A.
The standards and requirements contained in Articles V and VI are intended as the minimum for the promotion of the public health, safety and general welfare and shall be applied as such by the Township Planning Commission and the Township Supervisors in reviewing all subdivision and land development plans.
B.
Whenever other Township regulations impose more restrictive
standards and requirements than those contained herein, such other
regulations shall prevail, otherwise, the standards and requirements
of this chapter shall apply.
C.
The layout or arrangement of the subdivision or land
development and streets therein shall conform to any Comprehensive
Plan adopted by the Township, any regulations or maps adopted in furtherance
thereof and any other official plans of the Township which have been
adopted.
D.
The plan of the proposed subdivision or land development
shall be coordinated with existing adjacent development in order to
provide for harmonious development of the area as a whole.
E.
Land shall be suited to the purpose for which it is
to be subdivided or developed. Lands subject to hazards to life, health
or property such as may result from fire, flood, disease or other
causes shall either be made safe for the purpose for which such land
is proposed to be used or such land shall be set aside for uses which
shall not endanger life or property or further aggravate or increase
the existing menace.
A.
General standards.
(1)
The location and width of all streets shall conform
to the Official Plans or to such parts thereof as may have been adopted
by the Township and shall be properly related to all existing streets,
recorded streets and official plans which have been adopted by the
Township, county or state.
(2)
The proposed street system shall extend existing or recorded streets at the same width as the existing or recorded streets if these streets meet or exceed the standards of § 154-24C(1). If the existing or recorded streets do not meet or exceed the standards of § 154-24C(1), the proposed street extensions shall meet the standards of § 154-24C(1).
(3)
Where, in the opinion of the Township, it is desirable
to provide for street access to adjoining property, streets shall
be extended by dedication to the boundary of such property. The location
and number of access points to adjoining properties are subject to
Township Supervisors approval. If a subdivision proposes lots, all
of which front on existing public roads, the Township may require
the subdivider to reserve land adequate to provide for future street
access from the public roads on which the lots front to the land to
the rear of the proposed lots. Such reserved areas shall be of such
dimensions to permit the construction of streets meeting the standards
of this chapter.
(4)
If lots or parcels in the subdivision are large enough
for resubdivision or if a portion of the subdivider's property is
not proposed to be subdivided but could be subdivided in the future,
the Township may require the reservation of land adequate to provide
for future street access to land which could be subdivided or subdivided
in the future and require that the location of land reserved for future
streets be coordinated with the street system shown on the subdivision
plan.
(a)
When reservations for future streets will adjoin
lots to be developed prior to the construction of the streets, the
developer shall establish the proposed grades of the future streets
and the extent of the area necessary for the construction of those
streets. If the area necessary for the construction of the streets
extends beyond the proposed street right-of-way lines, all excavation
and grading necessary for the roads beyond the right-of-way lines
shall be done as required improvements in conjunction with the subdivision
which contains the adjoining lots. Alternatively, construction easements
shall be provided on the adjoining lots, sufficient to permit construction
of the future street.
(b)
Where reservations for future streets intersect
existing streets, radii shall be provided for the reservations such
that the requirements of this chapter could be met for a street to
be constructed in the future.
(5)
New minor streets shall be so designed as to discourage
through traffic, but the subdivider shall give adequate consideration
to provision for the extension and continuation of arterial and collector
streets into and from adjoining properties. Minor streets shall be
extended and continued into and from adjoining properties when necessary
for the proper development of and traffic circulation in the Township.
(6)
Where a subdivision or land development abuts an existing
street which does not meet the standards of this chapter, the Township
may require the dedication of land sufficient to widen the street
to meet the standards of this chapter.
(7)
Private streets (streets not to be offered for dedication)
are prohibited, unless they meet the design and construction standards
of this chapter.
(8)
If the subject property is either landlocked with
no available lot frontage along an existing Township or state road
as a result of subdivision or conveyance occurring prior to June 19,
1979, or has frontage along an improved road but the available frontage
is not enough to satisfy the minimum lot width requirements as established
by the Zoning Ordinance or if, in the opinion of the Township Planning
Commission, the topographical conditions along the available lot frontage
are such that compliance with applicable Township driveway standards
and specifications is impracticable, the Township may permit private
streets within the proposed subdivision, providing the following conditions
are met:
(a)
No more than two lots (which includes the residue
parcel) may be created which are served by a private street of this
nature unless the road is constructed to meet Township standards and
specifications. Each proposed lot must meet the minimum frontage requirements
of the applicable provisions of the Bern Township Zoning Ordinance
on the proposed private street.
(b)
A minimum right-of-way width of 53 feet shall
be provided for access to the proposed lots. The right-of-way shall
be satisfactorily demonstrated to have the capability of meeting all
applicable Township grades and design standards.
(c)
Any right-of-way for access to the proposed
lots which is not owned by the subdivider in fee shall be granted
by deed or written agreement, running with the land for the benefit
of the proposed lots, shall permit actual construction of a road according
to Township grades and design standards and shall be filed with the
Berks County Recorder of Deeds prior to final subdivision approval.
In addition, a note shall appear on the subdivision plan indicating
the date and filing of the right-of-way deed or written agreement
as provided herein.
(d)
A proposed private road shall not be required
to meet Township street construction standards until such time as
the same is dedicated to the Township or until further subdivision
is proposed pursuant to a subsequent plan.
