
and other lowland areas are resources that warrant restrictive land
use controls because of flooding hazards to human life and property,
groundwater recharge functions, importance to water quality, and the
health of aquatic communities and wildlife habitats. Such areas are
generally poorly suited for subsurface sewage disposal systems, stormwater
management shall be provided in accord with Township stormwater regulations
and the following activities shall be minimized:
[1]
Disturbance to streams and drainage swales.
[2]
Disturbance to year-round wetlands, areas with seasonally high
water tables, and areas of surface water concentration.
[3]
Stream valleys, swales and other lowland areas warrant designation
as conservation open space because of extreme limitations. They may
also require adjoining buffer lands to be included in the conservation
open space, to be determined by an analysis of the protection requirements
of such areas on a case-by-case basis. In certain instances, hydric
soils may be excluded from the conservation open space where it can
be demonstrated that they are suitable for low density residential
uses and on-lot sewage systems.
(c)
Woodlands. Woodlands occur extensively throughout the Township,
often in association with stream valleys and wet areas, poor and erodible
agricultural soils, and moderate to steep slopes. In designing a subdivision
and land development plan for any tract, the applicant shall be guided
by the following standards:
[1]
Healthy woodlands exceeding one acre shall be preserved and
designated as conservation open space areas, to the maximum extent
possible. Proposed site improvements shall be located, designed, and
constructed to minimize the loss or degradation of woodland areas.
[2]
Developments shall be designed to preserve woodlands along roadways,
property lines and lines occurring within a site such as streams,
swales, stone fences and hedgerows. Such lines and the native vegetation
associated with them shall be preserved as buffers between adjacent
properties and between areas being subdivided within a property. Preservation
shall include ground, shrub, understory, and canopy vegetation.
[3]
Disturbance or removal of woodlands occupying environmentally
sensitive areas shall be undertaken only when approved by the Township
and on a limited, selective basis to minimize the adverse impacts
of such actions. This shall include, but not necessarily be limited
to, vegetation performing important soil stabilizing functions on
wet soils, stream banks, and sloping lands.
[4]
No clearing or earth disturbance (except for soil analysis for
proposed sewage disposal systems) shall be permitted on a site before
the completion of subdivision and land development agreements. The
determination of sight distance clearances along roadways shall be
made graphically and not by clearing on site prior to final plan approval.
(d)
Upland areas. These areas comprise fields, pastures, meadows,
and former agricultural areas in early stages of woodlands succession,
with fences, stone walls, tree copses and hedgerows, typically bordered
by stream valleys and upland woodlands. These comprise the Township's
historic working landscape, dotted with historic houses, barns and
other structures. They give the Township much of its rural character.
They also contain the greatest concentration of prime agricultural
soils. Because of their openness and high visibility, development
in these areas is likely to be most readily seen and disruptive to
the historic landscape. Such areas sometimes provide habitat for wildlife,
in conjunction with nearby woodlands and stream valleys. However,
it is recognized that these areas also frequently offer the fewest
constraints for development. Several elements of these working landscapes
lend themselves to incorporation into the Township's conservation
open space network. These include prime agricultural soils and natural
features which visually punctuate the landscape, such as hedgerows,
tree copses, stone walls, and visually prominent places such as knolls
and hilltops. These areas can also accommodate development, with preferred
locations being the nonprime agricultural soils and lower topographic
settings where development will be visually less obtrusive. Compact
clustered residential designs, with coordinated architectural and
landscape architectural themes, are encouraged in highly visible locations
where future development cannot be avoided (such as at the far edge
of open fields).
(e)
Steep slopes. The purpose of steep slope regulations is to conserve
and protect those areas having steep slopes from inappropriate development
and excessive grading; to prevent potential dangers caused by erosion,
stream siltation, and soil failure; and to promote uses in steep slope
areas that are compatible with the preservation of existing natural
features, including vegetative cover by restricting grading of steep
slope areas.
[1]
Definition of steep slope areas.
[a]
Steep slope area is defined and established as
those areas having an original, unaltered slope of 20% or greater.
The establishment of slopes shall be made by a topographic survey
performed by a registered surveyor, or other means acceptable to the
Township.
[b]
Isolated pockets of steep slopes containing less
than 2,000 square feet of surface area shall be exempt from the provisions
of this section, unless they are a portion of all steep slope areas
within the lot or property where the sum of all steep slope areas
exceeds 2,000 square feet.
[2]
[a]
No more than 35% of the original ground cover within
any designated steep slope area on the property may be disturbed by
grading, filling or other means. At least 65% of the original ground
cover must remain undisturbed during the establishment, alteration
or maintenance the property.
[b]
No more than 50% of the required minimum lot area
of proposed lots, as established by the underlying zoning district
regulations may be comprised of steep slope areas.
[c]
No grading, filling or other alteration of the
original undisturbed slopes on a property may be performed with the
intent to circumvent the provisions of this section. Unauthorized
grading performed within a steep slope area in order to circumvent
these regulations shall be considered a violation of this chapter.
[d]
All subdivision and land development plans shall
include a delineation of the steep slope areas, as defined herein.
This information may be shown on a sheet not being recorded with the
final plan.
[e]
The final plan shall be recorded with a steep slope
easement. The easement shall be comprised of at least 65% of the total
existing area and located within the original boundaries of the steep
slope area. Allocation of the easement should be made as evenly as
possible throughout the lots to allow each lot adequate room for additional
grading, accessory structures, etc.
[f]
The final plan shall note that no structures shall
be located within the easement; and that no excavation, grading, filling
or other disturbance of the existing ground cover is permitted within
the easement.
(f)
Significant natural areas and features. Natural areas containing
rare or endangered plants and animals, as well as other features of
natural significance exist throughout the Township. Some of these
have been carefully documented (e.g., by the Statewide Natural Diversity
Inventory), whereas for others, only the general locations are known.
Subdivision applicants shall take all reasonable measures to protect
significant natural areas and features either identified by the Township
Map of Potential Conservation Lands or by the applicant's existing
resources and site analysis plan by incorporating them into proposed
conservation open space areas or avoiding their disturbance in areas
proposed for development.
(7)
Historic structures and sites. Plans requiring subdivision and land
development approval shall be designed to protect existing historic
resources. The protection of an existing historic resource shall include
the conservation of the landscape immediately associated with, and
significant to, that resource, to preserve its historic context. Where,
in the opinion of the Commission, a plan will have an impact upon
an historic resource, the Developer shall mitigate that impact to
the satisfaction of the Commission by modifying the design, relocating
proposed lot lines, providing landscape buffers, or other approved
means. Township participation, review and approval of the applicant's
interaction with the State Historical and Museum Commission with regard
to the preservation of historic resources, as required for PA DEP
approval of proposed sewage disposal systems, shall be required prior
to preliminary plan approval.
(8)
Scenic viewsheds. The Township has identified a number of scenic viewsheds in the regional recreation and open space plan. All applications for subdivision and land development shall attempt to preserve the viewsheds by incorporating them into conservation open space or otherwise providing for building setbacks and architectural designs to minimize their intrusion. In instances where such designs fail to satisfactorily protect viewsheds, applicants will be required to provide landscape buffers to minimize their adverse visual impacts. The buffers shall be provided in accord with Chapter 470, Zoning, and Township landscaping requirements.
(9)
Trails. When pedestrian and/or equestrian trails are proposed as
part of a subdivision or land development the following shall apply:
(a)
When trails are intended for public or private use, they shall
be protected by a permanent conservation easement on the properties
on which they are located. The width of the protected area in which
the trail is located should be a minimum of 10 feet. The language
of the conservation easement shall be to the satisfaction of the Board
of Commissioners upon recommendation of the Township Solicitor.
(b)
The land area permanently designated for trails for public use may be credited toward the conservation open space requirement of Chapter 470, Zoning.
(c)
An applicant may propose and develop a new trail. If said trail is available for use by the general public and connects with an existing trail, the land area protected for said trail may be credited toward the conservation open space requirement of Chapter 470, Zoning.
(d)
Trails shall have a vertical clearance of no less than 10 feet.
(e)
Width of the trail surface may vary depending upon type of use
to be accommodated, but in no case shall be less than three feet or
greater than six feet.
(f)
No trail shall be designed with the intent to accommodate motorized
vehicles.
(10)
Boundary lines and reserve strips. Lot lines should follow municipal
and county boundary lines, rather than cross them. Reserve strips
controlling access to lots, public rights-of-way, public lands or
adjacent private lands are prohibited.
(11)
Water frontage and surface drainage. The damming, filling, relocating,
or otherwise interfering with the natural flow of surface water along
any surface water drainage channel or natural watercourse shall not
be permitted except with approval of the Township, and, where required
by state statute, the PA DEP, or other applicable state agencies stormwater
management shall be provided in accord with Township stormwater regulations.
(12)
Community facilities and adopted plan requirements. Where a
proposed park, playground, school, or other public use is shown in
an adopted plan of the Township and is located in whole or in part
in a proposed development, the Board of Commissioners may require
the reservation of such area provided that such reservation is acceptable
to the developer.
(13)
Walkways. Pedestrian interior walks may be required, where necessary,
to assist circulation or provide access to community facilities (e.g.,
a park or school).
(14)
Storm drainage. Lots and/or parcels shall be laid out and graded
to provide positive drainage away from buildings and to prevent damage
to neighboring lots, tracts, or parcels. Stormwater management shall
be provided in accord with Township stormwater regulations.
B.
Planned improvements. Physical improvements to the property being
subdivided and/or developed shall be provided, constructed and installed
as shown on the approved plan.
C.
Improvements specifications. All improvements installed by the Developer
shall be constructed in accordance with the design specifications
and construction standards of the Township and advice of the Township
Engineer.
(1)
Where there are no applicable Township specifications, improvements
shall, if approved by the Board of Commissioners, be constructed in
accordance with specifications furnished by the Township Engineer,
Monroe County Conservation District, Pennsylvania Department of Transportation,
Pennsylvania Department of Environmental Protection, Bureau of Forestry
or such other county, state or federal agency as may be applicable.
(2)
If there are no applicable Township or state specifications, the
Board of Commissioners may authorize that such specifications be prepared
by the Township Engineer or an Engineering Consultant.
D.
Other ordinances. Whenever other Township ordinances and/or regulations
impose more restrictive standards and requirements than those contained
herein, such other ordinances and/or regulations shall be observed,
otherwise, the standards and requirements of this chapter shall apply.
All preliminary plans for all major subdivisions, all commercial
and industrial subdivisions, and all land developments on sites of
three acres or more shall include documentation of a four-step design
process in determining the layout of proposed conservation open space,
house and development sites, roads and lot lines, as described below.
A.
Resource inventory and analysis. The tract's resources shall be delineated on an existing resources and site analysis as required in § 390-25D.
B.
Four-step design process. The applicant shall document that the four-step
process has been used as follows:
(1)
Step 1: Delineation of conservation open space.
(b)
Proposed conservation open space shall be designated using the existing resources and site analysis plan as a base map and complying with this § 390-44 and with § 390-45, dealing with resource conservation and conservation open space delineation standards. The Township Map of Potential Conservation Lands shall also be referenced and considered. Primary conservation areas shall be delineated comprising floodplains, wetlands and slopes over 25%.
(c)
In delineating secondary conservation areas, the applicant shall prioritize natural and cultural resources on the tract in terms of their highest to least suitability for inclusion in the proposed conservation open space, in consultation with the Planning Commission and in accordance with § 390-45A and B.
(d)
On the basis of those priorities and practical considerations
given to the tract's configuration, its context in relation to
resource areas on adjoining and neighboring properties, and the applicant's
subdivision objectives, secondary conservation areas shall be delineated
in a manner clearly indicating their boundaries as well as the types
of resources included within them.
(e)
Development areas should constitute the remaining lands of the
tract outside of the designated conservation open space areas.
Step 1, Part 1 — Identifying Primary Conservation
Areas
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Step 1, Part 2 — Identifying Secondary Conservation
Areas
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Step 1, Part 3 — Identifying Potential Development
Areas
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(2)
Step 2: Location of house sites. Potential house sites shall be located,
using the proposed conservation open space as a base map as well as
other relevant data on the existing resources and site analysis such
as topography and soils. House sites should generally be located not
closer than 100 feet to primary conservation areas and 50 feet to
secondary conservation areas, taking into consideration the potential
negative impacts of residential development on such areas as well
as the potential positive benefits of such locations to provide attractive
views and visual settings for residences.
Step 2 — Locating Potential House Sites
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(3)
Step 3: Designing infrastructure.
(a)
With house site locations identified, applicants shall delineate
a road system to provide vehicular access to each house in a manner
conforming to the tract's natural topography and providing for
a safe pattern of circulation and ingress and egress to and from the
tract.
(b)
Roads shall avoid or at least minimize adverse impacts on the
conservation open space areas. To the greatest extent practicable,
wetland crossings and new roads or driveways traversing slopes over
15% shall be avoided.
(c)
Road connections shall generally be encouraged to minimize the
number of new culs-de-sac and to facilitate easy access to and from
homes in different parts of the tract and on adjoining parcels.
(d)
A proposed network of trails shall also be shown, connecting
roads with various natural and cultural features in the conserved
conservation open space. Potential trail connections to adjacent parcels
shall also be shown, in areas where a municipal trail network is envisioned.
(e)
Preferred locations for stormwater and wastewater management
facilities shall be identified using the existing resources/site analysis
plan as a base map. Opportunities to use these facilities as a buffer
between the proposed open space and development areas are encouraged.
The facilities should be located in areas identified as groundwater
recharge areas as indicated on the existing resources/site analysis
plan. The design of the facilities should strive to use the natural
capacity and features of the site to facilitate the management of
stormwater and wastewater.
Step 3 — Designing Infrastructure
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(4)
Step 4: Drawing in the lot/development lines. Upon completion of
the preceding three steps, boundaries are drawn as required to delineate
the boundaries of individual lots or development areas, following
the configuration of house sites and roads in a logical and flexible
manner.
Step 4 — Drawing in the Lot/Development Lines
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The design of conservation open space proposed in any subdivision or land development plan shall reflect the standards set forth in § 390-43 and the resources identified on the Township Map of Potential Conservation Lands and the development's existing resources and site analysis.
B.
Prioritized list of secondary conservation areas. The design shall,
to the fullest extent possible, incorporate the following secondary
conservation areas. (Listed in higher to lower order of significance):
(1)
Wet soils, swales, springs, and other lowland areas, including adjacent
buffer areas which may be required to ensure their protection.
(2)
Significant natural areas of species listed as endangered, threatened,
or of special concern, such as those listed in the Statewide Natural
Diversity Inventory or the Monroe County Natural Areas Inventory.
(3)
Moderately steep slopes (15% to 25%), particularly those adjoining
watercourses and ponds, where disturbance and resulting soil erosion
and sedimentation could be detrimental to water quality.
(4)
Areas where precipitation is most likely to recharge local groundwater
resources because of topographic and soil conditions affording high
rates of infiltration and percolation.
(5)
Class I and II agricultural soils as defined by the USDA Natural
Resource Conservation Service.
(6)
Historic structures and sites.
(7)
Visually prominent topographic features such as knolls, hilltops
and ridges, and scenic viewsheds as seen from public roads (particularly
those with historic features).
C.
Other design considerations. The configuration of proposed conservation
open space set aside for common use in residential subdivisions and
conservation open space in noncommon ownership shall comply with the
following standards:
(1)
Be free of all structures except historic buildings, stone walls,
and structures related to conservation open space uses. The Board
of Commissioners may grant approval of structures and improvements
required for storm drainage, sewage treatment and water supply within
the conservation open space provided that such facilities are not
detrimental to the conservation open space (and that the acreage of
lands required for such uses is not credited towards minimum conservation
open space acreage requirements for the tract, unless the land they
occupy is appropriate for passive recreational use).
(2)
Generally, do not include parcels smaller than three acres, have
a length-to-width ratio of less than 4:1, or be less than 75 feet
in width, except for such lands specifically designed as neighborhood
greens, playing fields or trail links.
(3)
Be directly accessible to the largest practicable number of lots
within the subdivision. Nonadjoining lots shall be provided with safe
and convenient pedestrian access to conservation open space.
(a)
At least one access shall be provided for every four lots which
do not adjoin common open space.
(b)
Where a series of lots adjoins common open space, not more than
four lots shall be platted without an intervening access to the common
open space.
(c)
All required accesses shall be a minimum of 50 feet and shall
be free of primary conservation areas.
(4)
Be suitable for active recreational uses to the extent deemed necessary
by the Board of Commissioners, without interfering with adjacent dwelling
units, parking, driveways, and roads.
(5)
Be interconnected wherever possible to provide a continuous network
of conservation open space within and adjoining the subdivision.
(6)
Provide buffers to adjoining parks, preserves or other protected
lands.
(7)
Except in those cases where part of the conservation open space is
located within private house lots, provide for pedestrian pathways
for use by the residents of the subdivision. Provisions should be
made for access to the conservation open space, as required for land
management and emergency purposes.
(8)
Be undivided by public or private roads, except where necessary for
proper traffic circulation.
(9)
Be suitably landscaped either by retaining existing natural cover
and wooded areas and/or according to a landscaping plan to protect
conservation open space resources.
(10)
Be made subject to such agreement with the Township and such
conservation easements duly recorded in the office of the Monroe County
Recorder of Deeds as may be required by the Planning Commission for
the purpose of preserving the common open space for such uses.
(11)
Be consistent with the Township Comprehensive Plan and any other
duly adopted Township plan.
(Note: This section applies only in cases where earth disturbance
is involved as part of a subdivision or land development as defined
by this chapter. A minor subdivision often results in the eventual
construction of a house, but the issuance of a building permit would
not occur until after the subdivision has been approved and recorded.
The construction of one dwelling on one lot is not subject to regulation
by this chapter.)
A.
