A.
The standards, regulations and requirements contained in this article
are intended as a minimum for the preservation of the environment
and promotion of the public health, safety and general welfare and
shall be applied as such by the Planning Commission and the Board
of Supervisors in reviewing and evaluating applications for campgrounds
that are in single ownership and provide campsites on a rental basis
only.
C.
Permanent occupancy of a recreational vehicle or other structure
situated on a campsite, as a dwelling unit, will not be permitted
in any campground, and the campground owner shall have complete and
full responsibility for ensuring compliance with this requirement.
All violation citations relating to permanent occupancy shall be issued
in the name of the campground owner, the owner of the recreational
vehicle or other structure and the occupant of the recreational vehicle
or other structure. However, a single household that includes a resident
manager or maintenance staff-person may live on the property on a
year-round basis.
Compliance with any and all regulations of the DEP is the responsibility
of the applicant, and any approvals granted by Middle Smithfield Township
shall not relieve the applicant of the responsibility.
Section 170-182 shall apply.
Section 170-38 shall apply.
Stormwater management for campgrounds shall conform to the requirements
of the Township Stormwater Management Ordinance.[1]
Prior to land proposed as a campground being developed or changed
by grading, excavation or by removal of the natural topsoil or destruction
of vegetative cover, the developer shall be required to submit a DEP
earth disturbance permit approval or an erosion and sedimentation
control plan that has been found adequate by the County Conservation
District.
A.
The proposed campground shall have adequate access to the Township
public street system.
B.
Private street access. Existing private streets providing access
to proposed campgrounds shall have adequate right-of-way widths and
be designed and constructed to provide safe and convenient access
to the campground.
(1)
Existing access street classification. Classification of any existing access street shall be in conformance with Article IV.
(3)
Determination of adequacy of access. The Board of Supervisors
shall determine the adequacy of such private streets and may require
such improvements as it may deem necessary or advisable to provide
safe and convenient access to the proposed campground.
Provisions of Article IX regarding land developments shall apply with respect to plan submission and Township action on the plan.
Campgrounds shall conform to the following general standards
and requirements:
Proposed campgrounds shall conform with the design standards
and provisions of this section.
A.
Campsite dimension. Each campsite shall have the following minimum
dimensions:
B.
Tent site dimensions. Each tent site shall have the following minimum
dimensions:
C.
Cluster campsites. Cluster campsites will be permitted when the following
design requirements are met for each proposed cluster.
(1)
Reserved area. An average minimum area of 5,000 square feet
shall be reserved for each campsite in a cluster and shall be located
immediately adjacent to the proposed cluster site. (The reserved area
shall be exclusive of street or access drive rights-of-way and cannot
be counted as required open space.)
(2)
Number of sites in each cluster. No cluster campsite area shall
contain more than 10 campsites.
D.
Buffer zone. No individual campsite may be located closer than 100
feet to any exterior property line of the campground.
(1)
Buffer zone separation. Land between the campsites and the exterior
property lines shall have sufficient existing or planted trees to
separate the campground from adjacent lands and serve as a buffer
zone.
(2)
This buffer zone shall not be used for any purpose whatsoever
in connection with the campground (storage, parking, intense recreation
areas, drives, etc.).
E.
Adjacent residences. No campsite shall be located closer than 200
feet from a permanent residence existing at the time the plan for
the campground is submitted and located on property owned by a person
or entity other than the owner of the campground.
F.
Setbacks. Recreation vehicle parking spaces shall conform to the
following setbacks:
G.
Open space. At least 20% of the campground area shall be reserved
as open space, and 50% of this open space area shall be suitable for
active recreational use.
(1)
Active recreational use. Such active recreational use may include,
but is not limited to, swimming pools, playgrounds, play fields, ball
fields, courts of all types, nonmotorized trails, community buildings
and similar structures.
(2)
Such area provided for open space shall be in addition to the
one-hundred-foot buffer zone around the perimeter of the campground.
H.
Access. Access to all campsites shall be from interior streets only.
I.