(e)
Any subdivision plan prepared as defined above
shall include a note on the plan to be recorded as follows: "Any further
subdivision of this tract of land will require the construction of
a street in compliance with all Township street standards in effect
at the time of construction".
(f)
All proposed rights-of-way or private streets,
regardless of their intended use or development, shall be designed
and constructed so that they remain mud free and in a state of permanent,
passable condition.
(g)
All proposed rights-of-way or private streets
shall transverse no more than one lot or parcel of land other than
that owned by the proposed subdivider and which is the subject of
the proposed plan.
(9)
Streets in and bordering a subdivision or land development
shall be coordinated and be of such widths and grades and in such
locations as deemed necessary to accommodate prospective traffic and
facilitate fire protection.
(10)
Streets within the subdivision or land development
and adjacent roads which will receive traffic from and distribute
traffic to the subdivision or land development shall be adequate or
made adequate by the developer, in construction, grade, width and
capacity to accommodate traffic generated by the subdivision or land
development.
(11)
Connections shall be provided between streets
within the subdivision or land development to provide adequate access
for emergency vehicles, other vehicles and pedestrians.
(12)
Where a subdivision or land development fronts
on and will provide for vehicular access to and from an existing Township
road which does not meet the minimum cartway width requirements of
this chapter, the Township Supervisors may require the developer to
improve at his expense the Township road cartway to meet those requirements.
Pavement shall be constructed in accordance with the requirements
of this chapter. In addition, provision shall be made for adequate
drainage along the sides of the roads. Such drainage provisions shall
be approved by the Township Supervisors.
(13)
Where streets and other public improvements
continue into adjoining municipalities, evidence of compatibility
of design, particularly with regard to street widths, shall be submitted.
The applicant shall coordinate such design with both municipalities
to avoid abrupt changes in cartway width or in improvements provided.
(14)
The street system shall be designed with regard
to:
(a)
Consideration of existing topographical considerations.
(b)
Providing buildable lots.
(c)
Minimizing the number of street intersections,
through encouraging the use of three-way rather than four-way intersections
when intersections of minor streets are involved.
(d)
Avoiding excessive linear footage of streets.
(e)
Eliminating the use of culs-de-sac.
[Added 6-17-2003 by Ord. No. 204-2003]
(15)
Eliminating the use of culs-de-sac. Developers
are expected to provide for interconnecting streets or loop streets
and not use culs-de-sac unless they can demonstrate to the satisfaction
of the Township that, given the topography of the tract in question,
a system of interconnecting or loop streets is not physically feasible
(rather than merely economically undesirable) and that the use of
a cul-de-sac is necessary to be able to utilize the tract of land.
In granting permission to utilize a cul-de-sac, the Township shall
consult the Township's engineers and providers of emergency services
and shall find:
[Amended 6-17-2003 by Ord. No. 204-2003]
(a)
The use of a cul-de-sac will not compromise
public safety.
(b)
That because of the topography of the site,
an interconnecting or loop road system is physically not feasible.
The applicant shall submit an engineering analysis and design sealed
by a professional engineer which supports the claim that an interconnecting
or loop road system is not physically feasible because of topographic
conditions.
(16)
All access drives within multiple family and
nonresidential developments which are intended for circulation within
the development shall be designed to the horizontal and vertical alignment
standards for streets contained within this chapter.
B.
Partial and half streets. New half or partial streets
will not be permitted, but wherever a tract to be subdivided borders
an existing recorded half or partial street, the Township shall require
the subdivider to provide adjacent to such half or partial streets
a reservation of land adequate to allow the construction of a road
meeting the standards of this chapter when deemed appropriate by the
Township.
C.
Street widths.
[Amended 6-17-2003 by Ord. No. 204-2003]
(1)
Minimum street right-of-way and cartway (pavement)
widths shall be as follows:
|
Street Type
|
Required Widths
(in feet)
| ||
|---|---|---|---|
|
Minor streets and culs-de-sac (curbing required
in all cases)
| |||
|
Right-of-way
|
56
| ||
|
Cartway
|
36
| ||
|
For detail sheet, see the drawing of "Minor
Streets" included at the end of this chapter.
| |||
|
Collector streets (curbing required in all cases)
| |||
|
Right-of-way
|
60
| ||
|
Cartway
|
40
| ||
|
For detail sheet, see the drawing of "Collector
Streets" included at the end of this chapter.
| |||
|
Arterial street:
| |||
|
Right-of-way
|
As determined after consultation with the Township,
county and PennDOT
| ||
|
Cartway
|
As determined after consultation with the Township,
county and PennDOT
| ||
|
Marginal access street:
(no parking permitted)
| |||
|
Right-of-way
|
36 or as determined after consulting with the
Township, county and PennDOT
| ||
|
Cartway
|
36
| ||
|
Service street:
| |||
|
Right-of-way
|
24
| ||
|
Cartway
|
24
| ||
(2)
Additional right-of-way cartway widths may be required
by the Township for the purpose of promoting the public safety and
convenience. The designation of streets as "minor," "collector" and
"arterial" is subject to Township Supervisors' approval. The Township
Supervisors may prohibit parking along collector streets.
(3)
The limits of widths shall not be constructed to include
the width required for necessary slopes in cuts or fills, when the
limits of the road and the extra width required for such slopes exceed
the limits of width herein specified. All areas beyond the uniform
right-of-way shall be graded and blended into existing surrounding
area using the side slopes of two to one or less. Steeper slopes may
be approved only in extreme cases when specifically required and reinforced
with appropriate engineering studies.