Protection of vegetation from mechanical injury. Where earthwork,
grading, or construction activities will take place in or adjacent
to woodlands, old fields or other significant vegetation or site features,
the Township may require that the limit of disturbance be delineated
and vegetation protected through installation of temporary fencing
or other approved measures. Such fencing shall be installed prior
to commencing of, and shall be maintained throughout, the period of
construction activity.
B.
Protection of vegetation from grading change. Grade changes to occur
at any location of the property shall not result in an alteration
to soil or drainage conditions which would adversely affect existing
vegetation to be retained following site disturbance, unless adequate
provisions are made to protect such vegetation and its root systems.
C.
Protection of vegetation from excavations. When digging trenches
for utility lines or similar uses, disturbances to the root zones
of all woody vegetation shall be minimized. If trenches must be excavated
in the root zone, all disturbed roots shall be cut as cleanly as possible.
The trench shall be backfilled as quickly as possible.
D.
Protection of topsoil.
(1)
Except as approved on the preliminary plan, no topsoil shall be removed
from the site and shall be retained on the site as necessary for proper
site stabilization.
(2)
Prior to grading operations or excavation, topsoil in the area to
be disturbed shall be removed and stored on site, except as approved
on the preliminary plan.
(3)
Topsoil removed shall be redistributed and stabilized as quickly
as possible following the establishment of required grades for a project
or project phase. All exposed earth surfaces shall be stabilized in
accord with best management practices.
(4)
Grading and earthmoving operations shall be scheduled to minimize
site disturbance during the period from November 1 to April 1, when
revegetation of exposed ground is difficult.
A.
Configuration. The configuration of blocks and lots shall be based
upon the lot area requirements, the salient natural features, open
land requirements, the existing man-made features, and the proposed
type of structure. Lot configurations should provide for flexibility
in building locations, while providing safe vehicular and pedestrian
circulation.
C.
Lots. Minimum lot sizes and dimensions shall comply with Chapter 470, Zoning, and lots shall comply with the following:
(1)
Each lot or area plotted for residential use shall provide, inside of the required yards, an area containing not less than 1,000 square feet for each dwelling unit. Such area shall have an average slope not greater than 15% and shall be accessible from the existing or proposed road by means of a driveway or private access road having a maximum grade of 12%. In the case of lots using an on-site sewage disposal system, in addition to such area, there shall be sufficient area for the sewage disposal field in accord with Department of Environmental Protection regulations. (See § 390-31G for commercial and industrial lots.)[1]
(2)
Lots divided by municipal boundaries shall be avoided. Where a subdivision
is divided by a municipal boundary, the applicant shall so notify
the governing body of each municipality affected so that an administrative
agreement for the platting and taxing of lots between the municipalities
can be executed, if such agreement is necessary.
(3)
All lots shall front on an approved road or have direct access to
an approved road.
(4)
All side lines of lots shall be at right angles to straight road
lines and radial to curved road lines.
(5)
Double frontage lots shall not be platted except as reverse frontage
lots where access to the lots is restricted to the interior development
roads.
(6)
All lands in a subdivision shall be included in platted lots, roads,
common areas, open space and other improvements; and no remnants of
land or reserve strips controlling access to lots, public rights-of-way,
public lands or adjacent private lands shall be permitted.
(7)
Lots shall be laid out to the edge of the required right-of-way of
any proposed road; and lot lines along existing public or private
roads shall be maintained as they exist.
(8)
No corner lot shall have road frontage of less than 100 feet unless
a greater frontage is required by another Township requirement.
(9)
All corner lots shall have a curve with a minimum radius of 15 feet
adjoining the intersecting road edge or right-of-way lines.
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D.
Lot width modifications. The minimum lot width required by Chapter 470, Zoning, may only be modified as provided by the Zoning Ordinance.
E.
Flag lots (See also § 390-48K, Private access road.). Flag lots shall not be created when lots can be designed that directly access a public or private road. The Board of Commissioners, in its sole discretion; may approve the creation of a limited number of flag lots in accord with the standards in this section. The Board of Commissioners may attach any reasonable conditions to the creation of flag lots as it finds necessary or desirable to provide for the orderly development of land and road systems.
(1)
The applicant shall show that the flag lot is necessary to minimize
the environmental impacts (e.g., disturbance of conservation areas);
and that it would not result in a greater number of lots on the tract
than would otherwise be feasible and permitted.
(2)
The flag lot shall not be permitted to have direct access to a Township
or state road and shall share its driveway with an adjoining standard
lot.
(3)
The flag lot shall be restricted from further subdivision.
(4)
Not more than 10% of the lots within a subdivision may be approved
as flag lots.
(5)
The access corridor (staff) portion of the lot is the area of the
lot that extends between the road and main portion of the lot, and
shall not exceed 450 feet in length, as measured from the road right-of-way.
(6)
The access corridor (staff) shall, at a minimum, be 25 feet in width.
(7)
The proposed driveway shall not exceed a grade of 12% and shall otherwise
provide adequate access for emergency vehicles. The Township may require
the installation of the driveway as part of final approval.
(8)
The lot width measurement shall be made on the main portion of the
lot and shall not include the access corridor (staff).
(9)
The lot line where the narrow access corridor (staff) widens shall
be considered the front lot line for applying setback requirements.
(10)
The area of the access corridor (staff) shall not be included
in the calculation of the required minimum lot area.
(11)
No more than two flag lots shall be permitted side-by-side,
and shall not be stacked more than one tier.
Flag Lot
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A.
Every subdivision and land development shall have access to a public
road.
B.
In general, all roads shall be continuous and in alignment with existing
roads and shall compose a convenient system to ensure circulation
of vehicular and pedestrian traffic, with the exception that local
roads shall be laid out, including the use of loop roads and culs-de-sac,
so that their use by thorough traffic will be discouraged.
C.
Roads shall be graded, improved and surfaced to the grades and specifications
shown on the plans, profiles, and cross sections as required by this
chapter.
D.
Proposed roads shall further conform to such Township, county and
state highway plans as have been prepared, adopted and/or filed as
prescribed by law.
E.
Topography. Roads shall be logically related to topography to produce
reasonable grades, minimize site disturbance, and provide suitable
building sites.
F.
Existing access. Existing private roads or private rights-of-way proposed to provide access to a subdivision and/or land development shall meet all the requirements of this § 390-48 or shall otherwise be improved to such standards.
G.
Road continuation; further subdivision.
(1)
Rights-of-way of proposed roads shall be extended to exterior property
lines to ultimately provide access to adjoining lands and shall be
designed in conformance with the design requirements of a road, and
the contiguous parcels must contain proper setbacks and sight distances.
(2)
The area within the future right-of-way shall be included within
the deeds to the abutting lots with an easement in favor of the Township
and the owners of the land into which the future right-of-way will
extend to permit the use of the future right-of-way for public road
purposes should the adjoining lands be developed. Reserved rights-of-way
are permitted only when they will be no longer than the depth of one
lot will, and will not be the primary means of access to any lot or
dwelling unit. For lengths longer than one lot a fully constructed
stub road and temporary cul-de-sac are required.
(3)
The landowners of the lots in which the future right-of-way is included
shall have the duty to maintain the area included within the future
right-of-way and this duty shall be indicated in a note on the final
plan and in all deeds to such lots. However, the landowners of the
lots in which the future right-of-way is included shall have no obligation
concerning the improvement of such future right-of-way for road purposes.
(4)
Adequate road rights-of-way to permit further subdivision shall be
provided as necessary if lots resulting from the original subdivision
are large enough to permit resubdivision or if a portion of the tract
is not subdivided.
H.
Existing rights-of-way.
(1)
Wherever there exists a dedicated or platted portion of a road or
alley along a boundary of the tract being subdivided or developed
the remainder of said road or alley shall be platted to the width
required by this chapter based on the classification of the road within
the proposed development.
(2)
Where a subdivision or land development abuts or contains an existing
municipal road of inadequate right-of-way width, the building setback
shall be shown on the plans measured from a line which would satisfy
the right-of-way requirements for the classification of the abutting
road. Additional setback and easement for right-of-way shall be provided
in the case of land abutting private roads.
(3)
The extension of existing roads or alleys which are presently constructed
with a cartway different from current Township standards shall be
provided with a transition area, the design of which is subject to
Township approval.
I.
Subdivision names and road names and signs. Roads that are extensions
of, or obviously in alignment with, existing roads shall bear the
names of the existing roads. Subdivision and road names shall not
be repeated or be similar to those existing within the Township or
adjacent areas; and all road names shall be subject to the approval
of the Township for conformance with the enhanced 911 emergency call
system. Road name signs of a design approved by the Township shall
be installed by the developer at his expense at each road intersection.
J.
Cul-de-sac roads. Cul-de-sac roads shall be permitted only in cases
where the property configuration does not permit the logical use of
continuous roads; and the Township shall have the right to deny the
use of cul-de-sac roads in cases where the Township determines that
the use of continuous roads is practical. Cul-de-sac roads, where
permitted, shall meet the following design regulations:
(1)
Any temporary dead end road, if designed to provide future access
to adjoining properties, shall be provided with a temporary all-weather
turn-around within the subdivision with a surfaced area with a radius
equal to that required for a permanent turnaround; and the use of
such turnaround shall be guaranteed to the public but shall be removed
when the road is extended.
(2)
Cul-de-sac roads, permanently designed as such, shall not serve more
than 18 dwelling units nor exceed a length of 1,200 feet as measured
from the right-of-way of the connecting road to the center of the
cul-de-sac turnaround.
(3)
All cul-de-sac roads, whether permanently or temporarily designed
as such, shall terminate in a turnaround. A circular turnaround or
off-center circular turnaround having a right-of-way with a minimum
outside radius of 50 feet, an outer pavement edge or curbline having
a minimum radius of 40 feet, and improved to the required construction
specifications shall be provided. A teardrop turnaround with a center
island may be approved by the Board of Commissioners.
(4)
The turnaround right-of-way of the cul-de-sac shall be connected
to the approach right-of-way by an arc having a radius of not less
than 25 feet and the pavement by an arc of not less than 30 feet.
(5)
When the Township determines that a cul-de-sac road may be required
to be converted to a through road to provide access to adjoining property,
a right-of-way equal to the width of the cul-de-sac road shall be
provided to the perimeter boundary of the development parcel.
(6)
The minimum length of a cul-de-sac shall be 250 feet.
Cul-de-sac Turnarounds
|
|
K.
Private access road. Private access roads may be used to provide
access for residential lots to an existing public road. Any subdivision
which incorporates a private access road shall be considered a major
subdivision and the private access road and any associated stormwater
or other facilities shall be considered improvements which require
completion or a financial guarantee prior to final approval.
(1)
Number of dwelling units; access. A private access road shall be
used only to provide access to three lots which cannot legally be
further subdivided or improved with more than one dwelling unit. All
lots in the subdivision which adjoin the private access road shall
use it for access to the adjoining public road.
(2)
Length and width. The private access road shall not exceed 750 feet
in length as measured from the edge of the right-of-way of the abutting
road to the point of connection to the lot. The width of the private
access road shall conform to Table 390-48-1. Any proposed road exceeding
the seven-hundred-fifty-foot length shall comply with all normal standards
which apply to road construction.
(3)
Further development. If there is a potential for subdivision or development
of any of the lots created such that eventually more than one lot
and/or dwelling unit might result, the subdivider shall provide additional
right-of-way width as necessary to serve the maximum potential number
of lots/dwelling units. Cartway and travel way widths may remain the
same until such time as additional lots are platted or units proposed,
at which time all development and road standards applicable to a major
subdivision shall apply. In the alternative, the lots may be restricted
from further subdivision by deed restriction and inclusion of the
following note on the plan: "Each lot served by the private access
road shall be restricted from further subdivision and shall be limited
to the development of one dwelling unit."
(4)
Road ownership. The private access road shall not under any circumstances
be offered to the Township as a public road. A covenant such as follows
shall be placed on the final plan and the deed of conveyance clearly
assigning responsibility for the maintenance of the private access
road and turnaround and establishing its future private ownership
status: "The maintenance of the private access road and turnaround
shall be the responsibility of the owner(s) of the lots served by
the road. The private access road shall remain private and shall not
be offered for dedication to the Township as a public road."
(5)
Leveling area. A leveling area not exceeding 4% in grade and not
less than 40 feet in length shall be provided where the private access
road intersects with the right-of-way of the adjoining road.
(7)
Through road grade. A private access road shall not be permitted
to intersect the through road where the tangent grade of the through
road at the point of intersection of the center lines of the two roads
exceeds 8% for the private access road intersection.
(8)
Paving. The private access road shall be paved from the connection
with the adjoining road to 50 feet beyond the adjoining road right-of-way.
The paving material and cross section shall meet or exceed the specifications
for local roads required by this chapter.
L.
Intersections.
(1)
Center lines. Center lines of roads shall intersect as nearly at
right angles as possible. Center-line intersection angles of less
than 60° shall not be approved under any condition.
(2)
More than two roads. Intersections of more than two roads at one
point are not permitted.
(3)
Minimum offset. Where roads intersect other roads, the minimum offset
or distance between center lines of parallel or approximately parallel
roads intersecting a cross road from opposite directions shall be
as follows:
(4)
Cartway edge arc. The cartway edge at intersections shall be rounded
by a tangential arc with a minimum radius of 40 feet for local roads
and roads of lesser classification and 50 feet for collector roads
and roads of higher classification. The right-of-way arc shall be
congruent with the cartway arc.
M.
Major road frontage. Where a subdivision and/or land development
abuts or contains an existing or proposed collector road, or Township
or state road, the Township may require reverse frontage lots with
access from interior subdivision roads or such other treatment to
provide protection for abutting properties, reduction in number of
intersections with the collector or arterial road, and separation
of local and through traffic.
|
Table 390-48-1
Minimum Design Standards by Type of Road
| ||||||||
|---|---|---|---|---|---|---|---|---|
|
Type of Road
| ||||||||
|
Design Specifications
|
Arterial
|
Connector
|
Collector
|
Local
|
Marginal Access
|
Alley
|
Private Access
| |
|
Average daily traffic
|
> 5,000
|
1,001 to 5,000
|
501 to 1,000
|
500
|
500
|
—
|
30
| |
|
Posted speed
|
65 mph
|
55 mph
|
45 mph
|
25 mph
|
25 mph
|
N/A
|
15 mph
| |
|
Right-of-way width [b] [c]
|
80 feet
|
60 feet
|
60 feet
|
50 feet
|
50 feet
|
30 feet
|
25 feet
| |
|
Cartway width [c]
| ||||||||
|
•
|
With shoulders
|
48 feet
|
44 feet
|
28 feet
|
26 feet
|
22 feet
|
20 feet
|
18 feet
|
|
•
|
With curbs-no parking
|
48 feet
|
44 feet
|
24 feet
|
22 feet
|
22 feet
|
20 feet
|
18 feet
|
|
•
|
With curbs-parking 1 side
|
N/A
|
N/A
|
30 feet
|
28 feet
|
N/A
|
N/A
|
N/A
|
|
•
|
With curbs-parking 2 sides
|
N/A
|
N/A
|
36 feet
|
34 feet
|
N/A
|
N/A
|
N/A
|
|
Travel way width [d]
|
24 feet
|
24 feet
|
20 feet
|
18 feet
|
18 feet
|
20 feet
|
18 feet
| |
|
Shoulder width
| ||||||||
|
•
|
Cut and fill areas
|
6 feet [c]
|
6 feet [c]
|
4 feet
|
4 feet
|
2 feet
|
N/A
|
N/A
|
|
Maximum grade
|
6%
|
10%
|
10%
|
12%
|
12%
|
12%
|
12%
| |
|
NOTES:
| ||
|---|---|---|
|
[a]
|
Posted speed shall not exceed the speed required to
maintain safe and convenient circulation of vehicles and pedestrians.
| |
|
[b]
|
Plus slope, drainage and utility easements as required.
| |
|
[c]
|
Additional standards may be per Pennsylvania Department
of Transportation specifications.
| |
|
[d]
|
The travel way width shall be delineated with solid
white lines conforming to PennDOT standards.
| |
|
Table 390-48-2
Minimum Construction Standards by Type of Road
| ||||||
|---|---|---|---|---|---|---|
|
Type of Road
| ||||||
|
Construction Specifications
|
Arterial
|
Connector
|
Collector
|
Local
|
Alley
|
Private Access
|
|
Base material
| ||||||
|
Material
|
AASHTO NO. 2 Crushed Stone
| |||||
|
Compacted depth
|
8 inches
|
8 inches
|
8 inches
|
6 inches
|
6 inches
|
6 inches
|
|
Surface course
| ||||||
|
Material
|
Superpave Volumetric Asphalt Design
| |||||
|
Compacted depth
|
7.5 inches [a]
|
7.5 inches [a]
|
5.5 inches [b]
|
5.5 inches [b]
|
4.0 inches [c]
|
1.5 inches [d]
|
|
Shoulders
| ||||||
|
Material
|
Superpave Volumetric Asphalt Design
| |||||
|
Compacted depth
|
7.5 inches [a]
|
7.5 inches [a]
|
5.5 inches [b]
|
5.5 inches [b]
|
N/A
|
N/A
|
|
NOTES:
| |
|---|---|
|
[a]
|
1.5 inches Wearing + 6.0 inches Binder
|
|
[b]
|
1.5 inches Wearing + 4.0 inches Binder
|
|
[c]
|
1.5 inches Wearing + 2.5 inches Binder
|
|
[d]
|
1.5 inches Wearing [See § 390-48K(8).]
|
N.
Road right-of-way, travel way, and shoulder widths; and cross sections.
(1)
Shoulder surfaces shall be graded at a slope of 0.75 inch per foot
away from the pavement edge.
(2)
The finished paved travel way surface of tangent sections and curve
sections not required to be superelevated shall be crowned at 0.25
inch per foot away from the center line.