Street design. Streets within a campground shall be in conformance
with the following design specifications.
(1)
Intersections. Intersections of streets shall be designed in
accordance with the following:
(a)
Center lines of streets shall intersect as nearly at right angles
as possible.
(b)
Any center-line intersections of less than 60° shall be
allowed only upon approval of a written request for a modification
using the form in Appendix D-8.[1]
[1]
Editor's Note: Appendix D-8 is included as an attachment to this chapter.
(c)
Intersections of more than two streets at one point shall be
allowed only upon approval of a written request for a modification
using the form in Appendix D-8.[2]
[2]
Editor's Note: Appendix D-8 is included as an attachment to this chapter.
(d)
The right-of-way lines of streets shall be rounded by arcs with
a radii of not less than 40 feet.
(5)
Street grades. Street gradients shall be designed as follows:
(6)
Vertical curves. Vertical curves shall be used at changes in
grade that exceed 1% within 100 feet and shall be designed as follows:
(a)
Crest vertical curves shall be designed to provide a vertical
sight distance of 100 feet. Required sight distances shall not pertain
to vertical curves at stop street intersections.
(b)
Sag vertical curves shall have a minimum length of 10 feet for
each one-percent algebraic difference in tangent grade with an absolute
minimum length of 50 feet. (Example: 1% to 5% equals 50 feet, 5% to
6% equals 60 feet, etc.) The above minimum length shall not pertain
to vertical curves at stop street intersections.
(7)
Intersection sight distances (clear sight triangle). At intersections,
all obstructions of any type, including vegetation and earth, shall
be removed (by excavation if necessary) so that clear and unobstructed
sight is provided from a point 10 feet from the nearest edge of the
travel-way pavement of the through street and 3 1/2 feet above
the proposed surface at that point to a point 4 1/2 feet above
the center of the approaching lane of the through street at a distance
of 150 feet as measured along the center line of the accessed street
from the center of the intersecting street.
Section 170-182 shall apply.
A maximum speed limit of 10 miles per hour shall be posted throughout
the campground with signs a maximum of 300 feet apart, unless the
Board of Supervisors approves an alternative speed limit on a road.
All streets in the campground shall be named with legible signs posted at each intersection. See also § 170-64.
No internal campground street or access shall be offered to
or accepted for dedication by the Township as a part of the public
street system.
All campgrounds shall contain the following improvements:
A.
Parking. All campsites designed for recreational vehicles shall have
an all-weather surfaced off-street on-site parking space for the largest
vehicle that will utilize the site. There shall also be parking provided
in convenient locations for vehicles that were towed by an RV and
visitors.
(1)
Recreation vehicle parking space. The recreation vehicle space
shall normally be a minimum of 40 feet in length and 12 feet in width
unless a site will be used by a larger vehicle or be limited to a
smaller vehicle in which case an alternative size may be approved
by the Township.
(2)
Passenger vehicle parking spaces shall be a minimum of 18 feet
in length and nine feet in width.
B.
Electric. Electric service shall be provided to each campsite unless
it is approved to be a primitive campsite.
C.
Sewage. All campgrounds shall be equipped with a sewage dumping station
designed and constructed in accordance with requirements of the DEP.
Installation of the facility shall be completed prior to occupancy
of any nonsewered campsite.
D.
Bathhouse/toilet facilities. All campsites which are not provided
with both sewage and water hookups shall be located within 500 feet
of a bathhouse/toilet facility which shall be equipped with toilets,
urinals, lavatories and shower heads in accordance with the requirements
of the DEP.
Construction and maintenance of all required improvements, recreational
areas, buffer strips and general appearance of the campground shall
be the responsibility of the developer and/or campground operator.
All campground development plans shall be prepared in accordance
with the "Professional Engineers and Professional Land Surveyors Registration
Law," as amended,[1] and drawn in full compliance with the following, contain
all of the applicable information listed and be accompanied by all
pertaining documents, plans, data and material as follows:
A.
Scale. The campground development plan shall be clearly and legibly
drawn to a scale of one inch equals 50 feet or larger.