(4)
Streets with curbs shall be used in all cases.
D.
Restriction of access.
(1)
Whenever a subdivision or land development abuts or
contains an arterial or collector street or abuts an existing Township
road of any classification, the Township may require restriction of
access to the street by:
(a)
Provision of reverse frontage lots; or
(b)
Provision of service streets along the rear
of the abutting lots, together with prohibition of private driveways
intersecting the street; or
(c)
Provision of marginal access streets, provided
that the reserve strip establishing such marginal access streets shall
be placed within the jurisdiction of the Township or PennDOT under
an agreement meeting the approval of the Township; or
(d)
Provision of a system of minor streets which
would intersect the street and on which lots would front.
(2)
Except as specified by § 154-24D(1)(c), reserve strips shall be prohibited.
E.
F.
Horizontal curves.
(1)
Whenever street lines are deflected in excess of 5°,
connection shall be made by horizontal curves.
(3)
A straight section of road of at least 100 feet shall
be introduced between all horizontal curves on collector and arterial
streets.
(4)
Combinations of the minimum radius and maximum grade
shall be avoided.
H.
Intersections.
(1)
Streets shall intersect at right angles, provided
that the Township may permit intersections at less than or more than
90° when necessitated by the topographic conditions of the site.
No street, however, shall intersect another at an angle of less than
60° or more than 120°.
(2)
No more than two streets shall intersect at same point.
(3)
Streets intersecting another street shall either intersect
directly opposite to each other or shall be separated by at least
150 feet between center lines, measured along the center line of the
street being intersected.
(4)
Intersections shall be approached on all sides by
a straight leveling area, the grade of which shall not exceed 5% within
50 feet of the intersection of the nearest right-of-way lines.
(5)
Intersections with arterial streets shall be located
not less than 1,000 feet apart, measured from center line to center
line along the center line of the arterial streets.
(6)
Street curb intersections shall be rounded by a tangential
arc with a minimum radius of:
(7)
Street right-of-way lines shall be parallel to (concentric
with) curb arcs at intersections.
I.
Sight distances at intersections.
(1)
Clear sight triangles shall be provided at all street
intersections and shall be drawn on the final plan. Within such triangles,
no vision obstructing object shall be permitted which obscures vision
above the height of 30 inches and below the height of 10 feet, measured
from the center-line grade of intersecting streets. Such triangles
shall be established from a distance of:
(2)
Whenever a portion of the line of such clear sight
triangles occurs behind the required building setback line, such portion
shall be considered a building setback line.
J.
Cul-de-sac streets.
(1)
Dead end streets are prohibited unless designed as
cul-de-sac streets, provided that in the case of streets which are
planned for future extension into adjoining tracts and which will
be no longer than the depth of one lot and which will not be the primary
means of access to any lot or dwelling unit, a turnaround is not required.
(2)
Except as provided in § 154-24J(1), any street dead-ended for access to an adjoining property or because of authorized stage development shall be provided with a turnaround within the subdivision or land development and the use of such turnaround shall be guaranteed to the public until such time as the street is extended.
(a)
Should a temporary cul-de-sac be proposed, agreements
satisfactory to the Township Supervisors and Township Solicitor shall
be made for construction and installation responsibilities of all
improvements when the temporary cul-de-sac is abandoned and the street
is extended.
(b)
In the event that the Township Supervisors shall
not consider development of adjoining property to be imminent, the
Supervisors may require that a permanent curbed cul-de-sac be constructed.
(3)
Permanent cul-de-sac streets shall not exceed 500
feet in length, provided that the Township may permit permanent culs-de-sac
in excess of 500 feet, to a maximum of 1,000 feet, when they will
serve only single-family detached dwellings and when the number of
dwelling units served will not exceed 20.
(a)
Cul-de-sac streets shall be at least 250 feet
from the right-of-way of the street intersected to the end of the
turnaround.
(4)
Unless future extension is clearly impractical or
undesirable, the turnaround right-of-way shall be placed adjacent
to the tract boundary with sufficient additional width provided along
the boundary line to permit extension of the street at full width.
(5)
All cul-de-sac streets, whether permanently or temporarily
designed as such, shall be provided at the closed end with a fully
paved turnaround. Minimum radius to the pavement edge or curbline
shall be 50 feet and minimum radius to the right-of-way line shall
be 60 feet.
(6)
Drainage of cul-de-sac streets shall preferably be
toward the open end. If drainage is toward the closed end, water shall
be conducted away in an underground storm sewer or by other means
approved by the Township.
(7)
The center-line grade on a cul-de-sac street shall
not exceed 10% and the grade of the diameter of the turnaround shall
not exceed 5%.
K.
Street names.
(1)
Proposed streets which are in alignment with others
already existing and named shall bear the names of the existing streets.
(2)
In no case shall the name of a proposed street duplicate
an existing street name in the Township and the postal district, irrespective
of the use of the suffix street, road, avenue, boulevard, drive, way,
place, court, lane, etc.
(3)
All street names shall be subject to approval of the
Township and postmaster having jurisdiction.
L.
Service streets (alleys).
(1)
Service streets are prohibited in residential subdivisions
except where required to avoid direct driveway access to arterial,
collector or existing minor streets.
(2)
Service streets may be permitted in other types to
development, provided that the subdivider produces evidence satisfactory
to the Township of the need for such service streets and provided
that the service streets are not the primary means of access.