(3)
Properly superelevated cross sections shall be required on collector
roads in accord with most current "PennDOT Publication 13M, Design
Manual Part 2, Highway Design, latest edition" standards. The maximum
permissible superelevation shall be 0.08 feet per foot.
O.
Easements. Easements for utilities shall be provided and shall conform
in width and alignment to the recommendations of the appropriate utility
company. Easements shall also be provided for all stormwater drainage
ditches, sewers, and watercourses. All easements shall be shown on
the preliminary and final plans.
(2)
Utility easements.
(a)
Utility easements shall be a minimum of 10 feet in width and
shall be provided along all road rights-of-way in addition to the
required road width.
(b)
All existing and proposed utility easements shall be shown and
labeled on the plan and included in the restrictive covenants as appropriate.
(c)
Existing and proposed utility easements shall be included in
lot sizes unless otherwise restricted by the utility.
P.
Road alignment. Road alignment shall be designed as follows:
(1)
Deflection. Whenever road lines are deflected in excess of 5°
within 100 feet, connection shall be made by horizontal curves.
(2)
Sight distances, stopping sight distance, and tangents. Sight distance,
stopping sight distance, and tangents shall comply with "PennDOT Publication
13M, Design Manual Part 2, Highway Design, latest edition" requirements
based on average daily traffic for the road.
Q.
Road grades. Road grades shall be designed as follows:
(1)
Center-line grades shall not exceed the grades set forth in Table
390-48-1.
(2)
The maximum grade across the turnaround on a cul-de-sac road shall
not exceed 4%.
(3)
To provide for adequate drainage, the minimum grade of any road gutter
shall not be less than 1%.
(4)
To provide for adequate drainage, the minimum grade of any parallel
ditch along a road shall be not less than 1.5%.
(5)
A leveling area for all road intersections shall be provided in accord
with "PennDOT Publication 13M, Design Manual Part 2, Highway Design,
latest edition" requirements based on average daily traffic for the
intersecting roads.
Sight Distance, on crest of hill (vertical curve)
|
Sample Slope Calculation
|
R.
Vertical curves. Vertical curves shall be used at changes of grade
exceeding 1% and shall be designed in accord with "PennDOT Publication
13M, Design Manual Part 2, Highway Design, latest edition" requirements
based on average daily traffic for the road. The following vertical
curve information shall be shown on the road profiles:
S.
Clear sight triangles. At all road intersections and all land development
driveways/accesses, a triangular area shall be graded and/or other
sight obstructions removed in such a manner as not to obscure vision
between a height of two to 10 feet above the center-line grades of
the intersecting roads.
(1)
The clear sight triangle shall be guaranteed either by deed restriction,
by lease restriction or by plan reference, whichever method is applicable.
Vegetation shall not be planted or allowed to grow in such a manner
as to obscure vision between a height of two feet to 10 feet above
the center-line grades of the intersecting roads.
(2)
Such triangular area shall be determined by the intersecting road
center lines and a diagonal connecting the two points, one point at
each road center line, each of which points is:
(a)
One hundred fifty feet from the intersection of such road center
lines if either road is an arterial road.
(b)
One hundred feet from the intersection of such road center lines
if either road is a collector or connector road.
(c)
Seventy-five feet from the intersection of such road center
lines if both roads are local roads or private access roads.
Clear Sight Triangle
|
T.
Driveways and access drives.
(1)
All driveway and access drive 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, or to alter the stability of any roadway,
subgrade, or roadway embankment, or 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.
(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 Highway by Driveways and Local Roads," last 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 distance shall be verified in the field by the applicant's
professional 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 case 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 75 feet for local roads and 100 feet
for collector and 150 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 150 feet, 200 feet,
and 300 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 10 feet of a side or rear property
line, except where shared driveways are utilized.
(7)
Where on-street parking is permitted, the layout of the curb cuts
of the driveways shall be designed to maximize the number of on-street
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, the more restrictive regulations
shall apply.
(11)
All access driveways shall be paved in their entirety in accordance with design specifications of § 390-59D.
(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, driveway access
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 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 one-and-one-half-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 drive:
(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 pavings shall be approved by the Township as applicable for the specific use proposed in accordance with § 390-59D. 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 six-percent air entrainment by volume) and shall
be structurally reinforced with six-inch-by-six-inch gauge welded
wire fabric on four inches of 2A aggregate.
U.
Bridges and stream crossings. Bridges and other stream crossing structures
which are part of the road system shall be designed and constructed
in accordance with the current Pennsylvania Department of Transportation
Standards and Specifications for the proposed load and to pass the
fifty-year storm or as otherwise required by the stormwater management
plan. Evidence of compliance with any state or federal requirements
shall be provided.
V.
Clearing and grubbing. The right-of-way for all roads shall be cleared
of vegetation to the full width of the required right-of-way and including
any additional area required for road cartway, cuts and fills, and
associated drainage facilities.
(1)
All trees, stumps, roots, and other material deemed unsuitable by
the Township for underlying the road improvements shall be removed
from the grading area and shall be properly disposed of.
(2)
Voids created by the removal of stumps or roots shall be backfilled
and compacted to the satisfaction of the Township.
(3)
Rocks greater than six inches in diameter shall be removed to a minimum
depth of six inches below the finished subgrade.
(4)
All cleared and grubbed areas shall be inspected and approved by
the Township Engineer prior to the subbase installation.
W.
Cuts and fills. All cuts and fills shall be constructed as follows:
(1)
The maximum slope of any earth embankment or excavation shall not
exceed one foot vertical to three feet horizontal unless stabilized
by a retaining wall or cribbing, except as approved by the Board of
Commissioners for special conditions.
(2)
The maximum slope of any rock excavation shall not exceed four feet
vertical to one foot horizontal.
(3)
All embankments shall be compacted to prevent erosion.
(4)
Cuts and fills shall be stabilized to prevent surface water from
damaging the cut face of excavations of the sloping surfaces of fills.
(5)
Fills shall be placed in lifts and compacted in accord with specifications
of "PennDOT Publication 408, latest edition," to minimize sliding
or erosion of the soil.
(6)
Fills shall not encroach on natural watercourses or constructed channels;
and fills placed adjacent to such natural watercourses or constructed
channels shall have suitable protection against erosion during periods
of flooding.
(7)
Grading shall be done in a manner so as not to divert water onto
the property of another landowner without the written consent of the
landowner.
(8)
During grading operations, necessary measures for dust control shall
be exercised.
(9)
Grading equipment shall not be allowed to cross streams, wetlands
or other waters of the commonwealth except by PA DEP permit; and adequate
provisions shall be made for the installation of culverts and bridges.
X.
Subgrade, base and surface.
(1)
Subgrade.
(a)
The design and construction of the roadbed shall take into consideration
the supporting capacities of the subgrade, with particular attention
to those soils which are subject to frost heave.
(b)
No forest mat, roots or stones larger than six inches shall
be incorporated into the subgrade.
(c)
The subgrade shall be compacted to not less than 97% of the
determined dry weight (dry mass) density of the material on the site
as determined in accord with PTM No. 106, Method B.
(d)
Subgrade, parallel and cross drainage facilities shall be provided
when necessary and shall be located, designed and installed to maintain
proper drainage.
(e)
Unsuitable soils and materials, as identified by the project
engineer and confirmed by the Township Engineer, shall be removed
and replaced, drained or otherwise stabilized to provide adequate
support for the roadbed and anticipated loads. If construction of
a roadbed in such locations, and particularly, on soils identified
in the Monroe County Soil Survey as subject to frost heave is proposed,
the Township shall require such drainage facilities and/or underdrains
and subgrade drains as necessary to stabilize the subgrade. The design
of such facilities shall be approved by the Township.
(2)
Subbase and base course. Subbase and base course aggregate material
shall conform in type and be compacted to the depths shown in Table
390-48-2 of this chapter in accordance with the latest specifications
of PennDOT (Form 408) and the requirements of the Township.
(3)
Surface course. The bituminous surface course shall conform in type
and be compacted to the depths shown in Table 390-48-2 of this chapter
in accordance with the latest specifications of the PennDOT (Form
408) and the requirements of the Township.
(4)
Shoulders. Where curbs are not required or provided, shoulders shall
be provided and shall be constructed of the material and compacted
to the width and depth shown in Table 390-48-2 of this chapter.
(5)
Commercial/industrial areas. Any road serving a commercial or industrial
area shall be designed and constructed to collector road standards.
(6)
Parking lanes. Where curbs are required and/or provided for collector
roads, if a parking lane (between the travel way and the curb) is
approved by the Township, it shall be not less than eight feet wide
and shall be constructed to the same standards as the travel way.
Such parking lane shall be not less than eight feet wide for local
roads; and it shall be constructed of the same material and to the same depth as required for shoulders
and be stabilized by the application of bituminous product.
(7)
Alternative designs. Alternative roadbed designs may be imposed.
The alternate design must provide load capabilities equivalent to
or higher than the capabilities of the designs set forth above. Alternate
designs shall be reviewed on the basis of design recommendations of
the Asphalt Institute.[1]
Y.
Walls, slopes, and guide rails.
(1)
Where the grade of the road is above or below the grade of the adjacent
land, walls or slopes shall be constructed in a manner satisfactory
to the Township to support the road or the adjacent land, as the case
may be.
(2)
Streets shall be designed to preclude or minimize the need for guide
rail. Guide rails shall be required where the adjoining embankment
has a slope exceeding three feet horizontally to one foot vertically
and the grade of the road is two feet or more above the grade of the
adjacent land. However, the Township may require guide rail to be
placed for protection on embankments when a barrier is indicated by
the most current PennDOT standards, and the required guide rail shall
be installed in accord with most current PennDOT standards.
Z.
Curbs, gutters, and swales.
(1)
In nonresidential developments, or higher density residential developments,
or where other similar intensive uses exist or are anticipated, curbs
shall be required if deemed necessary by the Board of Commissioners
for public safety.
(2)
Minimum curb or pavement edge radii at road intersections shall equal
that required for the cartway edge.
(3)
Where curbs exist on abutting properties, their extension shall ordinarily
be required throughout the proposed subdivision.
(4)
Where curbs are not required, adequate gutters shall be graded and
protected by seeding, or appropriate surfacing.
(5)
Curbs shall be constructed in accord with the most current PennDOT
RC64M standard for plain concrete curbs and Americans with Disabilities
Act standards.
(6)
If gutters are provided, they shall be in conformance with good engineering
practice and subject to the approval of the Township Engineer. Gutters
and/or drainage swales shall be designed to prohibit erosive velocities
and paving may be required if runoff velocities exceed 5.0 fps when
calculated in accordance with PennDOT Manual, Part 2. Swales shall
be triangular or parabolic in design to facilitate maintenance and
the invert of the swale shall be below the subbase course to prevent
saturation of the roadway. Swales shall be deep enough to accommodate
driveway and other culverts.
(7)
Velocity calculation shall be placed on the center line profile drawings,
or shall be submitted separately.
AA.
Sidewalks; crosswalks. Sidewalks and road crosswalks may be required
where necessary to provide proper pedestrian circulation or to provide
access to community facilities and common areas. Sidewalks, where
required or provided, shall be located within the road right-of-way
immediately adjacent to the curbs, except as may be approved by the
Township to accommodate road trees or other landscaping. Sidewalks
and road crosswalks shall be constructed in accord with the most current
PennDOT RC67M standard and Americans With Disabilities Act standards.
BB.
Parking on roads. Off-road parking for all uses shall be provided in accord with this chapter; and roads shall not be designed to accommodate on-road parking except in accord with § 390-48X(6).
CC.
Driveway and cross drainage. At each point where a road is intersected by a driveway that requires surface drainage water to be carried under the driveway at the intersection, a culvert pipe shall be installed across the width of the driveway to meet the drainage requirements determined in accord with § 390-50 of this chapter. Such cross drains as may be necessary shall also be installed under the road in accord with the drainage plan. Pipes shall be installed at such depth and in such manner as dictated by the site; and no pipe shall be installed that is less than 15 inches in diameter with a minimum 0.5% slope for cross drainage. (See § 390-50 for additional requirements.)
DD.
Alleys. Alleys shall not be permitted unless approved for multifamily
and conservation design development, where lot sizes are small, in
order to improve the subdivision design and lot layout, reduce the
number of driveways entering roads, and maintain a pedestrian-scaled
community by providing for rear access to lots.
EE.
(Reserved)
FF.
Traffic signs, signals and pavement markings. Traffic signs, traffic
signals and pavement markings shall be required when considered necessary
by the Board of Commissioners to ensure safe traffic or pedestrian
circulation. All traffic signs, traffic signals and pavement markings
shall meet the most current requirements of PennDOT including the
Manual for Uniform Traffic Control Devices. In the case of traffic
signals, the developer, any subsequent owner, or any subsequent property
owners association or similar entity shall be responsible for the
long-term operation, maintenance, and replacement of the traffic signal
and all associated facilities, signs, and pavement markings.
GG.
Road striping. All roads constructed or improved as part of any subdivision
or land development shall be striped in accord with the most current
PennDOT requirements.
Monuments and markers shall be placed so that the center or
a scored or marked point shall coincide with the intersection of the
lines to be marked and shall be set to an accuracy of 0.03 foot; and
shall be certified by the project surveyor.
A.
Monuments.
(1)
Monuments shall consist of either:
(a)
Solid steel rods a minimum of 0.5 inch in diameter and 24 inches
in length, centered in a cylinder of concrete a minimum of nine inches
in diameter and 48 inches in depth, poured in place.
(b)
Steel pipes a minimum of 3/4 inch in diameter and 24 inches
in length, centered in a cylinder of concrete a minimum of nine inches
in diameter and 48 inches in depth, poured in place.
(d)
Such other monuments as the Township may approve.
(2)
Monuments, including the rod or pipe and the concrete, shall be placed
flush with the ground.
(3)
Monuments shall not be placed until road grading has been completed.
(4)
Monuments shall be set at all outbound locations where permanent
monuments did not exist at the time of the perimeter survey unless
site conditions preclude the installation and the missing monument
shall be noted on the final plan. Existing monuments shall not be
removed.
B.
Markers.
(1)
Markers shall consist of solid steel rods a minimum of 0.5 inch in
diameter and 20 inches long.
(2)
Such other marker as the Township may approve.
(3)
Markers shall be set two inches above the surrounding grade.
(4)
Markers shall be set at each existing and proposed lot corner. If
it is impossible or impractical to set a survey marker precisely on
the corner, then survey markers may be established on the line of
the lot and offset a distance from the actual corner. Such distance
shall be so noted on the final plan.
(5)
A permanent cap shall be attached to the top of each survey marker
and shall be labeled with the name and license number of the surveyor
responsible for setting the marker.
(6)
A wooden stake or other suitable object shall be placed or found
near each survey marker as a witness with a notation made on it which
identifies the lot by number, letter, or name of landowner.
A.
B.
Plan and stormwater management ordinance compliance. A stormwater drainage and management plan shall be required for all major subdivisions and all land developments and all subdivisions and land developments shall comply with Chapter 365, Stormwater Management.
C.
Compliance with state regulations. Stormwater drainage and management
shall comply with all Pennsylvania Department of Environmental Protection,
PennDOT, and other agency rules and regulations.
D.
Design criteria for detention and retention basins.
(1)
Floodplain. Unless permitted as a special exception by the Zoning
Hearing Board, detention basins shall not be located within floodplain
nor within areas of floodplain soils, with the exception that areas
of alluvial soils may be utilized if proof is accepted by the Board
of Commissioners that the area is not subject to flooding.
(2)
Maintenance. Detention basins shall be designed to facilitate regular
maintenance, mowing and periodic de-silting and reseeding.
(3)
Side slopes. Whenever possible, the side slopes and basin shape shall
conform to the natural topography. When such design is impracticable,
the construction of the basin shall utilize slopes as flat as possible
to blend the structure into the terrain.
(4)
Water depth. The maximum water depth, measured from the invert of
the lowest outlet orifice to the peak one-hundred-year water surface
elevation, shall not exceed five feet.
(5)
Embankment slope. The maximum slope of the earthen detention basin
embankments shall be four horizontal to one vertical.
(6)
Setback. The top or toe of any slope shall be located a minimum of
five feet from any property line unless other ordinance provisions
require a larger setback.
(7)
Top width. The minimum top width of the detention basin berm shall
be 10 feet.
(8)
Minimum. In order to ensure proper drainage on the basin bottom,
a minimum grade of 2% shall be maintained for areas of sheet flow.
For channel flow, a minimum grade of 1% shall be maintained.
(9)
Collecting swale. A collecting swale shale be provided to drain basins.
(10)
Permanent ponds. If permanent ponds are used, the developer
shall demonstrate that such ponds are designed to protect the public
health and safety. The following minimum design criteria shall be
maintained:
(a)
An aquatic safety bench shall be provided around the perimeter
of the permanent water surface. The depth of the bench shall be a
maximum of one foot for a width of at least 10 feet.
(b)
An area at least 15 feet wide with slopes of three to one shall
be provided from the edge of the safety bench toward the deep-water
portion of the pond.
(c)
Slopes in the remainder of the pond, below the permanent pool
elevation, shall be a maximum of 2:1.
(d)
Slopes above the permanent water surface shall be in accordance
with the design criteria set forth for detention and retention basins
within this chapter.
(e)
Wet ponds shall have a deep-water zone of at least eight feet
deep measured from the bottom of the wet pond to the top of the aquatic
safety bench in order to prevent stagnation.
(f)
Wet ponds shall be equipped with a manually operated drain that
can be secured against unauthorized operation to allow the pond to
be drained by gravity flow.
(g)
Wet ponds shall be provided with a water source so that the
permanent water surface can be maintained, as necessary, between periods
of rainfall.