B.
Sheet size. The campground development plan and all accompanying
plans shall be submitted on standard-sized sheets no smaller than
11 inches by 17 inches and no larger than 36 inches by 48 inches.
C.
Key diagram. If the campground development plan requires two or more
sheets, a key diagram clearly showing the relative location of the
section shown shall be labeled on each sheet.
D.
Plan information. The campground development plan shall contain at
least the following data and information:
(1)
Name of the campground.
(2)
Location map at a scale of one inch equals 2,000 feet.
(3)
Existing property or lot layout immediately adjacent to the
subject property.
(4)
Names of adjoining property owners and the names of all adjoining
subdivisions and land developments.
(5)
Existing features. Existing man-made and natural features, including,
but not limited to, the following:
(a)
Watercourses and lakes.
(b)
Wetlands accurately shown. In all cases of wetlands containing
1/2 acre or more, a wetlands delineation shall be presented, prepared
by a trained professional, which shall be performed within three years
of the date of submittal of the plan.
(c)
One-hundred-year floodplain areas.
(e)
Steep slope areas (slopes over 25%). If campsites are proposed
on steep slope areas, the proposed grading and drainage for the sites
must be clearly detailed on separate site plans drawn at a scale of
one inch equals 20 feet.
(f)
Location and extent of all soil types.
(g)
Significant rock outcrops.
(h)
Culverts, ditches and swales.
(i)
Buildings, structure and all other improvements (roads, utilities,
etc.).
(j)
Location and description of any certified historical site or
structure.
(k)
All other significant man-made or natural features within or
immediately adjacent of the property.
(6)
Location, width and purpose of all existing and new rights-of-way
and easements.
(7)
The name, number and right-of-way width of all existing public
or private street within or immediately adjoining the property.
(8)
Location of all proposed permanent buildings and/or structures.
(9)
Location and design of all off-site parking areas.
(10)
Location of any proposed development signs.
(11)
Location of all streets with the center-line data set forth
on the plan.
(12)
Location and arrangement of all campsites with a typical campsite
set forth on the plan.
(13)
Location of all required speed limit signs.
(14)
Location of proposed water supply facilities.
(15)
Location of proposed sewage disposal facilities.
(16)
Sufficient description or information to determine the boundaries
of the property affected by the proposed campground.
E.
Plan data. The campground development plan shall contain, but not
be limited to, the following data:
(1)
North arrow.
(2)
Graphic and written scale.
(3)
Street names.
(4)
Street widths.
(5)
Clear sight triangles shown at all street intersections.
(6)
Slope and drainage easements as required by the roadway cuts
and fills and the stormwater management plan.
(7)
Site number.
(8)
The total number of proposed campsites.
(9)
Existing zoning district designation of the affected property.
(10)
The total acreage of the proposed campground.
(11)
Current County property identification number(s) [PIN(s)] of
the property from the latest tax records.
(12)
A title block on the lower right corner of all plans, which
shall list the date the campground development plan was completed
and the date of each revision.
(13)
A listing of open space percentage that is provided, recreation
area percentage that is provided, etc.
F.
Plan certificates. The following certificates shall be labeled on
the campground development plan using the forms in Appendix D.[2]
(1)
Certificate of accuracy and compliance dated and signed by the
plan preparer (D-1).
(2)
Certificate of review and recommendation by the Planning Commission
(D-2) which shall be located on the right or bottom edge of the plan.
(3)
Certificate of review and approval by the Board of Supervisors
(D-2) which shall be located on the right or bottom edge of the plan.
(4)
Certificate of ownership and acknowledgment of plan which shall
be accurately completed and signed by the owner(s) of the property
with signature(s) dated and notarized (D-3).
(5)
Required permit certification which shall be accurately completed
and signed by the owner(s) of the property with signature(s) dated
and notarized (D-4).
(6)
Affidavit of plan submission, with the date of plan acceptance
by the County Planning Commission, signed by the person who oversaw
the submittal to the County (D-5).