(3)
Where permitted, service streets shall have a minimum
paved width of 24 feet except that where service streets serve uses
on only one side of the street and the service streets will be one
way, the Township may permit a paved surface of not less than 12 feet.
(4)
Dead-end service streets shall be avoided, but where
this proves impossible, dead-end service streets shall be terminated
with a paved circular turnaround with a minimum radius to the outer
pavement edge (curbline) of 50 feet.
(5)
Sharp changes in alignment of service streets shall
be avoided. Design of service streets which will encourage their use
for through traffic shall also be avoided.
M.
Guide rail.
(1)
Streets shall be designed to preclude or minimize
the need for guide rail. The Township Supervisors may require guide
rail to be placed for protection on embankments when a barrier is
required in Design Manual Part 2 Highway Design by the Pennsylvania
Department of Transportation, January 1990 edition.
(2)
Fixed obstructions along streets which would require
guide rail shall be precluded or minimized. The Township Supervisors
may require guide rail to be placed when a barrier is required for
fixed objects in Design Manual Part 2 Highway Design by the Pennsylvania
Department of Transportation, January 1990 edition.
(3)
The design and selection of guide rail shall be in
accordance with the standards in Design Manual Part 2 Highway Design,
January 1990 edition, however, all guide rail systems require approval
of the Township Supervisors.
N.
Access to the subdivision or land development.
(1)
The location and number of access points to a subdivision
or land development shall be adequate for and appropriate to the size
and nature of the development and surrounding roads and land uses.
(2)
All subdivisions and land developments containing
more than 20 dwelling units shall have at least two means of ingress
and egress via streets or access drives meeting the design and construction
standards of the Township.
(3)
For all subdivisions and land developments for which
only one means of ingress and egress is proposed, the Township Supervisors
may require, where deemed necessary in the public interest and for
the public safety, the provision of additional street or access drive
access meeting Township standards or the provision of an alternate
means of ingress and egress meeting Township standards which could
be used by emergency vehicles if the primary means of ingress and
egress were rendered unusable. Such alternate means of ingress and
egress shall be of such width and improved to such an extent to be
usable by emergency vehicles and shall not be used for structures,
trees or similar obstructions.
(4)
The Township Supervisors may require that vehicular
access be provided to each dwelling unit within a subdivision or land
development over a street or other approved means of access which
is elevated above the level of the one-hundred-year flood.
A.
Layout. The length, width and shape of blocks shall
be determined with due regard to the provision of adequate sites for
buildings of the type proposed, zoning requirements, topography and
requirements for safe and convenient vehicular and pedestrian circulation,
including the reduction of intersections with arterial streets.
B.
Length.
(1)
Blocks shall have a maximum length of 1,600 feet and
a minimum length of 500 feet. The Township may decrease the permitted
maximum and/or minimum lengths of blocks if the topography of land
or surface water drainage conditions warrant such a decrease.
(2)
Blocks along arterial streets shall not be less than
1,000 feet long.
C.
Depth. Residential blocks shall be of sufficient depth
to accommodate two tiers of lots, except where reverse frontage lots
are required or where prevented by the size, topographical conditions
or other inherent conditions of the property.
D.
Commercial and industrial blocks. Blocks in commercial
and industrial areas may vary from the elements of design detailed
above, if required by the nature of the use. In all cases, however,
adequate provisions shall be made for off-street parking and loading
areas as well as for traffic circulation and parking for employees
and customers.
E.
Crosswalks. Crosswalks may be required by the Township
whenever necessary to facilitate pedestrian circulation and to give
access to community facilities. Such crosswalks shall have a minimum
width of 10 feet and contain a walkway, constructed of a material
approved by the Township, with a minimum width of four feet.
A.
General standards.
(1)
The size, shape and orientation of lots shall be appropriate
for the type of development and use contemplated and be in accordance
with the provisions of the Township Zoning Ordinance. The use of flag-lot-type
designs shall be prohibited, except where, in the opinion of the Supervisors,
no other solution is available.
(2)
Insofar as practical, side lot lines shall be at right
angles to straight street lines and radial to curved street lines.
(3)
Where feasible, lot lines shall follow municipal boundaries
rather than cross them.
(4)
Generally, the depth of residential lots shall not
be less than one nor more than three times their width.
(5)
Depth and width parcels intended for nonresidential
uses shall be adequate for the use proposed and sufficient to provide
satisfactory space for on-site parking, lading and unloading, setbacks,
landscaping, etc.
(6)
Where extra width has been dedicated for widening
of existing streets, all setbacks shall be measured from such adjusted
right-of-way lines.
(7)
Subdivisions shall be designed to avoid the creation
of remnants of land. If remnants of land would result after subdividing,
adequate provision, which shall be approved by the Township, shall
be made for the disposition and maintenance of those remnants.
(8)
Where access to land within a subdivision or land
development will be solely by proposed roads within an adjoining municipality,
the Township Supervisors may require assurance from the adjoining
municipality that adequate provisions have been made to ensure construction
of the proposed access roads.
(9)
When the rear wall of a building will face a public
street, the Township Supervisors may require a landscape screen, fence,
earth mounding or similar screening device subject to Township approval
between the building and the public street.
B.
Lot frontage.
(1)
All lots shall front on and have direct driveway access
to an existing or proposed public street or to a private street if
it meets the requirements of this chapter.