(h)
Wet ponds shall be lined with an eight-inch thickness of clay
material in order to prevent excessive infiltration and to protect
against saturation of, and seepage through, the berm.
(11)
Emergency spillways.
(a)
Emergency overflow facilities shall be provided for detention
facilities to handle runoff in excess of design flows.
(b)
Whenever possible, the emergency spillway for detention basins
shall be constructed on undisturbed ground.
(c)
Emergency spillways shall be constructed of reinforced concrete
or other material approved by the Township Engineer.
(d)
All emergency spillways shall be constructed so that the detention
basin berm is protected against erosion.
(e)
The minimum capacity of all emergency spillways shall be the
peak flow rate from the one-hundred-year design storm after development.
(f)
The construction material of the emergency spillway shall extend
along the upstream and downstream berm embankment slopes.
(g)
The upstream edge of the emergency spillway shall be a minimum
of three feet below the spillway crest elevation.
(h)
The downstream slope of the spillway shall, as a minimum, extend
to the toe of the berm embankment.
(i)
The emergency spillway shall not discharge over earthen fill
and/or easily eroded material.
(j)
Dams.
[1]
All detention basins shall have a minimum top of embankment
as follows:
|
Class of Dam
|
Drainage Area
|
Top of Embankment
| |
|---|---|---|---|
|
A
|
< 320 acres
|
1 foot above maximum water surface elevation for emergency spillway
storm
| |
|
A
|
> 320 acres
|
2 feet above maximum water surface elevation for emergency spillway
storm
| |
|
B
|
< 150 acres
|
1 foot above maximum water surface elevation for emergency spillway
storm
| |
|
B
|
> 150 acres
|
2 feet above maximum water surface elevation for emergency spillway
storm
| |
|
C
|
< 150 acres
|
2 feet above maximum water surface elevation
| |
|
C
|
> 150 acres
|
Special treatment: Criteria established for each individual
case
|
[2]
The classification of dams shall be in accordance with the Natural
Resources Conservation Service's criteria as found in Technical
Release 60, as amended.
(12)
Anti-seep collars.
(a)
Anti-seep collars shall be installed around the pipe barrel
within the normal saturation zone of the detention basin berms.
(b)
The anti-seep collars and their connections to the pipe barrel
shall be watertight.
(c)
The anti-seep collars shall extend a minimum of two feet beyond
the outside of the principal pipe barrel.
(d)
The maximum spacing between collars shall be 14 times the minimum
project of the collar measured perpendicular to the pipe.
(e)
A minimum of two anti-seep collars shall be installed on each
outlet pipe.
(13)
Outlet pipes.
(a)
All outlet pipes through the basin berm shall be reinforced
concrete pipe with watertight joints.
(b)
Energy-dissipating devices (riprap, end sills, etc.) shall be
placed at all basin outlets.
(c)
Outlet pipes shall discharge to a defined watercourse having
a capacity to carry proposed discharge flows without erosion.
(d)
Outlet pipes shall be sized to pass the one-hundred-year storm
event.
(14)
Perforated risers.
(a)
A perforated riser shall be provided at each outlet of all detention
basins during construction for sediment control.
(b)
The riser shall extend to a maximum elevation of two feet below
the crest elevation of the emergency spillway.
(c)
The perforated riser shall be designed so that the rate of outflow
is controlled by the pipe barrel through the basin berm when the depth
of water within the basin exceeds the height of the riser.
(d)
Circular perforations with a maximum diameter of one inch shall
be spaced eight inches vertically and 12 inches horizontally.
(e)
The perforations shall be cleanly cut and shall not be susceptible
to enlargement.
(f)
All metal risers shall be suitably coated to prevent corrosion
and wrapped with geotextile fabric to filter sediment.
(g)
A trash rack or similar appurtenances shall be provided to prevent
debris from entering the riser.
(h)
All risers shall have a concrete base attached with a watertight
connection.
(i)
The base shall be sufficient weight to prevent flotation of
the riser.
(j)
An antivortex device, consisting of a thin vertical plate normal
to the basin berm, shall be provided on the top of the riser.
(15)
Embankment placement. All detention/retention basin embankments
shall be placed in a maximum of eight-inch lifts compacted to a minimum
of 95% of modified proctor density, as established by ASTM D-1557.
Prior to proceeding to the next lift, the compaction shall be checked
by the Township Engineer or a certified soils engineer. Compaction
tests shall be run on the leading and trailing edge of the berm along
with the top of berm.
(16)
Pond length. The length of the pond between the inflow and outflow
points shall be maximized to prevent short circuiting of the runoff
flowing through the pond.
(17)
Cutoff trench. A cutoff trench (keyway) of impervious material
shall be provided under all embankments that require fill material.
The cutoff trench shall be a minimum of eight feet wide, two feet
deep and have side slopes of one-to-one.
A.
All soil erosion and sedimentation control plans shall meet the specifications
of the Monroe County Conservation District and PA DEP, and shall comply
with Commonwealth of Pennsylvania, Title 25, Chapter 102, Department
of Environmental Protection regulations for soil erosion and sedimentation
control.
B.
Preliminary plan approval shall be conditioned on all required approvals
and permits from the Monroe County Conservation District and/or PA
DEP.
C.
Erosion and sedimentation controls shall be installed according to
the approved plan and shall be maintained by the developer in proper
functioning condition until stabilization of the area is completed
as determined by the Monroe County Conservation District. Failure
to install and maintain the controls shall constitute a violation
of this chapter.
A.
General requirements.
(1)
All subdivisions and land developments shall be served by an adequate
water supply and sewage disposal system; and the developer shall provide
evidence documenting said adequacy.
(2)
All suppliers of non-municipally owned, centralized water and/or
sewer services shall be organized in such a fashion as may be required
by the Pennsylvania Public Utility Commission and the Developer shall
provide for operation, maintenance and continuity of services in a
manner which is acceptable to the Township.
(3)
Three copies of all correspondence, supporting documentation, applications
for permits and certificates for operation submitted to the Pennsylvania
Department of Environmental Protection and/or the Pennsylvania Public
Utilities Commission for the right to provide such services shall
be forwarded to the Township as a part of the public record. One copy
of the permit and/or certificate of convenience issued by the Pennsylvania
Department of Environmental Protection and/or the Pennsylvania Public
Utilities Commission authorizing such services shall be forwarded
upon receipt to the Township as a part of the public record.
(4)
In the case of utilization of a publicly owned or other existing
centralized water supply and/or sewage disposal system the developer
shall submit at the preliminary stage a letter from the operator of
such utility indicating the utility owner's willingness to supply
service to the development and including a verification of the adequacy
of the utility system to serve the proposed development. At the final
approval stage an executed agreement with the service supplier shall
be submitted.
(5)
All required certificates of convenience, approvals and permits shall
be obtained by the developer and/or the utility owner as a condition
of preliminary approval and shall be submitted with the final plan
application.
(6)
All water supply and sewage disposal systems shall be designed and
certified by a Pennsylvania registered professional engineer or other
individual otherwise certified for such design work; and all systems
shall be designed in accord with all applicable federal, state and
local standards.
(7)
Pressure testing of all collection/conveyance of any centralized water supply or centralized sewage disposal system lines shall be required as part of the inspections required in accord with Article V of this chapter. All such testing shall be conducted in accord with the procedures specified by the Township Engineer.
(8)
All sewage disposal systems shall be consistent with the Township
Sewage Facilities Plan.
C.
On-lot water supply. All on-lot water supply systems shall comply
with the requirements of Pennsylvania Department of Environmental
Protection and/or applicable Township ordinances. The requirement
for the installation of on-lot wells shall be noted on the development
plan and shall be required by restrictive covenant to be approved
by the Township prior to preliminary plan approval.
D.
Shared water supply. Shared water supply systems shall only be permitted to serve two dwelling units or a nonresidential land development and the standards in this § 390-52D shall apply. In the case of nonresidential land developments, the Township may, based on the nature and scale of development, apply any or all of the standards contained in § 390-52E of this chapter.
(1)
Well capacity. The capacity of the well shall be certified by a licensed
well driller to be adequate for the use proposed.
(2)
Water distribution system.
(a)
The system design shall follow good engineering practice and
the requirements of the Pennsylvania Department of Environmental Protection.
The distribution system shall be designed and sized to provide the
design flows at a minimum pressure of 25 pounds per square inch at
curb stops.
(b)
Pipe classes shall be consistent with design pressures.
(c)
Before being placed into service, the system must be tested
and disinfected by procedures established by Department of Environmental
Protection.
(d)
Service connections shall be a minimum of three-fourths-inch
diameter.
(3)
Other standards. All shared water supply systems shall comply with
the requirements of Pennsylvania Department of Environmental Protection
and/or applicable Township ordinances.
E.
Centralized water supply.
(1)
Project supply. If an approved public water supply is not accessible
and water is to be furnished on a project basis, the applicant shall,
upon submission of the subdivision or land development plan, submit
written evidence that he has complied with all Township and state
regulations, and that the proposed system to be installed meets the
requirements of the PA PUC, PA DEP, and any other applicable regulations.
(2)
(Reserved)
(3)
Deep well source.
(a)
Wells shall be sited, drilled and tested under the direct supervisor
of a registered professional engineer and/or a professional hydrogeologist.
(b)
Wells shall be located away from potential source of pollution
on a reserved area of not less than 2,500 square feet in size.
(c)
The capacity of the well(s), as certified by a professional
engineer, shall be sufficient to produce at least 110 gallons per
capita per day and/or 400 gallons per day for each residential dwelling
unit to be served. Adequate capacity of any well(s) to service industrial
or commercial establishments shall be documented by the applicant
to the satisfaction of the Township and the Township Engineer.
(d)
Wells shall be pump tested utilizing a controlled step-draw
down test to establish the specific capacity of each well and to establish
a long-term pumping rate. The well shall be pumped at the above determined
long-term pumping rate for a sufficient period of time for stabilization
to occur and the recovery noted. In no case shall a pumping rate greater
than the recharge rate be allowed.
(e)
Well construction shall be consistent with generally accepted
practice and the guidelines of the Pennsylvania Department of Environmental
Protection.
(f)
Documentation of the effect of the projected area-wide draw
down of the water table may be required by the Township if the anticipated
pumping of groundwater warrants such documentation.
(4)
Water supply and fire protection.
(a)
Each townhouse, apartment, commercial or industrial building
in all subdivisions hereafter granted approval shall have an adequate
supply of potable water for domestic use and an adequate supply of
water for fire protection.
(b)
Where the applicant proposed 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 PA DEP regulations) from
on-site sewage systems, where proposed, must also be indicate on the
plan. Individual water supply systems shall be designed and installed
in accordance with all applicable standards of the PA DEP, and the
Township's regulations concerning installation of such systems.
(c)
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.
(d)
The design and installation of any central (public or community)
water supply system shall be subject to the approval of the Township,
the PA DEP 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.
(e)
In all subdivisions and land developments served by a central
water system, the following water pressure and gallonage requirements
shall apply:
[1]
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.
[2]
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. Where 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.
(f)
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:
[1]
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.
[2]
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 eight inches minimum diameter.
[3]
Fire hydrants shall be spaced so that all proposed building(s)
will be not more than 600 feet from a hydrant measured along travel
ways (driveway, roads, etc.).
[4]
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.
[5]
Residential use.
[a]
For purposes of fire protection of residential
uses, the system shall be capable of providing fire-flow water for
a minimum of two hours or not less than 1,000 gallons per minute for
one- or 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.
[b]
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.
[6]
Commercial or industrial use.
[a]
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.
[b]
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.
(g)
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.
[1]
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."
[2]
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.
[3]
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, draw-down 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.
[4]
The study shall outline the size of proposed water mains to
be utilized for the subdivision and 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 existing (if any) and proposed system when
the subdivision or land development is completed.
[5]
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 Utility 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.
[6]
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
requirement listed below are fully met.
[7]
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.
[8]
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 United States
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.
(h)
Business plan; security.
[1]
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.
[2]
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.
(i)
Construction standards.
[1]
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.
[2]
In balancing loops in the design, the Hardy-Cross, or an equivalent,
method shall be used.
[3]
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 Article V of this chapter.
[4]
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.
[5]
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.
[6]
Blowoffs shall not be connected to any sanitary sewer or be
submerged in any manner that will permit back siphonage in the distribution
system.
[7]
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.
[8]
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.
[9]
Gate valves shall be cast-iron body with double-disc gates,
bronze mounted conforming to AWWA C500 or resilient-seated wedge,
nonrising stem mechanical joint conforming to AWWA 0509.
[10]
Butterfly valves shall conform to AWWA C504. The
type of valve to be used shall be specified by the Township.
[11]
Valve interior openings shall be full size, and
valves on sixteen-inch mains or larger shall be geared and have suitable
bypasses.
[12]
Valve boxes shall be of the adjustable type with
the cover marked (WATER) and the direction of the valve operation
indicated.
[13]
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.
[14]
All easements shall be a minimum of 10 feet wide
unless depths of pipe, soil conditions, or additional utilities require
wider easements.
[15]
A building service connection shall consist of
a corporation stop at the main, a curb stop, and a water meter.
[16]
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, valving
shall be in accordance with the Plumbing Subcode of the Pennsylvania
Uniform Construction Code.
[17]
Curb stops and water meters shall be located as
specified by the public or private water supplier.
[18]
Common water service connections shall be permitted
where allowed by the Plumbing Subcode of the Uniform Construction
Code.
[19]
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.
[20]
Pipe size shall comply with the following requirements:
[a]
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.
[b]
Building service connection pipe shall have a minimum
diameter of 3/4 of an inch.
[c]
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.
[21]
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.
[a]
Ductile iron pipe, appurtenances, and fittings
shall comply with the following standards:
[i]
ANSI/AWWA C110/A21.10 (fittings).
[ii]
C111/A21.11 (gasket joints).
[iii]
C115/A21.15 (flanged joints).
[iv]
C151/A21.51 (pipe).
[v]
Thickness shall be designed in accordance with ANSI/AWWA C1150/A21.50.
[vi]
Ductile iron pipe shall be cement mortar-lined in accordance
with ANSI/AWWA C104/A21.4.
[vii]
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.
[c]
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.
[d]
Where transitions to flanged fittings are made,
adapters approved by the Township shall be used.
[e]
Building service connection pipe shall be Type
K copper or polyethylene (PE) pressure pipe that complies with ANSI/AWWA
C901.
[f]
Ductile iron pipe shall be used at all locations
where waterlines 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.
[g]
Ductile iron pipe shall also be used any time a
waterline crosses a steam or active drainageway. The ductile iron
pipe should extend for a distance of 20 feet on either side of the
stream bank.
[22]
Pipe bedding and backfill shall be installed in
accordance with the pipe manufacturer's recommendations.
[23]
To avoid settlement under paved roadways, PennDOT
2A stone shall be used to backfill waterline trenches when they pass
under paved roadways.
(j)
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 Department and
the Township.
(k)
If the proposed subdivision or land development will utilize
groundwater as the source of potable water, a hydrogeology study shall
accompany the preliminary plan.
(l)
Testing and inspections.
[1]
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.
[2]
All testing, disinfection, and laboratory analysis required
shall be arranged for and paid by the applicant/developer.
[3]
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.
(5)
Flow rates. Distribution systems serving commercial or industrial
developments shall provide for a minimum flow rate of at least 2.5
times the projected average daily flow rate or a minimum flow rate
in accordance with the standards of the National Fire Underwriters
Association, whichever is greater.
(6)
Water resources impact study. A water resources impact study shall
be required for all residential developments involving 12 or more
lots and any nonresidential development proposing to withdraw 4,000
or more gallons of water per day over a thirty-day period.
(a)
Purpose. These regulations are to ensure that expansion of production
from existing wells or development of new wells in the Township are
able to provide a reliable, safe, and adequate supply of water to
support the intended use within the capacity of available groundwater
resources, and to estimate any impacts of the additional water withdrawals
on existing nearby wells, underlying aquifers, wetlands and watercourses.
(b)
Pumping test and water quality analysis. All elements of the
pumping test well and water quality analysis shall be completed prior
to submission of the water resource impact study. A well construction
permit is required for the pumping test well(s) and monitoring well(s)
for preparation of the water resource impact study.
(c)
Professional preparation. The water resource impact study shall
be prepared by a professional geologist and/or professional engineer,
licensed in the commonwealth, experienced in the performance of groundwater
investigations for water supply wells.
(d)
Certification. The water resource impact study shall be signed
and sealed by the person(s) preparing the study and shall include
the following information, with respect to the proposed subdivision
and/or land development:
[1]
Calculations. Calculations of the projected water demand, including
both average and peak daily consumption, using the applicable criteria
set forth in the following references:
[a]
The adequacy of each residential water supply shall
be determined based upon a peak water demand considered to be that
specified for sewage system flows as stated in PA DEP Title 25, § 73.31.
[b]
The adequacy of nonresidential water supplies shall
be determined based upon the minimum water requirements published
in Table IV-1.2 of Part IV of the current edition of the PA DEP Public
Water Supply Manual. For nonresidential facilities other than those
found in Table IV-1.2, the adequacy of nonresidential supplies shall
be based upon the flow assumptions published in 25 Pa. Code Chapter
73, Standards for Sewage Disposal Facilities, § 73.17(b),
or shall be based on actual water meter or sewage meter flow data
for facilities of similar type and size. The applicant shall substantiate
any meter flow data used to determine the adequacy of nonresidential
supplies by submitting copies of water and/or sewer bills for the
similar facilities.
[c]
Guide for Determination of Required Fire Flow by
the Insurance Services Office (ISO), as amended.
[d]
Standards and Manuals for the American Water Works
Association, as amended.
[e]
In addition to the above, the projected water demand
shall include any additional flow required to comply with National
Fire Protection Association specifications for sprinkler systems.
[2]
Area maps. A topographic and geologic map of the area within
a one mile radius of the site.