[2]
Editor's Note: Appendix D is included as an attachment to this chapter.
G.
Plan notes. The following notes shall be set forth on all campground
development plans:
(1)
All water supply and distribution systems and sewage collection
and disposal systems shall be designed and constructed in complete
accordance with the standards of the DEP.
(2)
By approval of this plan, the Township of Middle Smithfield
has neither confirmed nor denied the existence and/or the extent of
any wetland areas, whether or not delineated on the plan, and any
encroachment thereon for any reason whatsoever shall be the sole responsibility
of the developer, his heirs and assigns and shall be subject to the
jurisdiction of the Army Corps of Engineers and/or the DEP, and the
encroachment shall conform to the rules and regulations of the jurisdictional
agencies.
(3)
Permanent occupancy as a dwelling unit of a recreational vehicle
or any other structure situated on a campsite shall be prohibited.
(4)
All internal streets shall remain privately owned and maintained,
and shall not in the future be offered for dedication to the Township.
(5)
In the event that the plan will require access to a highway
under the jurisdiction of PennDOT, an approved and completed highway
occupancy permit shall be required prior to occupancy of any campsite.
(6)
In the event that the plan will require access to a road under
the jurisdiction of the Township, an approved and completed Township
driveway permit shall be required prior to occupancy of any campsite.
[1]
Editor's Note: See 63 P.S. § 148 et seq.
The following supporting documents, plans and information shall
be submitted with all campground development plans.
A.
Center-line profiles.
(1)
Profiles along the center line of all proposed streets, drawn
at a scale or combination of scales (outlandish or extreme combinations
of scales are to be avoided) that will clearly and accurately show
the following:
(a)
Existing ground line.
(b)
Proposed final center line with all percentages of grade shown.
(c)
Printed elevations of the proposed grade line at fifty-foot
intervals on even stations.
(d)
Vertical curve locations and data.
(e)
Calculated safe stopping distances (SSDs) for all crest vertical
curves.
(2)
The Township Engineer may, if he/she deems it necessary, require
submission of actual cross sections of any street setting forth both
the existing ground and the proposed grade, drawn to a scale of one
inch equals 10 feet, both vertical and horizontal, for any portion
or all of the proposed streets.
C.
Soil erosion and sedimentation control plan. A soil erosion and sedimentation control plan using measures that shall, at a minimum, meet the standards of Chapter 102 (Erosion and Sediment Pollution Control) of Title 25, Rules and Regulations of the DEP.
D.
Central water supply and distribution system plan.
(1)
A plan of the proposed distribution system and location of the
supply well(s) complete and in conformance with Appendix A[2] (including evidence of supply).
[2]
Editor's Note: Appendix A is included as an attachment to this chapter.
(2)
Water supply certificate. If an existing water supply system
is to be utilized, a completed water supply certificate (using the
form in Appendix D-15).[3]
[3]
Editor's Note: Appendix D-15 is included as an attachment to this chapter.
E.
Central sewage collection and disposal system plan.
(1)
A plan of the proposed sewage collection system and location
of the disposal facility complete and in conformance with Appendix
B.[4]
[4]
Editor's Note: Appendix B is included as an attachment to this chapter.
(2)
Sewage disposal certificate. If an existing sewage disposal
system is to be utilized, a completed sewage disposal certificate
(using the form in Appendix D-15).[5]
[5]
Editor's Note: Appendix D-15 is included as an attachment to this chapter.
F.
Adjacent holdings. A sketch of the entire adjacent holdings of the
developer indicating the areas of the campground in relation to the
other holdings.
G.
Deed(s) of record. A copy of the latest deed(s) of record for the
campground property.
H.
Reserved areas. A copy of all existing and proposed reservation of
rights-of-way, easements or land areas with conditions attached.
I.
Construction certification. A completed construction certification
using the form in Appendix D-14.[6] (The construction certification shall be signed prior
to unconditional approval of the campground plan.)
[6]
Editor's Note: Appendix D-14 is included as an attachment to this chapter.
J.
Plan review application. A completed and signed plan review application.