(2)
Reverse frontage lots shall be avoided except where
required to provide separation of residential development from arterial,
collector or existing minor streets or to overcome specific disadvantages
of topography or orientation. All residential reverse frontage lots
shall contain a planting screen, fence, earth mounding or similar
screening device and barrier to vehicular access within the rear yard.
(3)
After consideration of street speeds, traffic volumes,
projected traffic generated at a proposed land use and the location
and arrangement of existing and proposed driveways and intersections,
the Township Supervisors may require the developer to install at his
expense an acceleration or deceleration lane, or both, to serve a
proposed driveway or street. If additional street right-of-way is
required to construct the acceleration or deceleration lane, the additional
right-of-way shall be provided by the developer. When required by
the Township Supervisors, the developer shall furnish a study to the
Township which will provide the information necessary to permit the
determination as to whether an acceleration or deceleration lane is
required.
(4)
Subdivisions and land developments shall be provided
with internal streets to which the lots will have driveway access
in order to minimize the number of driveway intersections with existing
public streets. This reduction in driveway intersections will lessen
interruptions to traffic flow and accident hazards and minimize sedimentation
and runoff problems onto existing public streets.
C.
D.
Driveways and off-street parking.
(1)
Each proposed dwelling unit in a subdivision or land
development shall be provided with at least two off-street parking
spaces.
(a)
In the case of single-family or two-family dwellings,
such off-street parking spaces shall be provided behind the street
right-of-way line and may be provided in an attached or separate garage,
carport or driveway.
(b)
In the case of multiple-family dwellings, such
off-street parking spaces shall be provided in parking facilities
located adjacent to, within or near the multiple family dwellings.
(2)
Commercial and industrial developments shall meet
the off-street parking requirements of the Township Zoning Ordinance.
(3)
Entrances to private driveways serving one- and two-family
dwellings shall be located at least 60 feet from the point of intersection
of the nearest street cartway edge and at least 10 feet from side
property lines to the end of the driveway radius at the cartway edge.
(4)
Entrances to private driveways serving multiple-family
dwellings shall be located at least 100 feet from the point of intersection
of the nearest street cartway edge and at least 10 feet from side
property lines to the end of the driveway radius at the cartway edges.
(5)
Private driveways shall have such grades as to furnish
safe and convenient parking spaces and to provide a safe and convenient
means of access. Grades shall not exceed 15% and driveways should
be paved when the grade exceeds 8%.
(6)
Entrances to private driveways serving multiple-family
dwellings shall be rounded at a minimum radius of 10 feet and constructed
in accordance with Township regulations.
(7)
Private driveway entrances shall not intersect streets
at angles of less than 60° nor more than 120°.
(8)
Driveways shall be so located as to provide reasonable sight distance at intersections with streets, in accordance with § 154-24I(1) of this chapter.
(9)
Provision shall be made at all intersections of driveways
with streets to ensure adequate stormwater drainage.
(10)
The Township Supervisors may require the driveway
on a lot which abuts two or more streets to be restricted to that
street which can more safely accommodate its traffic.
(a)
If the Township Supervisors determine that offset
driveways will create a safety hazard, they may require a driveway
to be located directly opposite a driveway on the other side of a
street, rather than be offset from that driveway.
(11)
The Township Supervisors may require the permissible
location of a driveway for a lot to be shown on the subdivision or
land development plan and further require that driveway locations
be subject to approval of the Supervisors.
(12)
All driveways which provide access to arterial
and collector streets, if such driveways are permitted by the Township
Supervisors, shall be designed with turnaround areas so that cars
will not back onto collector and arterial streets.
(13)
The Township Supervisors may require the developer
to submit with his subdivision or land development plans evidence
that the standards for driveways established in this section can be
met for each lot where doubt exists as to the feasibility of meeting
the standards.
(14)
Shared driveways to single-family detached dwellings
are prohibited.
[Added 6-7-2005 by Ord. No. 220-2005]
A.
The subdivider shall provide the highest type of sanitary
sewage disposal facility consistent with existing physical, geographical
and geological conditions. The following types of sanitary sewage
disposal facilities are listed in order of decreasing desirability:
B.
Each property shall connect with an approved public
or community sewer system, if geographically and economically accessible
and permission to connect is secured. Where sewers are not yet accessible
but are planned for extension to the subdivision or land development
within 10 years, the Township may require that the subdivider install
sewer lines, including lateral connections, as may be necessary to
provide adequate service to each lot and dwelling unit when connection
with the sewer system is made. Sewer lines shall be suitably capped
at the limits of the subdivision or land development and laterals
shall be capped at the street right-of-way line. When capped sewers
are provided, on-site disposal facilities shall also be provided.
C.
All sewage disposal systems shall conform in all respects
to the minimum requirements of the Pennsylvania Department of Environmental
Protection and all ordinances, rules and regulations of the Township
and applicable authorities.
D.
When on-site facilities are required, carefully engineered
facilities shall be installed. Before covering and backfilling, all
on-site facilities shall be inspected and approved by the Township
Sewage Enforcement Officer. Such approval shall be in writing. Two
copies of an as-built drawing of on-site facilities shall be provided
for the Township showing the location, sizes and capacities of all
pipes, tanks, cleanouts, vents and tile fields.
E.
If on-site sanitary sewage disposal facilities are proposed, the Township may require that the subdivider submit an Economic Feasibility Report if the Township considers that such facilities are not the highest type consistent with existing physical, geographical and geological conditions. Such report shall compare the cost of providing on-site facilities and cost of providing higher types of facilities (see § 154-27A). Based on analysis of the Economic Feasibility Report, the Township may require the installation of a higher type of facility.