[3]
Regional map information. The following information shall be
provided on a regional topographic map for the area within 0.5 mile
radius of all proposed wells. If any existing wells withdrawing over
10,000 gpd are located within one mile of the site, the mapping radius
shall be extended to one mile. Said map shall be up to date by using
recent aerial photographs and/or a driving survey.
[a]
The location of all existing and proposed wells;
including the test well(s) and monitoring wells.
[b]
The location of all existing and proposed on-lot
sewage disposal systems as well as all sewage treatment system surface
water discharges.
[c]
The location of facilities storing or handling
residual or hazardous wastes and substances, or petroleum products.
[d]
The location of all perennial and intermittent
watercourses.
[4]
Site plan. A site plan shall be provided, showing existing and
proposed lot lines. The following features shall be presented on an
up to date plan for the site and area within 300 feet beyond the site
perimeter.
[a]
Flagged wetland boundaries.
[b]
All springs, seeps and ephemeral pools.
[c]
All watercourses with a statement as to whether
they are perennial or intermittent.
[d]
Existing and proposed wells.
[e]
Existing and proposed septic systems.
[f]
Test well(s) and monitoring wells.
[g]
Topography.
[h]
Piezometer wells, if applicable.
[5]
Pumping test wells. The number of test wells is dependent upon
the number of proposed dwelling units.
[a]
One pumping test well shall represent spatially
and by supply, groups of 25 or less dwelling units. Thus, a pumping
test well is required for increments of 25 or less proposed dwelling
units, and shall be located in the approximate center of the cluster
of units and shall be pumped at a rate that must exceed 150% of the
anticipated peak water demands of those units. The test wells may
be located so as to later be used as individual residential wells.
Pumping of the test wells shall occur on separate weeks so as to avoid
interaction.
[b]
For nonresidential developments, the test well
shall be the supply well anticipated for use by the facility. A backup
well is highly recommended and should be tested on a separate week
than the primary well.
[6]
Monitoring wells.
[a]
At least six monitoring wells shall be employed
for each pumping test. Monitoring wells shall be evenly spaced radially
around the test well so as to represent the region. Wells shall be
evenly distanced from the test well so as to experience background
in addition to interaction conditions. At least one well shall be
no more than 500 feet from the test well. If such a well is not available,
a monitoring well can be drilled on the site to serve that purpose.
The monitoring well should be drilled in a location and constructed
in a location, depth and yield so as to later be used as a house well.
Information regarding monitoring well casing depth, total depth and
water producing zones shall be provided in the final report.
[b]
The applicant shall secure written permission from
the property owner for any off-site well to be used for monitoring,
that grants the Township permission for a period not to exceed 18
months after completion of the project, to obtain water level measurements
and samples of the water for laboratory analysis as required to verify
compliance with this chapter.
[c]
Water levels in the monitoring wells shall be made
at sufficient frequency during the test so as to allow for a clear
understanding of the static water level trend throughout the pumping
test. At least one week prior to the pumping of the test well, the
monitoring wells shall be measured on a least four separate days.
During the pumping test, monitoring wells shall be measured at no
less than two-hour intervals during daylight periods. It is highly
recommended that either night time measurements be made or automated
water level logging devices be employed to improve well level data
for those wells that are in use. Insufficient or poor quality data
may negate the test results. At least four days of post well water
level measurements shall be recorded over a period of a week.
[d]
Ground elevation adjacent to the well(s) in addition
to the static water level shall be based on USGS vertical datum.
[7]
Testing locations and details. Prior to drilling and/or testing,
the Township Engineer shall be provided with the Pennsylvania State
Plane Coordinates for the monitoring and test well locations and a
map of said locations of the test well(s) and monitoring wells. Prior
to drilling and/or testing, the Township Engineer shall be provided
with the anticipated pumping test rate and monitoring frequency program
which shall be subject to approval by the Township Engineer prior
to the test. Dates of drilling and testing shall be made available
to the Township Engineer so that they may witness field operations
as necessary.
[8]
Geologic log. An accurate geologic log should be maintained
during drilling of the pumping test well(s) and monitoring well(s)
if applicable, to provide a detailed description of the type and thickness
of rocks and overburden encountered. Additionally, the log shall contain
information on the depth of all water bearing zones encountered and
the yield from each zone. The total yield from the well shall be measured
using a quantitative method. Samples shall be collected every 20 feet
during drilling, or at each change in rock type, whichever occurs
first.
[9]
Pumping tests. Forty-eight-hour pumping test(s) shall be conducted
on the pumping test well(s) at a rate not less than 150% of the combined
projected peak daily water demand for the proposed need for which
the well represents. The test shall include the monitoring of background
water levels in all wells for a period not less than one week prior
to start of pumping and one week after pumping. The pumping test shall
be conducted during a period when there is no measurable precipitation
for at least 48 hours prior to pumping and throughout the test. If
precipitation is encountered during this period, the data shall be
evaluated using an acceptable method to account for the effects of
any recharge upon water levels in the wells, and upon all calculations
at a constant pumping test data. Significant recharge during the test
may cause the results to be considered invalid. The pumping test shall
be followed by a recovery test, with monitoring of water levels in
the test well being conducted until at least 95% recovery of draw
down is observed in the test well, or until 48 hours after termination
of pumping, whichever is first.
[10]
Pumping rate. The pumping test shall be conducted
at a constant pumping rate that shall not deviate greater than +/-
5% during the test. The rate of flow shall be monitored by a water
meter that tallies total flow volumes as well as reveals pumping rate.
The rate of flow from the meter shall be verified periodically through
the test with manual bucket and stopwatch measurements and such confirmation
measurements recorded and reported.
[11]
Pumping test discharge. The pumping test discharge
shall be directed away from and downslope of the test well so as not
to significantly influence draw down in the test well and monitoring
wells. The means of conveyance and point of discharge shall be approved
by the Township Engineer, and shall be at least 100 feet distant.
[12]
Required data. The report shall include precipitation
data, static water level immediately prior to yield testing, hydrograph
of depth to water surface during test pumping and recovery period
of the test well, graphs of depth to water surface at monitoring wells
during the test pumping period, typed and raw field notes showing
original observations, water levels and flow readings, and the time
readings were taken.
[13]
Water quality. Water quality samples shall be
obtained from the test well at termination of the pumping testing
to demonstrate that drinking water quality conforms to this section.
[a]
All samples shall be collected, transported and
analyzed in accordance with US EPA and PA DEP protocol for drinking
water. Sample testing shall be performed by a laboratory certified
by the commonwealth to perform drinking water analysis. Laboratory
reports shall contain sufficient quality assurance and quality control
data to explain any analysis and reporting conditions or deficiencies.
Water quality must comply with currently published US EPA National
Primary and Secondary Drinking Water Standards and Health Advisories.
[b]
Water quality testing shall include, at a minimum,
the following parameters: total and fecal coliform, nitrate/nitrite,
pH, iron, manganese, sulfate, lead, chloride, hardness, turbidity,
odor, total dissolved solids, surfactants (detergents), volatile organic
compounds - Group 1 (VOC1) + 10 unknowns, MTBE, herbicides - Group
1 (HI) and pesticides - Group 3 (P3). A library search for tentatively
identified compounds (TICs). Additional analysis shall be required
if TICs are discovered. Group 1 (VOC1), etc., refers to PA DEP categories
of contaminants.
[c]
The applicant shall perform a survey to identify
and evaluate potential sources of contamination that may impact water
quality in the proposed well(s), and shall perform additional sampling
and analysis as may be required to assure water quality is satisfactory
for the protection of human health and the environment.
[d]
A well that does not meet the above standards shall
be required to meet them through adequate treatment facilities. Installation
and annual maintenance cost estimates to adequately treat the water
shall be provided in the report.
[e]
The laboratory report shall be included and shall
contain the name, license number and address of the state drinking
water certified laboratory.
[14]
Aquifer capacity. Documentation shall be provided
to support the requirement that the aquifer beneath the site has the
capacity to provide wells of sufficient yield to meet the needs of
the proposed development. For residential dwelling units, minimum
well yield shall be three gallons per minute with sufficient depth
below water table to allow for storage of at least one day of peak
water use within the borehole. Supportive evidence shall consist of
wells drilled on site, neighboring well information, and data available
for wells within one-half mile of the site using the Pennsylvania
Groundwater Information System (PA GWIS).
[15]
Hydrologic budget. A hydrologic budget shall be
calculated, on an annual basis, for the site based upon the drought
recharge capacity of the underlying aquifer and the projected peak
water demand of the proposed well(s). The budget shall use groundwater
recharge values from published references and a drought of at least
one-in-ten-year severity. The recharge area for the budget shall consist
only of the proposed development project, less impervious surface
unless infiltration system considerations are made. If on-site septic
systems are proposed, sand mounds, subsurface and at-grade systems
may allow for contribution of ninety-percent return of water to the
aquifer system. Aquifer contribution from spray, drip and stream discharge
shall be determined on a case-by-case basis. A determination shall
be made on whether or not the potential exists for adverse effects
on hydrogeology of the project vicinity, including adjacent wells,
springs, surface water and wetlands, based upon the results of the
hydrologic budget.
[16]
On-lot sewage system effects. A narrative describing
the design of all on-lot sewage disposal systems and their effect
upon groundwater recharge and quality with respect to all proposed
and existing water supplies. A nitrate study shall be performed following
PA DEP mass balance policy guidelines which include average year recharge
from the development site alone less impervious surface, sewer system
design flow rates and a 45 mg/l effluent. Available existing groundwater
quality nitrate data shall be obtained from test well(s), adjacent
supply wells and springs to include as background nitrate levels.
Total nitrate levels shall not be allowed to exceed the 10 mg/l drinking
water limit.
[17]
Effects on waters of the commonwealth. If wetlands,
seeps, springs, ephemeral pools and/or streams exist on or within
300 feet of the proposed and existing wells boundary, the Report shall
address the potential to affect these features as a result of drilling
and pumping of the proposed supply wells. Circumstantial evidence
to support conclusions regarding this issue shall be considered limited
in value. Thus, direct monitoring of water levels and direct measurement
of flows during pumping tests shall be required when said surface
water features are deemed at potential risk. If staff gauges are used,
measured stream and seep flow rates must be provided to quantify flows
at various gauge levels. Analysis shall include evaluation of the
potential effect from proposed underground utility lines that may
penetrate the shallow groundwater system.
[18]
Qualifications. The report shall include a brief
statement of the qualifications of the person(s) preparing the study.
F.
On-lot sewage disposal.
(2)
Site suitability.
(a)
All residential lots in developments proposing the use of on-site
sewage disposal shall contain at least one area suitable for such
a disposal system as tested by the Township SEO in accord with DEP
requirements. Such areas shall be shown on the preliminary plan and
final plan. All sewage disposal areas shall remain undisturbed, and
this shall be assured via a covenant placed on the plan.
(b)
Prior to any action on the preliminary plan by the Township, the applicant must document that all lots in subdivisions proposing sewage disposal contain a suitable area as tested by the Township SEO in accord with DEP requirements and this § 390-52F, or are already served by an adequate, existing sewage disposal system.
(c)
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.
(3)
Conservation design subdivisions. In the case of conservation design
subdivisions, the primary and reserved sewage disposal areas may be
located on common land, provided the necessary easements for construction
and maintenance of such systems are provided.
G.
Centralized sewage disposal system. In addition to the following
standards, the Township Sewage Facilities Ordinance[3] shall govern all centralized sewage disposal facilities,
as defined by said ordinance.
(1)
Sanitary sewerage system design standards:
(a)
Plans and specifications. Construction drawings, prepared by
a licensed professional engineer, must be prepared for all facilities
and shall include:
[1]
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.
[2]
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).
[3]
All lots without basement service shall be clearly noted on
the plan(s).
[4]
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.
[5]
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.
[6]
Shop drawings of all material shall be submitted to the Township
for review and approval prior to the start of construction.
[7]
Erosion and sedimentation control plans shall be submitted wherever
sewers are being constructed through land not covered by the overall
erosion and sedimentation plan.
(b)
Sewer main design criteria.
[1]
Minimum sewer diameter shall be eight inches and the minimum
slope shall be 1/2%.
[2]
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.
[4]
Sewer mains shall be placed on six inches No. 8 stone bedding
(per "PennDOT Publication 13M, Design Manual Part 2, Highway Design,
latest edition") and within all roads, backfilled completely with
No. 8 stone (per "PennDOT Publication 13M, Design Manual Part 2, Highway
Design, latest edition"). In lawn areas, the main shall be backfilled
with a minimum of 12 inches of No. 8 stone (per "PennDOT Publication
13M, Design Manual Part 2, Highway Design, latest edition") with the
remaining fill material made up of clean fill with stones no greater
than four inches in diameter.
[5]
When sewers are designed with a grade in excess of 20%, steep
slope anchors shall be installed.
[6]
Sewer easements outside of public rights-of-way shall be a minimum
of 20 feet with an additional temporary construction easement of 10
feet.
[7]
When a sewer crosses a stream or ditch, the design shall be
in accordance with PA DEP rules and regulations.
[8]
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.
(c)
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.
[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-433 or butyl base joint sealant
that permits installation in temperatures from -20° F. to 120°
F., and complies with Federal Specification SS-S00210.
[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 five-eighths-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 be 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 manufacture'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 casting 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" in three-inch-high
letters 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 coal-tar pitch
varnish at the factory before equipment 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.
(d)
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 unpaved areas shall be SDR 35 (ASTM D3034) or Schedule
40 PVC (ASTM D1785) solid wall pipe.
(e)
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 videotape 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.
(f)
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.
[3]
Private pump stations shall be reviewed and approved by the Township using the reference cited in Subsection G(1)(f)[1] above.
[4]
Force main pipe criteria shall meet the standards established in Subsection G(1)(f)[1] above.
(h)
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 on
plot plans
(2)
Available sewage disposal. If a centralized sewage disposal system
is proposed as part of the subdivision, and an existing public sewage
disposal system or an existing private sewage disposal system is identified
as a regional system by the Township Sewage Facilities Plan in the
area of the proposed subdivision, said development shall connect to
such system in accord with the requirements of the Township Sewage
Facilities Plan, the system owner, the PA PUC and the PA DEP.
(3)
Project system. If an approved regional sewage disposal system is
not accessible and sewage disposal is to be furnished on a project
basis, the applicant shall, upon submission of the subdivision or
land development plan, submit written evidence that he has complied
with all Township, county, and state regulations, and that the proposed
system to be installed meets the requirements of the Pennsylvania
Department of Environmental Protection and any other applicable regulations.
(a)
All centralized sewage disposal systems shall be consistent
with the sewage feasibility studies and plans of the Township.
(b)
All sewage collection and treatment facilities shall be designed
and constructed in accordance with regulations and requirements of
PA DEP and applicable Township ordinances.
(c)
All centralized sewage disposal systems shall be designed and
constructed to provide adequate capacity for the ultimate flow of
the subject development.
(d)
All centralized sewage disposal systems using subsurface or
land application of sewage effluent shall be designed and constructed
in accord with applicable PA DEP standards; and a suitable replacement
area for the effluent disposal area shall be provided.
All utility lines required to service the subdivision shall
be planned in cooperation with the respective utility companies. A
letter shall accompany the subdivision or land development plan stating
that the utility plan has been reviewed by the applicable utility
company, such plan is approved, and service will be available. All
cables, wires, conduits, pipes, and lines servicing the development
shall be subject to the requirements set forth in this chapter.
See § 390-48AA.
A landscape plan meeting the requirements of this section shall
be prepared for all land developments and major subdivisions; and
no land development or major subdivision shall be finally approved
until all landscaping has been installed or guaranteed in accord with
this chapter.
A.
Legislative intent. It is the intent of these landscape planting
requirements to conserve existing healthy plant communities, such
as woodlands, and to require new landscape plantings in critical areas
of new developments in order to:
(1)
Reduce soil erosion and protect surface water quality by minimizing
stripping of existing woodlands or tree masses.
(2)
Reduce stormwater runoff velocity and volume by providing planting
areas where stormwater can infiltrate.
(3)
Improve air quality by conserving existing or creating new plantings,
which produce oxygen and remove carbon dioxide from the atmosphere.
(5)
Provide wind breaks, shade, and the other microclimate benefits of
trees and landscape plantings.
(6)
Conserve historically, culturally, or environmentally important landscapes
such as wooded hillsides, scenic views, or aesthetic natural areas.
(7)
Preserve and enhance property values through the implementation of
good landscape architectural standards.
(8)
Provide planted buffers between land developments, which act to visually
integrate a development into the existing landscape.
(9)
Provide planted and architectural visual screens around visually
obtrusive site elements within development.
(10)
Enhance the aesthetic appearance of the community and provide
privacy and beauty.
(11)
Improve traffic flow in parking lots by requiring planted parking
islands and medians to separate traffic.
(12)
Conserve energy by moderating solar radiation and providing
shade.
(13)
Improve the environment for pedestrians along streets, parking
lots, and other pedestrian areas.
(14)
Aesthetically improve stormwater management facilities, such
as detention basins, without impairing function.
B.
Minimum number of trees; preservation of existing vegetation. Unless
other provisions of this chapter require more trees or vegetation,
each development site shall include a minimum of 12 deciduous or evergreen
trees for each one acre. Each deciduous tree shall be 2.5 inch caliper
or greater and each evergreen tree shall be six to seven feet in height
or greater. As an alternate, 10 trees for each one acre shall be required
if deciduous trees are four inches in caliper or greater and evergreen
trees are eight feet to 10 feet in height or greater. Five shrubs
2.5 feet in height or greater may be substituted for one tree of 2.5
inch caliper for a maximum of 20% of the tree requirement.
(1)
Preservation of existing vegetation. Each mature tree, tree mass,
or woodland on the site shall be designated "TO REMAIN" or "TO BE
REMOVED" and shall be shown on the plan in accord with the following
criteria:
(a)
All subdivisions and land developments shall be laid out in
such a manner as to minimize the removal of healthy trees and shrubs
on the site. Mature trees (six inches or greater dbh) shall be preserved
insofar as possible; and special consideration shall be given to major
specimen trees (12 inches or greater dbh). The plan shall show the
location of major specimen trees in areas of the site proposed for
development, and the edge of existing woodlands.
(b)
The applicant shall document that vegetation removal is minimized.
If challenged by the Township, the applicant shall produce evidence,
such as written documents or plans certified by a registered landscape
architect or other person deemed qualified by the Township, showing
that no alternative layouts are possible and that no alternative clearing
or grading plan would reduce the loss of mature trees, tree masses,
and woodlands.
(c)
The following criteria shall be used by the Township to make
the final determination of which mature trees, tree masses, or woodland
shall be designated "TO REMAIN":
[1]
The outermost branches of the tree(s) are at least five feet
from any proposed buildings or structures.
[2]
The outermost branches of the tree(s) are at least five feet
from any proposed changes in grade, drainage structure, utility corridor,
parking, or load/unloading area, sidewalk, on-site sewage system,
or any other excavations.
[3]
The tree(s) are clear of any proposed sight triangles and do
not, by their location or apparent health, pose any undue threat to
the public health, safety, or welfare. The Township may permit some
landscape material to be placed in the clear sight triangle when it
determines that the type of material and its location will not create
a hazard to motorists or conflict with utility locations.
[4]
If these trees are diseased or are excessive in number and thinning
will promote and enhance the healthy development of the remaining
trees, the Township may be require the removal of the trees.
(d)
Mature trees, tree masses, or woodland that are not designated
"TO REMAIN" shall be designated "TO BE REMOVED." These trees shall
be removed in the field during the construction process.
(e)
Specimen tree preservation or removal shall be considered on
an individual basis and site conditions.
(2)
Protection of existing vegetation. Existing vegetation designated "TO REMAIN" in accord with Subsection B(1)(c), above, shall be identified in the field prior to any clearing and shall be physically protected throughout the construction process. A temporary physical barrier, such as a snow fence, shall be erected a minimum of one foot outside the dripline on all sides of individual trees, tree masses, or woodlands prior to major clearing or construction. The barrier shall be placed to prevent disturbance to, or compaction of, soil inside the barrier and shall remain until construction is complete. The barrier shall be shown on the landscape plan.
(3)
Credit for existing trees. If healthy, existing trees will be preserved
which will generally meet the requirements of this section, the Township
may, in its discretion, permit the existing tree(s) to serve as a
credit toward the number of shade trees required to be planted. In
addition, the Township, in its discretion, may permit existing trees
which would otherwise be required to be maintained by this chapter
to be removed in exchange for the developer planting replacement trees
in accord with this section. To be eligible for use as credit toward
a required tree, a preserved tree shall be maintained in such a manner
that a minimum of 50% of the ground area under the tree's dripline
shall be maintained in natural ground cover and at the existing natural
ground level. The applicant may provide a sample plot representative
of the trees on the parcel to determine the credit. The following
standards shall be used to determine the extent of credit:
|
DBH of Approved Preserved Tree
|
Number of Credited Trees
| |
|---|---|---|
|
Greater than 30 inches
|
4
| |
|
15 to 29 inches
|
3
| |
|
7 to 14 inches
|
2
| |
|
2 to 6 inches
|
1
|
(4)
Hydrology. Alteration of existing drainage patterns and water supply
for the protected vegetation shall be minimized.
(6)
Clear sight triangles. All landscaping shall comply with the sight
distance requirements of this chapter, including intersections of
public streets and access drives of commercial, industrial and multifamily
developments. The Township may permit some landscape material to be
placed in the clear sight triangle when it determines that the type
of material and its location will not create a hazard to motorists
or conflict with utility locations.
(7)
Topsoil protection. Topsoil shall not be permanently removed from
a lot except from areas that will be covered by buildings or paving.
This shall not prohibit the temporary movement and storage of topsoil
during construction.
C.
Parking lot landscaping.
(1)
Landscaping benefits. Parking lots shall be landscaped with trees
and shrubs to reduce the impact of glare, headlights, and parking
lot lights; to delineate driving lanes; define rows of parking; and
facilitate pedestrian circulation. Furthermore, parking lots shall
be landscaped to provide shade in order to reduce the amount of reflected
heat and to improve the aesthetics of parking lots.
(2)
Lots with 10 or more stalls. All parking lots with 10 or more stalls
shall be landscaped in accord with the criteria in this section.
(a)
One planting island shall be provided for every 10 parking stalls.
There shall be no more than 15 contiguous parking stalls in a row
without a planting island.
(b)
The ends of all parking rows shall be divided from drives by
planting islands.
(c)
In residential developments, large parking lots shall be divided
by planting strips into smaller parking areas of no more than 40 stalls.
(d)
In nonresidential developments, large parking lots shall be
divided by planting strips into smaller parking areas of no more than
100 stalls.
(e)
Planting islands shall be a minimum of nine feet by 18 feet
in dimension, underlain by soil (not base course material); mounded
at no more than a 3:1 slope, nor less than a 5:1 slope; and shall
be protected by curbing or bollards. Each planting island shall contain
a minimum of one shade tree plus shrubs and/or ground cover sufficient
to cover the entire area.
(f)
All planting strips shall be a minimum of eight feet wide. Strips
shall run the length of the parking row, underlain by soil (not base
course material), shall be designed to encourage the infiltration
of stormwater insofar as possible, and shall be protected by curbs,
wheel stops, or bollards. Planting strips shall contain plantings
of street-type shade trees at maximum intervals of tree per 30 feet,
plus shrubs and/or ground cover, as approved by the Township, to cover
the entire area.
(g)
The placement of light standards shall be coordinated with the
landscape plan to avoid a conflict with the effectiveness of light
fixtures.
(3)
Buffers. All parking lots shall be buffered from public roads and from adjacent properties as required in § 390-55F.
(4)
Reserved parking areas. The number of trees in parking areas which have been reserved in accord with Chapter 470, Zoning, shall not be counted toward the minimum required by this § 390-55. This area shall remain undisturbed or shall be landscaped in accord with the minimum requirements specified in § 390-55B.
D.
Street trees.
(1)
Street trees required. Street trees shall be required:
(a)
Along all existing streets abutting or within the proposed subdivision
or land development.
(b)
Along all proposed streets.
(c)
Along access driveways that serve five or more residential dwelling
units.
(d)
Along access driveways that serve two or more nonresidential
properties.
(e)
Along major walkways through parking lots and between nonresidential
buildings, as recommended by the Planning Commission.
(2)
Waiver for existing vegetation. The street tree requirement may be
waived by the Township where existing vegetation is considered sufficient
to provide effective screening and to maintain scenic views of open
space, natural features, or other valued features.
(3)
Standards. Street trees shall be located between the ultimate right-of-way
line and the building setback line and shall meet the following standards:
(a)
Trees shall be planted a minimum distance of five feet and a
maximum distance of 15 feet outside the ultimate right-of-way line.
However, in certain cases, as follows, the Township may permit trees
to be planted within the ultimate right-of-way:
(b)
In nonresidential developments, trees shall be located within
a planting bed within the front yard setback, at least 10 feet in
width, planted in grass or ground cover. In areas where wider sidewalks
are desirable, or space is limited, tree planting pits within the
sidewalk may be approved.
(c)
Trees shall be located so as not to interfere with the installation
and maintenance of sidewalks and utilities. Trees shall be planted
a minimum distance of three feet from curbs and sidewalks, 15 feet
from overhead utility poles with appropriate species selection for
trees under utility wires, and six feet from underground utilities.
(d)
Trees shall be planted at a ratio of at least one tree per 50
linear feet of frontage or fraction thereof. Trees shall be distributed
along the entire frontage of the property, although they need not
be evenly spaced.
E.
Stormwater basins and associated facilities. Landscaping shall be
required in and around all stormwater management basins in accord
with the most current PA DEP Best Management Practices Manual and
the following:
(1)
Vegetative cover required. All areas of stormwater management basins, including basin floors, side slopes, berms, impoundment structures, or other earth structures, shall be planted with cover vegetation such as lawn grass or naturalized plants specifically suited for stormwater basins. (See § 390-55H for plants for stormwater basins.)
(a)
Lawn grass areas shall be sodded or hydro-seeded to minimize
erosion during the establishment period; and, once established, these
areas shall be maintained at a height of not more than six inches.
(b)
Naturalized cover plants, such as wild flowers, meadows, and
nonaggressive grasses specifically designed for the permanently wet,
intermittently wet, and usually dry areas of stormwater basins, may
be planted as an alternative to lawn grass provided:
(c)
Trees and shrubs shall be allowed in and around stormwater basins,
provided no interference is caused to the proper function of the basin;
and trees or shrubs shall not be planted on an impoundment structure
or dam.
(2)
Basin shape. Basin shape shall incorporate curvilinear features to
blend with the natural surrounding topography; and the use of sharp
geometric shapes shall be avoided.
(3)
Basin grades. Minimum grades inside stormwater basins shall be 1%
unless infiltration is an integral part of the design; and maximum
side slopes of the basin shall be 33% (3:1 slope).
F.
Buffers and screens.
(1)
Property lines and site elements. All subdivisions and land developments
shall be landscaped with the following two components:
(3)
Property line and road right-of-way buffer requirements.
(b)
An on-site investigation by the applicant shall identify the adjacent land uses along each property boundary. In the case of vacant land, the uses permitted by Chapter 470, Zoning, shall be used. The existing or zoned uses shall be noted on the plan; and, in the case of several permitted uses on a site, the most restrictive requirements shall apply. The Township shall make the final determination of the designation of the existing or zoned land uses.
(c)
The width and quantity and type of plants required shall be
determined by the intensity of the proposed land use and the adjacent
land use, vacant land, or zoning district, according to Table 390-55-1.
|
Table 390-55-1
Property Line and Road Right-of-Way Buffers
[See § 390-15F(3) for buffer intensity requirements.]
| ||||
|---|---|---|---|---|
|
Property Line Buffers applies to side and rear property
lines
| ||||
|
Adjacent Use
| ||||
|
Proposed Use
|
Office/ Institutional
Public Recreation
|
Commercial/ Industrial
|
Multifamily
Mobile Home Park
|
Single-Family
Two-Family
|
|
Buffer Type/Width
(feet)
| ||||
|
Office/Institutional
|
Low/10
|
Low/10
|
Medium/15
|
High/20
|
|
Commercial/ Industrial
|
Medium/15
|
Low/10
|
High/20
|
High/20
|
|
Residential*
|
Low/10
|
Medium/15
|
Low/10
|
Medium/15
|
|
Active recreation (play fields, golf courses, swim clubs, etc.)
|
Low/10
|
None
|
Low/10
|
Low/10
|
|
NOTES:
| |
|---|---|
|
*
|
Buffers are required for all multifamily and mobile home parks
|
|
Parking Lot Buffers Along Road Rights-of-Way
| ||
|---|---|---|
|
Size of Parking Lot
|
Buffer Type/Width
(feet)
| |
|
10 spaces or less
|
Low/10
| |
|
11 to 50 spaces
|
Medium/20
| |
|
More than 50 spaces
|
High/30
| |
(d)
Buffer area location and dimensions.
[1]
The buffer area may be included within the front, side, or rear
yard setback.
[2]
The buffer area shall be a continuous pervious planting bed
consisting of trees and shrubs, grass or ground cover.
[3]
Parking shall not be permitted in the buffer area.
[4]
Site element screens shall be permitted in the buffer area.
[5]
Stormwater basins shall be permitted in the buffer area.
(e)
Plant quantities and types. In accord with Table 390-55-1, for
every 100 linear feet of property line to be buffered, the following
minimum quantities and types of plants shall be required:
|
Buffer Type
|
Plants
(per 100 linear feet)
| |
|---|---|---|
|
Low
|
2 canopy trees; and
| |
|
1 ornamental tree
| ||
|
Medium
|
2 canopy trees;
| |
|
2 ornamental trees; and
| ||
|
2 evergreen trees
| ||
|
(15 shrubs may be substituted for 1 ornamental tree)
| ||
|
High
|
5 evergreen trees;
| |
|
2 ornamental trees; and
| ||
|
2 canopy trees
| ||
|
(30 shrubs may be substituted for 1 ornamental tree)
|
(f)
Design criteria:
[1]
The required plants shall be distributed over the entire length
and width of the buffer area.
[2]
Buffer plants may be arranged symmetrically (formal) or asymmetrically
(informal) and may be grouped to form plant clusters. However, informal
groupings that reflect the natural character of the region are encouraged.
[3]
Plants shall be spaced to provide optimum growing conditions.
[4]
A variety of tree species is required as follows:
|
Number of Trees
|
Minimum Number of Tree Species
|
Maximum Percent of Any One Species
| |
|---|---|---|---|
|
0 to 5
|
1
|
100%
| |
|
6 to 15
|
2
|
50%
| |
|
16 to 30
|
3
|
40%
| |
|
31 to 50
|
4
|
30%
| |
|
51+
|
6
|
20%
|
(g)
Existing healthy trees, shrubs, or woodlands may be substituted
for part or all of the required plants with the approval of the Township.
The minimum quantities and/or visual effect of the existing vegetation
shall be equal to or exceed that of the required buffer as determined
by the Township.
(h)
Existing topographic conditions, such as embankments or berms,
in conjunction with existing vegetation, may be substituted for part
or all of the required property line buffers with the approval of
the Township. The minimum visual effect shall be equal to or exceed
that of the required buffer.
(4)
Site element screens.
(a)
Site element screens shall be required in all proposed land
developments around the following site elements, when these are located
partially or fully within 100 feet of a property line or existing
road right-of-way:
[1]
Parking lots.
[2]
Dumpsters, trash disposal, or recycling areas.
[3]
Service or loading docks.
[4]
Outdoor storage.
[5]
Vehicle storage.
[6]
Multifamily rear yards.
[7]
Active recreation facilities.
[8]
Detention basins.
[9]
Sewage treatment plants and pump stations.
|
Table 390-55-2
Site Element Screens
[See § 390-55F(4)(f) for screen types and design criteria.]
| ||||
|---|---|---|---|---|
|
Existing Adjacent Land Use (or zoned uses when undeveloped*)
| ||||
|
Proposed Use
|
Office or Institutional
|
All Other Nonresidential
|
Single-Family, Two-Family, Townhouses
|
All Roads
|
|
Dumpster, trash, or recycling area
|
4 or 8
|
3 or 4
|
4 or 8
|
4 or 8
|
|
Service or loading docks
|
2 or 5
|
—
|
2 or 5
|
2 or 5
|
|
Outdoor sales yard and vehicle storage (excluding vehicle sales
areas)
|
1
|
1
|
1
|
1, 7 or 9
|
|
Multifamily rear yards
|
—
|
—
|
—
|
6
|
|
Active recreation facilities (tennis, basketball, court games,
etc.)
|
—
|
—
|
7
|
—
|
|
Retention or detention basins
|
6
|
—
|
6
|
—
|
|
Sewage treatment plants and pump stations
|
1 or 8
|
—
|
1 or 8
|
1 or 8
|
|
NOTES:
| |
|---|---|
|
*
|
When residential and nonresidential uses are allowed by the
zoning district on undeveloped adjacent land, the residential requirements
shall apply.
|
(b)
An on-site investigation by the applicant shall identify the adjacent land uses along each property boundary. In the case of vacant land, the uses permitted by Chapter 470, Zoning, shall be used. The existing or zoned uses shall be noted on the plan; and, in the case of several permitted uses on a site, the most restrictive requirements shall apply. The Township shall make the final determination of the designation of the existing or zoned land uses.
(c)
The type of site element screen required shall be determined
by the site element and the adjacent existing land use or zoned use
in the case of vacant land, according to Table 390-55-2.
(d)
Site elements not included in the above list that have similar
visual impact shall be screened in accord with requirements for the
most similar elements as determined by the Township.
(e)
The site element screen shall be placed between the site element
and the property line and shall be designed to block views to the
maximum extent possible. Unless the screen is most effective at another
location, it shall be located as close as possible to the site element
and shall surround the element without impeding function or encroaching
on sight triangles.
(f)
Screen types and design criteria. The following types of screens
shall be used where specified in Table 390-55-2.
|
Screen Type
|
Design Criteria
| |
|---|---|---|
|
Screen Type No. 1
Evergreen or deciduous shrubs
|
Shrubs shall be placed three feet on center in a minimum 5-foot-wide
bed surrounding the site element and arranged to provide a continuous
hedge-like screen up to a minimum height of 3.5 feet at maturity.
Shrubs may be clipped to form a hedge or left in their natural habit
| |
|
Screen Type No. 2
Double row of evergreen trees
|
A double row of evergreen trees shall be placed 10 feet on center
and offset 10 feet to provide a continuous screen at a minimum height
of 12 feet at maturity
| |
|
Screen Type No. 3
Opaque fence
|
A 6-foot opaque fence surrounding the site element on at least
three sides
| |
|
Screen Type No. 4
Opaque fence with ornamental trees and shrubs
|
A 6-foot opaque fence surrounding the site element on at least
3 sides with additional plantings at the minimum rate of 3 shrubs
and 2 ornamental trees or large shrubs for each 10 linear feet of
proposed fence, arranged formally or informally next to the fence
| |
|
Screen Type No. 5
Architectural extension of the building
|
An 8-foot minimum height architectural extension of the building
(such as a wing wall) shall enclose service or loading docks. The
building materials and style of the extension shall be consistent
with the main building
| |
|
Screen Type No. 6
Berm with ornamental trees
|
A 2-foot-to-3-foot-high continuous curvilinear berm with ornamental
trees at the rate of 1 tree for every 20 feet, clustered or arranged
informally. The maximum slope of the berm shall be 3:1
| |
|
Screen Type No. 7
A 2-foot-to-3-foot-high continuous curvilinear berm with grass
alone
|
The maximum slope of the berm shall be 3:1
| |
|
Screen Type No. 8
Evergreen hedge
|
An evergreen hedge (such as arborvitae, chamaecyparis, etc.)
with a minimum height at planting of 6-foot plants, 4 feet on center
maximum
| |
|
Screen Type No. 9
Low wall
|
A wall of brick or stone (not concrete block), at least 50%
opaque, no less than 3 and no more than 4 feet in height
|
(g)
Existing healthy trees, shrubs, or woodlands may be substituted
for part or all of the required plants with the approval of the Township.