F.
Whenever approval by the Municipal Authority or the
Pennsylvania Department of Environmental Protection is required for
the sanitary sewer system for a proposed subdivision or land development,
the developer shall submit a copy of such approval to the Township
prior to final approval of a plan. Indication of ability to serve
the tract shall be furnished to the Township at preliminary plan stage.
A.
New subdivisions and developments shall incorporate
adequate provisions for a reliable, safe and adequate water supply
to support intended uses within the capacity of available resources.
(1)
Whenever an existing public or approved community
water system is geographically and economically accessible to a proposed
subdivision or land development and permission to connect thereto
is secured, a distribution system shall be designed to furnish an
adequate supply of water to each lot and dwelling unit with adequate
main sizes and fire hydrant locations to meet the specifications of
the Insurance Services Office of Pennsylvania. A copy of the approval
of such system by the appropriate public agency or utility company
shall be submitted with the final plan. Suitable agreement shall also
be established for the ownership and maintenance of such distribution
system.
B.
Where public or community systems are not geographically
and economically accessible and on-site sanitary sewerage disposal
systems are proposed to be used or where a public water distribution
system is planned for extension to the subdivision within 10 years,
a community water supply may be required by the Township if deemed
necessary for the public health, safety and welfare. If such a system
is provided, it shall be approved by the Pennsylvania Department of
Environmental Protection and appropriate agreements established to
ensure proper and adequate maintenance shall be submitted to the Township.
C.
Where individual on-site water system(s) are to be
utilized, each lot so served shall be of a size and shape to allow
safe location of such a system. The individual supply system shall
be constructed in full compliance with Pennsylvania Department of
Environmental Protection specifications.
(1)
Where individual on-site water supply system(s) are
to be utilized, it is recommended (but not required) that the subdivider
provide at least one test well for each 10 proposed dwelling units.
Such wells should be drilled, cased and grout sealed into bedrock,
at least 50 feet deep and should have a production capacity of at
least five gallons per minute of safe, potable drinking water, as
certified by a state or Township health officer. No well shall be
closer than DEP regulations permit from a tile field.
D.
Wherever approval by an authority or other public
agency or utility company or the Pennsylvania Department of Environmental
Protection is required for the water supply and distribution system
for a proposed subdivision or land development, the subdivider shall
submit a copy of such approval to the Township prior to final approval
of a plan.
(1)
If 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, applicants shall present
evidence to the Township Supervisors at preliminary plan stage that
the subdivision or development is to be supplied by a certified 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.
E.
Prior to approval of any plan utilizing well or spring
supplies as part of a community or public water system, the applicant
shall drill a test well(s), perform pump tests and have monitoring
test wells around the pump test well. In addition, wells of houses
in the surrounding area shall be monitored and drawdown levels measured.
The aquifer evaluation shall establish whether sufficient water supply
exists and the effect on the aquifer of withdrawing that water.
(1)
No plan will be approved unless the applicant can
demonstrate that adequate domestic and fire supplies can be obtained
without adversely affecting surrounding wells.
(2)
In addition to the aquifer evaluation, a water budget
analysis shall be prepared for the basin area around the development.
This analysis shall measure the water coming into the basin against
the water being taken out of the basin.
A.
Storm sewers, culverts and related installations and
improvements shall be provided in order to:
(1)
Permit unimpeded flow of natural watercourses;
(2)
Ensure adequate drainage of all streets;
(3)
Intercept stormwater runoff along streets at intervals
related to the extent and grade of the area drained:
(4)
Provide positive drainage away from on-site sewage
disposal facilities and buildings;
(5)
Ensure adequate drainage at intersections of driveways
with streets.
B.
Where existing storm sewers are reasonably accessible
and of adequate capacity, subdivisions and land developments shall,
if required by the Township, connect to the existing storm sewers.
C.
When storm drainage will be directed into an adjacent
municipality, all provisions for accommodating such storm drainage
shall be submitted to the governing body of that municipality for
review.
(1)
Runoff shall not be increased or concentrated onto
adjacent properties, nor shall the velocity of flow be increased beyond
that existing prior to subdivision or land development unless written
approval is given by the adjacent property owners to the proposed
discharge of surface runoff and the written agreements are approved
by the Township Supervisors.
D.
Storm drainage facilities shall be designed not only
to handle the anticipated peak discharge from the property being subdivided,
but also the existing runoff from all the property at a higher elevation
in the same watershed.
E.
Where a subdivision or land development is traversed
by or contains a pond, lake, watercourse, drainageway, channel, storm
drainage system or stream, there shall be provided a drainage easement
that conforms substantially with the line of such pond, lake, watercourse,
drainageway, channel, storm drainage system or stream of such width
as will be adequate to preserve the unimpeded flow of drainage (one-hundred-year
flow) and to provide for widening, deepening, relocating, improving
or protecting such features or drainage facilities. Minimum easement
width shall be 10 feet from each side of the watercourse, waterbody,
stream, pond, lake or drainage facility, but the Township may require
a greater easement when necessary. Bearings and distances shall be
provided for the boundaries of easements.
(1)
Any changes in an existing drainageway shall be subject
to the approval of the Pennsylvania Department of Environmental Protection,
the Army Corps of Engineers or the Federal Emergency Management Agency
when each or all have jurisdiction. All permits and approvals shall
be issued prior to construction of storm drainage-related improvements.