The minimum quantities and/or visual effect of the existing vegetation
shall be equal to or exceed that of the required screen.
(h)
Existing topographic conditions, such as embankments or berms
may be substituted for part or all of the required screen with the
approval of the Township. The minimum visual effect shall be equal
to or exceed that of the required screen.
(i)
The applicant may propose the use of alternative screen types
or changes in plants or designs which fulfill the intent of this chapter,
with the approval of the Township.
G.
Materials specifications, maintenance, and guarantee. The following
standards shall apply to all plants or trees as required under this
chapter:
(1)
General requirements.
(a)
The location, dimensions, and spacing of required plantings
shall be adequate for their proper growth and maintenance, taking
into account the sizes of such plantings at maturity and present and
future environmental requirements, such as wind, soil, moisture, and
sunlight.
(b)
Plants shall be selected and located where they will not contribute
to conditions hazardous to public safety. Such locations include,
but are not limited to, public street rights-of-way, underground and
aboveground utilities, and sight triangle areas required for unobstructed
views at street intersections.
(c)
Plastic or other artificial materials shall not be used in place
of plants.
(2)
Plant specifications.
(a)
All plants shall meet the minimum standards for health, form,
and root condition as outlined in the latest edition of the American
Association of Nurserymen (AAN) Standards.
(b)
All plants shall be selected for hardiness and shall be suitable
for planting in the United States Department of Agriculture Hardiness
Zone applicable to the Township, and to the specific localized microclimate
and micro environment of the planting site.
(c)
Canopy trees, sometimes called "shade trees," shall reach a
minimum height or spread of 30 feet at maturity as determined by the
AAN Standards and shall be deciduous. New trees shall have a minimum
caliper of 2.5 inches at planting.
(d)
Ornamental trees or large shrubs shall reach a typical minimum
height of 15 feet at maturity, based on AAN Standards. Trees and shrubs
may be deciduous or evergreen and shall have a distinctive ornamental
character such as showy flowers, fruit, habit, foliage, or bark. New
ornamental trees shall have a minimum height of six feet or one-and-a-half-inch
caliper. New large shrubs shall have a minimum height of 2.5 feet
to three feet at the time of planting.
(e)
Small shrubs may be evergreen or deciduous and shall have a
minimum height at maturity of four feet based on AAN Standards. New
shrubs shall have a minimum height of 18 inches at the time of planting.
(f)
Evergreen trees shall reach a typical minimum height of 20 feet
at maturity based on AAN Standards for that species and shall remain
evergreen throughout the year. New evergreens shall have a minimum
height at planting of six feet to seven feet.
(3)
Maintenance.
(a)
Required plants shall be maintained in a healthy, vigorous condition
and be kept free of refuse and debris for the life of the project
to achieve the required visual effect of the buffer or screen. It
shall be the ultimate responsibility of successive property owners
to ensure that the required plants are properly maintained. Dead or
diseased plants shall be removed or treated promptly by the property
owner and replaced at the next growing season.
(b)
All sight triangles shall remain clear; and any plants that
could endanger safety such as unstable limbs shall be removed and
the plants replaced if necessary. It shall be the responsibility of
the property owner to maintain all plants and architectural elements
to assure public safety.
(c)
Maintenance guidelines for the plants are encouraged to be published
by the planting plan designer and be used by grounds maintenance personnel
to ensure that the design's buffering and screening concepts
are continued.
(4)
Landscape replacement; performance guarantee.
(a)
Any tree or shrub that dies within 18 months of planting shall
be replaced by the current landowner or developer. Any tree or shrub
that within 18 months of planting or replanting is deemed, in the
opinion of the Township, not to have survived or not to have grown
in a manner characteristic of its type shall be replaced. Substitutions
for certain species of plants may be made only when approved by the
Township.
(b)
Landscaping shall be considered an improvement for the purposes
of installation and the provision of a performance guarantee in accord
with of this chapter. In addition, the developer or landowner shall
provide to the Township a performance guarantee equal to the amount
necessary to cover the cost of purchasing, planting, maintaining,
and replacing all vegetative materials for a period of 18 months following
the installation and approval of the landscaping.
H.
List of acceptable plants. All plants used for landscaping and vegetative
cover shall be selected from the List of Acceptable Plants attached
hereto as Appendix A.[2] The list is intended to offer a broad selection of plants suitable for the various required landscapes required by this chapter. Native plants are indicated for use in natural or naturalized settings. Plants not found on the list may be substituted, provided that the Township determines that the requirements of § 390-55G(2) are satisfied and the plants are suitable for the proposed purpose and location.
[2]
Editor's Note: Said appendix is included as an attachment to this chapter.
I.
Plan requirements. All areas of the site shall be included in the
landscaping plan, and buffers, screening, and those areas immediately
adjacent to buildings and walkways shall be given extra consideration.
Landscape plans shall be submitted concurrently with all preliminary
and final plans. Landscape plans shall be prepared by a landscape
architect licensed and registered to practice by the Commonwealth
of Pennsylvania or other person deemed qualified by the Township.
In addition to the information required by the other plan information
provisions of this chapter, the following information shall be provided:
(1)
The preliminary landscape plan shall show the following:
(a)
Existing features. The location and character of existing buildings;
mature trees standing alone; location and elevation of major specimen
trees (12 inches or greater dbh) in any area of the site proposed
for development; outer limits of tree masses and other existing vegetation;
and the location of floodplain, wetlands, and other natural features
that may affect the location of proposed streets, buildings, and landscape
plantings.
(b)
Proposed landscaping.
[1]
Approximate location of all proposed landscaping required by
this chapter.
[2]
Demarcation of existing vegetation "TO REMAIN" or "TO BE REMOVED"
and the means of protecting existing vegetation during construction.
[3]
Approximate location of proposed buildings, paving, utilities,
or other improvements.
(2)
The final landscape plan shall show the following:
(a)
Location of all outside storage and trash receptacle areas.
(b)
Sidewalks, berms, fences, walls, freestanding signs, and site
lighting.
(c)
All existing and proposed contours at an interval deemed adequate
by the Township to determine the relationship of planting and grading
areas with slopes in excess of 3:1.
(d)
Existing mature trees, woodland, and tree masses to remain.
(e)
Existing mature trees, woodland, and tree masses to be removed.
(f)
Location of all proposed landscaping, including required street
trees, stormwater basin landscaping, parking lot landscaping, property
line buffers, and site element screen landscaping.
(g)
A planting schedule listing the scientific and common name,
size, quantity, and root condition of all proposed plants.
(h)
A schedule showing all landscape requirements and plants proposed
for each category.
(i)
Planting details, including method of protecting existing vegetation,
and landscape planting methods.
(j)
Information in the form of notes or specifications concerning
seeding, sodding, ground cover, mulching, and the like, etc.
(k)
A detailed cost estimate shall be submitted, showing the value
of all proposed landscaping, including all labor and materials.
A.
Outdoor lighting.
(1)
Intent.
(a)
The intent of this section is to require and set standards for
temporary and permanent outdoor lighting in places where public health,
safety and welfare are potential concerns. The Outdoor Lighting Ordinance
shall protect drivers and pedestrians from the glare of nonvehicular
light sources that shine into their eyes and thereby impair safe traverse
and protect neighbors and the night sky from nuisance glare and stray
light from poorly aimed, placed, applied, maintained or shielded light
sources.
(b)
The enforcement of this section is intended to be primarily,
but note solely, on a complaint basis.
(2)
Applicability.
(a)
The requirements herein apply to outdoor lighting for uses including the following: business, personal service, multifamily residential, commercial, industrial, public recreational and institutional, except Subsections A(6) and (7), which apply to all uses, except for outdoor athletic facility lighting fixtures. [See § 390-56A(8)(c).][1]
(b)
The Township may require lighting to be incorporated for other
uses or locations, as deemed necessary.
(c)
The requirements contained herein apply to lighting in all above-mentioned
uses as well as, but not limited to, sign, architectural, and landscape
lighting.
(d)
The requirements herein do not apply to streetlights and traffic
lights located in the public right-of-way and owned by the Township.
(e)
Emergency lighting, as may be required by any public agency
or utility company while engaged in the performance of its duties,
is exempt from the requirements of this section.
(f)
Seasonal holiday lighting or illumination of the American and
state flags shall be exempt from the requirements of this section,
provided that such lighting does not produce glare on roadways and
neighboring residential properties.
(3)
ARCHITECTURAL LIGHTING
FOOTCANDLE
GLARE
IESNA
IESNA FULL CUTOFF
ILLUMINANCE
ILLUMINATION TRESPASS
LUMENS
LUMINAIRE
MOUNTING HEIGHT
OUTDOOR ATHLETIC FACILITY LIGHTING FIXTURE
Definitions. As used in this section, the following terms shall have
the meanings indicated:
A lighting arrangement primarily used to highlight a building,
landscape feature, facade, or other feature, and is not used for pedestrian
or vehicular traverse.
A unit of light intensity stated in lumens per square foot
and measurable with an illuminance meter, aka "footcandle" or "light
meter."
The sensation produced by lighting that causes annoyance,
discomfort or loss in visual performance and visibility to the eye.
Illuminating Engineering Society of North America.
A lighting fixture standard whereby the fixture is shielded
in such a manner that no light is emitted above a horizontal plane
passing through the lowest point of the light-emitting element, so
that direct light emitted above the horizontal plane is eliminated.
The quantity of light measured in footcandles or lux. 1 LUX
= 0.929030436 footcandles, 1 NITS = 3.145 LUX
Light emitted by a luminaire installation, which is cast
beyond the boundaries of the property on which the lighting installation
is sited.
As used in the context of this section, the light-output
rating of a lamp (light bulb) or light source.
A complete lighting unit.
The distance from the finished face of the surface being
illuminated to the optical center of the luminaire.
A lighting fixture used to illuminate the air space and playing
surface of a planned and engineered facility approved by the Township
in which organized athletic events are performed in an open-air and
outdoor field, court, rink, track, pool or other similar setting.
(4)
Plan submission.
(a)
Lighting plans shall be submitted for reviews and approval of any installation of lighting in connection with a land development application for any use identified in Subsection A(2) of this section. Lighting plans shall include the following:
[1]
A site plan, complete with all structures, parking spaces, building
entrances, traffic areas (both vehicular and pedestrian), vegetation
that might interfere with lighting, and adjacent uses that might be
adversely impacted by the lighting, containing a layout of all propose
fixtures by location and type.
[2]
Description of the proposed equipment shall be included, including
fixture catalog cuts, photometrics, glare-reduction devices, lamps
and mounting heights.
[3]
When requested by appropriate officers or agents of the Township,
the applicant shall also submit a visual-impact plan that demonstrates
appropriate steps have been taken to mitigate on-site and off-site
glare, including but not limited to a plot plan with a matrix of the
calculated footcandles with measurements 10 feet into the neighboring
properties including those on the opposite side of a public right-of-way
or public roadway, at five feet above the ground.
(b)
Notification must be sent to the Township Manager or his/her
designee before any post-approval alterations to lighting plans or
intended substitutions from approved lighting equipment are made.
Post-approval alternations or intended substitutions to the approved
lighting plan must meet the requirements of the originally approved
plan.
(5)
Design standards.
(a)
All lighting fixtures for off-street parking areas, off-street
loading areas, driveways and for safety of persons and property must
meet IESNA full cutoff.
(b)
All fixtures for pedestrian areas and walkways must meet IESNA
full cutoff.
(c)
The maximum height of light fixtures, including the mounting
base, is as follows:
[1]
Full-cutoff fixtures with 44,000 lumen lamps maximum. In parking
lots: 20 feet AFG (above finished grade).
[2]
Full-cutoff fixtures with 115,000 lumen lamps maximum shall
be permitted only in large (100 spaces or more) commercial, institutional
and industrial parking lots, except when the facility is adjacent
to a residential district or use or an environmentally sensitive area:
not less than 25 feet nor more than 30 feet AFG.
[3]
Mounting heights of 25 feet to 30 feet shall not be permitted
when located less than 100 feet from a residential district or use.
[4]
Decorative, cutoff or fully shielded fixtures with 17,500 lumen
lamps maximum: 16 feet AFG.
[5]
Fully shielded bollard fixtures with 6,200 lumen lamps maximum:
42 inches AFG.
(6)
Performance standards.
(a)
All lighting shall be effectively shielded and shall be installed
and/or aimed so as to shield nearby public or private property from
direct glare that may create a safety hazard.
(b)
Illumination trespass standards from one property to another
shall be as follows:
[1]
In no case shall illumination exceed 0.5 footcandle, when measured,
line of sight, at the property line of an aggrieved property of nonresidential
use.
[2]
In no case shall illumination exceed 0.3 footcandle, when measured,
line of sight, at the property line of an aggrieved property of residential
use, except between properties that share a lot line with no required
setback, in which case it shall not exceed two footcandles.
(c)
The use of floodlights and wall-mounted luminaires shall not
be permitted to illuminate parking areas unless it can be proven to
the satisfaction of the Township that the employment of no other means
is possible.
(d)
Architectural lighting, as defined by this section, shall be
aimed or directed so as to preclude light projection beyond the immediate
object or objects intended to be illuminated. All such lighting shall
be extinguished between the hours of 11:00 p.m. and 6:00 a.m.
(e)
Glare control shall be accomplished primarily through the proper
selection and application of lighting equipment. Only after those
means have been exhausted shall vegetation, fences, and similar screening
methods be considered acceptable for reducing glare.
(f)
Under-canopy lighting for such applications as gas/service stations,
hotel/theater marquees, and fast-food/bank/drugstore drive-ups shall
be accomplished using flat-lens full-cutoff luminaires aimed straight
down and shielded in such a manner that the lowest opaque edge of
the luminaires shall be below the light source and its light-directing
surfaces, at all lateral angles round the luminaires.
(7)
Enforcement and compliance.
(a)
The landowner is responsible if installed lighting is not compliant
with the lighting plan approved by the Board of Commissioners. The
Township may conduct a post-installation inspection to verify compliance
with the approved plan. After installation, the Township by way of
an authorized enforcement officer, may require the landowner, at the
landowner's expense to make adjustments, remedial measures, or
other means to comply with the approved lighting plan.
(b)
Notwithstanding the installation date or preexisting conditions of a lighting fixture or arrangement, if the Township determines that the standards set forth in Subsection A(6) are not met, the Township, by way of an authorized enforcement officer, may require the landowner, at the landowner's expense, to make adjustments, remedial measures, or other means to comply with the lighting standards.
(c)
Notwithstanding the above regulations of this section, if at
any time the Township deems a lighting fixture or arrangement to be
a potential safety hazard or nuisance, it may, at the landowner's
expense, require the landowner to make adjustments, remedial measures,
or other means to mitigate or prevent the potential hazard or nuisance.
In determining a potential nuisance, the authorized officer of the
Township must take the following into consideration:
(8)
Special regulations for outdoor athletic facilities.
(a)
Proposed outdoor athletic facility lighting fixtures, as defined
by this section, are permitted as a conditional use in any zoning
district, subject to the condition that the applicant can demonstrate
to the Board of Commissioners that the neighboring properties can
be sufficiently protected from any adverse effects.
(b)
Whenever outdoor athletic facility lighting fixtures are proposed,
the Board of Commissioners may require additional screening and buffering
requirements to protect the neighboring properties from glare.
(d)
Outdoor athletic facility lighting fixtures may only be turned
on for official games or practices of a duly registered team in an
organized league recognized by the Township and only for the specific
playing fields being used.
(e)
Outdoor athletic facility lighting fixtures shall be extinguished
between the hours of 11:00 a.m. and 6:00 p.m.
B.
Road, parking area and building lighting. Road lights may be required
when considered necessary by the Board of Commissioners and shall
be of such design and spacing as required by the Board of Commissioners.
A lighting plan shall be provided by the developer when required and
shall include details for lighting of roads, parking areas and buildings.
Road lights shall be required for all major subdivisions unless the
developer documents that such lighting is not necessary and a modification
is granted by the Board of Commissioners. All lighting shall comply
with the standards of the Illuminating Engineering Society (IES) of
North America.
A.
Identification. If a proposed subdivision or land development includes
any area that is suspected of being a wetland, then a professional
wetland delineation may be required. The Township may require that
the applicant obtain a jurisdictional determination from the United
States Army Corps of Engineers. Until such time as the Board of Commissioners
has approved application, the wetland limits shall be visibly identified
in the field.
B.
State and federal regulations. Any approval under this chapter shall
be conditioned upon compliance with federal and state wetland regulations.
The Board of Commissioners may refuse to approve a plan for recording
or delay the issuance of permits until an applicant documents such
compliance.
D.
Mitigation. Compensatory mitigation projects required as part of
federal or state permits shall be shown on plans. Future lot owners
whose property encompasses all or part of a mitigation area shall
be notified that the portion of their property which includes the
mitigation area may not be altered, and is considered a jurisdictional
wetland by the federal and state governments. Lot owners may be responsible
for maintenance of mitigation areas. In order to help ensure the long-term
viability of wetland mitigation efforts, the Township discourages
multiple ownership of mitigation areas. Ownership by one individual
or a homeowners' association is encouraged. Owners of the wetland
mitigation areas must be clearly identified on the plan.
E.
Protection. Where the study shows the existence of wetland areas,
the delineated boundary shall be properly fenced to prevent encroachment.
Snow fence or other acceptable material shall be used (the use of
silt fence is not acceptable). The fence shall be properly installed,
at a minimum distance of 20 feet outside the delineated boundary,
prior to any construction or issuance of building permits. No land
shall be disturbed within any required buffer area except in accord
with Township requirements. The fence must be properly maintained
until all occupancy permits have been issued and/or for the extent
of all construction.
A.
Purposes.
(1)
To provide adequate open spaces, recreational lands and recreational
facilities to serve new inhabitants/occupants of new subdivisions/land
developments, for both active and passive recreation, as is specifically
authorized by Section 503(11) of the Pennsylvania Municipalities Planning
Code (MPC);[1] and
[1]
Editor's Note: See 53 P.S. § 10503(11).
(2)
To recognize and implement the Official Recreation Plan adopted by
Pocono Township.
B.
Applicability.
(2)
This section shall not, however, apply to plans that the Board of
Commissioners determines only involve adjustments or corrections to
an approved preliminary plan or a preliminary plan that was before
the Township for consideration as of the date of the adoption of this
section, provided the adjustments do not increase the number of proposed
dwelling units.
C.
Submission, review and information.
(1)
The proposal for common open space, installation of recreation facilities
and/or fees shall be offered for review by the Planning Commission
and the Pocono Township Park and Recreation Committee.
(2)
The Board of Commissioners may require changes to the proposal for common open space, recreational facilities and/or fees in compliance with this § 390-58. If an applicant does not prove compliance with this § 390-58 or refuses to dedicate common open space where the Board of Commissioners does not agree to fees-in-lieu of land dedication, the Board of Commissioners shall have grounds to deny approval of the submission.
(3)
The applicant shall submit the following with the subdivision or
land development plan:
(a)
A description of the anticipated population characteristics
of the future occupants of the subdivision/land development, such
as likely age groups.
(4)
The preliminary and final plans shall contain a sheet depicting the
land proposed for use in meeting common open space and recreational
facilities requirements, or a note stating that the applicant proposes
to pay fees-in-lieu of land. The plan shall also describe any improvements
or facilities that the applicant proposes to make to the land.
D.
Limitations on use of fees.
(1)
Any fees collected under this § 390-58 shall be placed in an interest-bearing account and shall be accounted for separately from other Township funds. Such account shall be controlled by Pocono Township, and any interest earned shall be added to and become a part of the funds in that account.
(2)
To ensure that the lands and facilities are accessible to the inhabitants
of the subdivision/land development(s) that paid fees towards their
cost, such fees shall only be used within a five-mile radius of the
boundaries of the subdivision or land development that paid the fees,
unless the Board of Commissioners determines that a proposed improvement
is regional in nature and would clearly serve the entire population
of the Township. In addition, the Township may commit fees to public
recreation areas in adjacent townships or boroughs that would be intended
to serve the inhabitants of the subdivision/land development where
the fees originated.
(3)
Such fees shall only be used for the following: acquisition of public
open space, development of public active or passive recreation facilities,
landscaping of public open space, and closely related engineering
and design work.
E.
Land dedication. Any subdivision or land development regulated under this § 390-58 shall be required to dedicate the specified amount of common open space, unless the Board of Commissioners and the applicant mutually agree to the payment of recreation fees-in-lieu of land, the construction of recreational facilities, the reservation/donation of common open space through an allowed alternative ownership method, or a combination of any of the foregoing.
(1)
Generally, it is the intent of this § 390-58 that subdivisions/land developments of five or fewer dwelling units or under five acres of nonresidential land, that do not include land that is adjacent to existing publicly owned land, should pay a recreation and open space fee in lieu of dedicating land and/or constructing recreational improvements. However, if the applicant does not agree to pay such fees, then land shall be required to be dedicated.
(2)
The land and fee requirements of this § 390-58 shall be based upon the number of new dwelling units that would be permitted on the lots of a subdivision or land development after approval.
(3)
Prime open space. For the purposes of this § 390-58, the term "prime open space" shall mean land proposed to be dedicated as common open space that would meet all of the following standards:
(a)
Less than six-percent slope;
(b)
Not a wetland under federal and/or state regulations;
(c)
Be part of a contiguous tract of at least two acres (which may
include existing adjacent common open space); and
(d)
Not be within the one-hundred-year floodway as defined by official
floodplain maps of the Township, as prepared by the Federal Emergency
Management Agency.
(4)
Amount of residential common open space. If a subdivision or land
development is required to dedicate common open space, the following
amounts for each permitted new dwelling unit shall apply, unless revised
by resolution of the Board of Commissioners:
|
Percentage of the Total Required Common Open Space That
Would Meet the Definition of "Prime Open Space"
|
Minimum Required "Common Open Space" Per Permitted Dwelling
Unit
(square feet)
| |
|---|---|---|
|
0% to 25.0%
|
5,200
| |
|
25.1% to 75.0%
|
2,600
| |
|
75.1% to 100%
|
1,300
|
(5)
Amount of nonresidential common open space. If a nonresidential subdivision
or land development is required to dedicate common open space, the
following amounts of common open space shall be required, unless revised
by resolution of the Board of Commissioners:
|
Percentage of the Total Required Common Open Space That
Would Meet the Definition of "Prime Open Space"
|
Minimum Percentage of Development Tract Required To Be
Dedicated as "Common Open Space"
| |
|---|---|---|
|
0% to 25.0%
|
6%
| |
|
25.1% to 75.0%
|
4%
| |
|
75.1% to 100%
|
3%
|
F.
Fees. If the Board of Commissioners and the applicant agree that
a proposed subdivision or land development will pay fees-in-lieu of
dedicating open space, this fee shall be as established by the Township
Fee Schedule, which may be updated by resolution of the Board of Commissioners.
G.
Decision on land vs. fees. It is desirable to reach a tentative agreement
on whether land dedication or a permissible alternative is to be applicable
at the sketch plan stage, although the formal decision shall be made
during the review of the first official plan submission. The Township
reserves the right to determine, on a case-by-case basis, whether
dedication of land or the payment of an in-lieu fee is preferable.
The Township should, at a minimum, consider the following in making
this determination:
(1)
Whether the land in that location would serve a valid public purpose,
(2)
Whether there is potential to make a desirable addition to an existing
public or school district open space and/or recreation area, and/or
greenway corridor identified in the Official Recreation Plan.
(3)
Whether the proposed land would meet the objectives and requirements of this § 390-58 and any relevant policies of the Township or Regional Comprehensive Plan and the Official Recreation Plan.
(4)
Whether the area surrounding the proposed development has sufficient
existing recreation and open space land, and whether it is possible
for pedestrians and bicyclists to reach those lands,
(5)
Any recommendations that may be received from the Planning Commission,
the Township Engineer, the Pocono Township Park Board, any other Township
park and/or recreation commission, the Pocono Mountain School Board
or School District staff.
H.
Common open space and recreation land to be dedicated. Common open space and recreation land shall be preserved, owned and maintained in accord with § 390-39 of this chapter and the following:
(1)
Suitability.
(a)
Land required to be dedicated shall be suitable for its intended
purpose, in the determination of the Board of Commissioners, as park
land, noncommercial active or passive recreation uses, preserved open
space and/or the construction of permanent noncommercial recreational
facilities. The applicant shall state what improvements, if any, the
applicant intends to make to the land to make it suitable for its
intended purpose, such as grading, landscaping, or development of
trails. Such land shall be free of construction debris at the time
of dedication.
(b)
Land that is not suitable for active or passive recreation shall not be permitted to meet the requirements of this § 390-58, including, but not limited to:
[1]
Areas within a stormwater detention basin that are not suitable
for recreation. Portions intended for active recreation shall be well
drained, of less than 4% average finished slope and not require filling
in of a wetland for use.
[2]
Areas within existing or proposed street rights-of-way.
[3]
Areas needed to meet a requirement for an individual lot.
[4]
Areas within driveways providing access to other lots/lands.
[5]
Portions of land that have a width of less than 50 feet.
(2)
Priority. Priority shall be given to dedication of land that:
(a)
Would be suitable for additions to existing public schools and
public parks; or
(b)
Would preserve woods, steep slopes or other important natural
features or land along a creek or river; or
(c)
Would be suitable for centralized active recreation; or
(d)
Would connect to open space areas through greenways; or
(e)
Would serve as passive recreation for hiking and related activities.
(3)
Access and contiguousness. Common open space within a subdivision
or land development shall be contiguous, except as may be specifically
exempted by the Board of Commissioners, and shall have adequate access
for maintenance and by pedestrians.
(4)
Lands close to buildings. For the purposes of this § 390-58, no land shall be used to meet the minimum common open space requirements of this § 390-58 if such land is within:
(a)
Twenty feet of any building, other than a noncommercial recreation
building or a building necessary to support maintenance of the open
space; or
(b)
Fifteen feet of any vehicle parking areas, other than parking
areas specifically developed to only serve the common open space for
noncommercial recreation.
(5)
Open space requirements in other ordinances. Any required land dedication or fees under this § 390-58 shall be in addition to any land dedication or improvement requirements of any other Township ordinance.
(6)
Sewage facilities in common open space. Sewage facilities of adjoining
lot/unit owners within that subdivision/land development may be located
as an alternate location on the common open space when lot size does
not allow an alternate sewage disposal site. Adequate easements shall
be established to clarify rights and responsibilities. Community sewage
facilities for that subdivision/land development may be located in
the common open space subject to review by the Township Planning Commission
and approval by the Township Board of Commissioners to determine if
the proposed facilities are compatible to the proposed use of the
open space. If buildings are associated with the sewage disposal,
additional open space shall be provided in an amount equal to the
space occupied by the building.
(7)
Wells. Wells of adjoining lot/unit owners within that subdivision/land
development or community water supplies for that subdivision/land
development may be located in common open space when using a conservation
subdivision design. Adequate easements shall be established to clarify
rights and responsibilities. If buildings are associated with the
water supply, additional open space shall be provided in an amount
equal to the space occupied by the building.
(8)
Residual lands. If only a portion of a larger tract of land is currently
proposed to be subdivided, or the applicant owns one or more adjacent
tracts that are not currently proposed to be subdivided, the applicant
shall provide a sketch of a possible future land dedication on these
adjacent lands in case they would be developed in the future.
(9)
Coordination with future adjacent dedication. The Board of Commissioners
may require that a required land dedication within a property currently
being subdivided/developed be placed along an edge of the property
so that it may, in the future, be combined with open space on the
edge of an adjoining property when that adjoining property is subdivided
or developed. The intent is to coordinate currently proposed open
space with future development, over the long-term.
I.
Combination of land and fees. Upon mutual agreement of the Board of Commissioners and the applicant, the Township may accept a combination of common open space and fees-in-lieu of land to meet the requirements of this § 390-58 for a subdivision or land development. For a residential development, this combination shall be based upon the common open space requirement applying for a certain number of dwelling units and the fee-in-lieu of land requirement applying for the remaining number of dwelling units. Section 390-58H shall be considered when applying this § 390-58I.
J.
Timing of residential fees. Fees required by this § 390-58 for all of the permissible dwelling units shall be paid prior to the recording of the final plan, except as follows:
(1)
If the required fee would be greater than $2,000, and the applicant
and the Board of Commissioners mutually agree in a binding development
agreement to the payment of all such fees prior to the issuance of
any building permits within each clearly defined phase or subphase
of the development, then such fees are not required to be paid prior
to recording of the final plan, but may instead by paid within the
requirements of that development agreement.
(2)
If the applicant and the Board of Commissioners mutually agree to
the payment of such fees in installments, then all such fees shall
not be considered to be paid for the purposes of any applicable time
limitations for use under the Municipalities Planning Code[2] until all such fees are paid in full, including all installments
and phases.
[2]
Editor's Note: See 53 P.S. § 10101 et seq,
K.
Timing of nonresidential fees. Fees required by this § 390-58 for any nonresidential subdivision or land development shall be paid prior to the recording of the final plan of a subdivision or land development, as applicable.
L.
Facilities in place of land or fees. If there is mutual agreement by the Board of Commissioners and the applicant, the requirements of this § 390-58 may be met:
(1)
By the applicant constructing agreed-upon permanent noncommercial
recreation facilities within the proposed subdivision or land development
or on nearby public open space, if the applicant clearly proves to
the satisfaction of the Board of Commissioners that those facilities
will be approximately equal in market value to the land or fees that
would otherwise be required, and would reduce the future burden upon
the Township in providing for recreational facilities. Such facilities
do not necessarily need to be open to the public if they are not constructed
on publicly owned land, but such facilities shall, at a minimum, be
open to residents of the subdivision or land development in connection
with the approval of which the facilities are constructed; or,
(2)
If the applicant donates appropriate public recreation land to the
Township or the Pocono Mountain School District, which the Board of
Commissioners determines to be suitable for public recreation. In
such case, the applicant shall provide a written appraisal from a
Pennsylvania licensed real estate appraiser that the fair market value
of the donation is equal to or greater that the amount of the value
of land that would otherwise be required to be dedicated or the amount
of the fee-in-lieu of dedication.
A.
General requirements. The standards herein shall apply to any parking
or loading area except where otherwise specifically provided.
(2)
Every parking or loading facility shall be designed so that its use
does not constitute a nuisance, hazard or unreasonable impediment
to traffic.
(3)
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.
(4)
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.
(5)
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.
(6)
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.
(7)
All off-street parking spaces shall be marked to indicate their location
and use.
(8)
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.
B.
Parking spaces and aisles. Parking space and aisle dimensions shall
be no less than those listed in the following table:
|
Aisle Width
| |||||
|---|---|---|---|---|---|
|
Angle of Parking
|
Parking Width
(feet)
|
Stall (Space) Depth
(feet)
|
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
| |
C.
Grading, surface drainage.
(1)
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.
(2)
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 or alternative paving structure,
is encouraged.
D.
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:
(1)
Light-load lots. Parking lots subject to 500 or less ESALs (equivalent
18-kip single-axle loads) during a twenty-five-year design period.
Small step delivery vehicles having two axles with singe-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.
(2)
Moderate-load lots. Parking lots subject to 1,500 or less ESALs during
a twenty-five-year design period. Step delivery vehicles and service
vehicles having two axles with singe-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 in these lots, where permitted
upon the recommendation of the Township Engineer.
(3)
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 pounds
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.
(4)
Heavy-load lots and access drive; 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 trucks. Construction
vehicles may access the base course pavement on these lots.
(5)
The applicant shall provide computations documenting expected axle
toads for parking areas to support the pavement section selected.
|
Anticipated Load
| |||||
|---|---|---|---|---|---|
|
Layer Designation
|
Layer Designation
|
Light
|
Moderate
|
Moderate Heavy
|
Heavy
|
|
A-Wearing Course
|
Bituminous
|
2.5
|
1.5
|
1.5
|
1.5
|
|
B-Wearing Course
|
Bituminous or concrete
|
None
|
3.0
|
3.5
|
4.5
|
|
C-Structural Base
|
Granular (stone)
|
4.0
|
4.0
|
6.0
|
6.0
|
E.
Parking lot setbacks. All parking spaces and public or private drives shall comply with the setback requirements of Chapter 470, Zoning.
G.
Lighting of parking and loading areas. Parking and loading areas shall conform to the outdoor lighting provisions of § 390-56.
H.
Off-street loading. Off-street loading facilities shall be designed
to conform to the following specifications:
(1)
Each off-street loading and unloading space shall be either a) at
least 14 feet in width by 40 feet in depth or b) at least 10 feet
in width by 60 feet in depth.
(2)
Each space shall have sufficient maneuvering room separate from other
parking and loading spaces to eliminate traffic conflicts within off-street
and parking areas.
(3)
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.
(4)
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.
(5)
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.
A.
Applicability. Traffic impact study shall be submitted to the Township,
as part of a preliminary plan and final plan for any subdivision or
land development application expected to generate more than 250 new
trips per day; for residential subdivisions or land developments containing
15 or more dwelling units or residential lots in the aggregate; or
all nonresidential developments (with the exception of agricultural
development) with buildings containing in excess of 20,000 square
feet of floor space in the aggregate; development of any kind impacting
30 acres of land or more in the aggregate.
B.
Purpose. To identify any traffic problems likely to result from the
proposed development in relation to ingress/egress, road capacities,
off-site traffic flow, public transportation, and pedestrian and other
nonvehicular circulation.
C.
Contents.
(1)
A study area for the traffic impact study shall be defined as mutually agreed upon by the applicant and the Township Engineer, subject to the minimum requirements of § 390-60C(4) below.
(2)
The traffic impact study shall enable the Township to assess the
likely impacts of the proposed development on the existing transportation
network of the Township and surrounding area.
(3)
The traffic impact study shall be prepared by a civil engineer licensed
to practice in Pennsylvania with experience preparing such studies
in accordance with the Institute of Transportation Engineer's
(ITE) Recommended Practice Traffic Access and Impact Studies for Site
Development, current edition, and PennDOT Publications 201 and 282,
current editions.
(4)
The traffic impact study shall include, but not necessarily be limited
to, an analysis of expected traffic generation to, from and upon surrounding
roads within a radius of two miles from the proposed development site,
particularly showing a.m. and p.m. peak hours of existing traffic
flow during a normal business day, in comparison with what is anticipated
after the proposed development is fully completed, and, if applicable,
upon the completion of each stage. Estimated peak hour trip generation
shall be based on procedures set forth in the most recent editions
of the ITE Trip Generation Manual. Existing traffic flows shall be
based on actual counts.
(5)
The Township shall review the methodology, assumptions, findings,
and recommendations of the traffic impact study and may require specific
improvements necessary to accommodate the impacts of the propose development.