(2)
The developer shall property grade and seed slopes
and fence open ditches when a safety hazard can result. Areas within
easements shall be kept as lawn or in natural conditions to allow
maintenance and entrance.
G.
All streets shall be so designed as to provide for
the discharge of surface water from their rights-of-way.
H.
The slope of the crown on proposed streets shall be
not less than 1/4 of an inch per foot and not more than 1/3 of an
inch per foot.
I.
Adequate facilities shall be provided at low points
along streets, at street intersections and at intermediate points
where necessary to intercept runoff. Crossing gutters will not be
permitted.
J.
Stormwater management basins shall be planted with
cover vegetation specifically suited for such basins. Basins should
be designed to blend with the surrounding topography. When required
by the Township, basins shall be screened with landscaping from adjacent
properties.
K.
Stormwater management basins shall be surrounded by
a fence, a minimum of six feet in height to prevent access thereto.
The Board of Supervisors shall approve the materials used in construction
of such fence.
[Added 6-17-2003 by Ord. No. 204-2003]
A.
Natural features. Wherever possible, natural features
such as large trees, rock outcroppings, wooded areas and natural watercourses
and bodies of water shall be preserved. It shall be the applicant's
responsibility to prove that vegetation removal has been minimized.
(1)
Existing vegetation designated to remain as part of
the landscaping of a subdivision or land development 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.
(2)
Street and lot designs shall minimize alterations
to the natural landscape.
(3)
No activity shall endanger groundwater levels and
quality and surface water quality in the area of the use, nor adversely
affect groundwater supplies of nearby properties.
(4)
Any developer who affects a public or private water
supply by contamination or diminution shall restore or replace the
affected supply with an alternate source of water adequate in quantity
and quality for the purposes served by the supply. Such alternate
source shall be acceptable to the owner of the affected supply.
B.
Utility easements.
(1)
Easements shall be provided for poles, wires, conduits,
storm and sanitary sewers, gas, water and heat mains and other utility
lines intended to service the abutting lots. No structures or trees
shall be placed within such easements. Local utility companies shall
be consulted when locating utility easements and give written approval
of their locations.
(2)
Easements abutting street rights-of-way shall be a
minimum of 10 feet in width. Other easements shall be a minimum of
20 feet in width.
(3)
There shall be a minimum distance of 50 feet measured
in the shortest distance between any proposed dwelling unit and any
petroleum products or natural gas transmission line which traverses
the subdivision or land development.
(4)
Where gas or petroleum transmission lines are a part
of the proposed development, either proposed or requiring relocation,
construction shall occur within a right-of-way of 50 feet minimum
and shall comply with the applicable requirements of the Pennsylvania
Public Utilities Commission Regulations.
(5)
Except where a waiver is granted by the Public Utilities
Commission, underground electric distribution lines and telephone
lines shall be installed in all new subdivisions and land developments
of five dwelling units or more. In existing subdivisions with five
or more unimproved lots, any extensions of the electric distribution
lines shall be placed underground. An approved plan for the utilization
of an electric distribution shall be submitted to the Township prior
to recording of a final plan.
C.
Erosion and sediment controls.
(1)
Land shall not be developed or changed by grading,
excavation or the removal or destruction of natural topsoil, trees
or other vegetative cover unless adequate provisions for minimizing
erosion and sedimentation are provided.
(2)
A plan for erosion and sediment control shall be prepared
and submitted to the Township. The plan shall meet all requirements
of the County Conservation District and the Pennsylvania Department
of Environmental Protection and be approved by the Conservation District,
the Township and the Department of Environmental Protection when applicable.
(3)
The following guidelines shall be applied as needed
in developing erosion and sediment control measures.
(a)
Stripping of vegetation, grading, filling, excavating
or other alteration of the landscape shall be kept to a minimum and
shall be done in such a way which will minimize erosion.
(b)
Whenever feasible, natural vegetation shall
be retained, protected and supplemented.
(c)
The disturbed area and the duration of exposure
shall not exceed 20 days, except in the case of building construction.
(d)
Disturbed soils shall be stabilized as quickly
as practicable.
(e)
Temporary vegetation and/or mulching shall be
used to protect exposed critical areas during development.
(f)
Erosion control and drainage measures shall
be installed prior to earthmoving activities.
(g)
Both permanent and temporary provisions shall
be made to effectively accommodate the increased runoff caused by
changed soil and surface conditions during and after development.
Where necessary, the rate of surface water runoff shall be mechanically
retarded.
(h)
Until disturbed areas are stabilized, sediment
in runoff water shall be trapped by the use of debris basins, sediment
basins, silt traps or similar measures.
(i)
Provisions shall be made to protect existing
water supplies and geologic structures with water supply potential
from contamination.
(4)
The following guidelines shall be applied as needed
in excavation and fills as part of erosion and sediment controls:
(a)
All lots, tracts or parcels shall be graded
to provide positive drainage away from buildings, without ponding.
(b)
Grading and cut-fill operations shall be kept
to a minimum to ensure conformity with the natural topography, to
minimize the erosion hazard and to adequately handle surface runoff.
(c)
Natural drainage patterns shall be preserved
wherever possible and desirable.
(d)
Adequate provisions shall be made to prevent
surface water from damaging the cut face of excavations and the sloping
surfaces of fills.
(e)
Cut and fills shall not endanger adjoining property.
(f)
Fill shall be placed and mechanically compacted
to minimize sliding and erosion of the soil.
(g)
Fills shall not encroach on natural watercourses,
floodplains or constructed channels.
(h)
Grading shall not be done in such a way so as
to divert water onto the property of another landowner without the
expressed consent of the Township Supervisors and the adjoining landowner.
(i)
During grading operations, necessary measures
for dust control shall be exercised.
(j)
Grading equipment shall not cross live streams.
Provisions shall be made for the installation of culverts or bridges.
D.
Standards for mobile home parks.
(2)
The submission, review, approval or disapproval and recording of any mobile home park shall be in accordance with the provisions of Article III of this chapter.
(3)
The plan of any mobile home park shall comply with the requirements stated in Article IV of this chapter.
(4)
All mobile home parks shall comply with all the requirements
for mobile home parks as may be listed in the Township Zoning Ordinance
and other Township ordinances and regulations. In addition, all mobile
home parks shall comply with all requirements established for mobile
home parks by the Commonwealth of Pennsylvania.
E.
Compliance with Township Zoning Ordinance. All subdivisions
and land developments shall be designed to meet the requirements of
the Township's Zoning Ordinance, except as otherwise provided in this
chapter.
F.
Community facilities.
(1)
In reviewing subdivision and land development plans,
the Township shall consider the adequacy of existing or proposed community
facilities to serve the additional dwellings proposed by the subdivision
or land development.
(2)
Subdividers shall give earnest consideration to providing
or reserving areas for facilities normally required in residential
neighborhoods, including churches, libraries, schools and other public
buildings, parks, playgrounds and playfields.
(3)
Areas provided or reserved for such community facilities
should be adequate to provide for building sites, landscaping and
off-street parking as appropriate to the use proposed. Such areas
should be located in a manner to best serve the public likely to use
the same and to utilize, to the greatest degree, any existing desirable
topographical features.
G.
Solid waste management.
(1)
To ensure incorporation of adequate provision for solid waste management practices in design of land developments and subdivisions, the following minimum requirements shall be contained on development plans in accordance with § 154-19D(1) and § 154-20D(10) of this chapter.
(a)
The location, size and type of bulk storage
containers shall be shown and shall be adequate to contain all wastes
generated between collections.
(b)
All bulk storage containers shall be located
to permit efficient use of collection equipment and to permit maneuverability
of such equipment.
(c)
All bulk storage containers shall be appropriately
screened.
(d)
A statement of the method and frequency of refuse
collection to be used shall be included on the plan.
(2)
Where no bulk storage is proposed and individual households
are expected to individually establish appropriate collection service,
a statement shall be shown on the plan which advises that solid waste
storage and collection is an individual household responsibility.
(3)
In subdivisions or land developments located in areas presently served by a municipal collection or municipal contract collection system and for which no bulk storage methods are proposed, a statement indicating the availability of an existing solid waste collection system may be shown on the plan in lieu of information required in § 154-30G(1) of these regulations.
(4)
Debris, rubbish or other waste material resulting
from grading or construction activities on the lot shall be removed
from the lot prior to the issuance of a certificate of use and occupancy
for the lot. No debris, rubbish or waste material shall remain within
the area of an improvement covered by a performance guaranty upon
expiration of the guaranty or completion of the improvements, whichever
is sooner.
H.
Landscaping.
(1)
Parking lots shall be effectively landscaped with
trees and shrubs to reduce the visual impact of glare, headlights
and parking lot lights; to delineate driving lanes; and to define
rows of parking. All parking lots with 15 or more stalls shall be
landscaped according to the following regulations:
(2)
All subdivisions and land developments shall be landscaped
with the following two components:
(a)
Property line buffers that act to integrate
new development with its surroundings and to separate incompatible
land uses. Property line buffers shall be required for the following
types of development and as otherwise specified in the Township Zoning
Ordinance:
(b)
Site element screens that act to minimize or
eliminate views to certain site elements located within 100 feet of
property lines or road rights-of-way (either public or private). 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 the 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]
Single-family attached rear yards.
[7]
Multifamily rear yards.
[8]
Active recreation facilities.
[9]
Detention basins.
[10]
Sewage treatment plants and pump stations.
[11]
Vacuums at car washes.
[12]
Community on-site sewage disposal systems.
(3)
The location, dimensions and spacing of required plantings
shall be adequate for the required effect and their proper growth
and maintenance, taking into account the sizes of such plantings at
maturity and their present and future environmental requirements,
such as wind, soil, moisture and sunlight.
(4)
Required plant material shall be maintained 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 plantings are properly maintained.
Dead or diseased plant material shall be removed or treated promptly
by the property owner and replaced at the next growing season.
(5)
All sight triangles shall remain clear and any plant
material that could endanger safety such as unstable limbs shall be
removed and the plant material replaced if necessary. It shall be
the responsibility of the property owner to maintain all plantings
and architectural elements to ensure a safe environment.
I.
Required studies to be submitted by the developer.
(1)
Traffic Impact Study.
(a)
A Traffic Impact Study shall be submitted in
the following instances:
[1]
A residential subdivision or land development
which has or will accumulate to more than 16 lots and/or dwelling
units;
[2]
A nonresidential subdivision of five or more
lots;
[3]
A nonresidential land development containing
40,000 square feet or more of gross floor area;
[4]
Any nonresidential land development within 1/4
mile of an intersection involving an arterial road or two collector
roads;
[5]
Provided that the Township Supervisors reserve the right to require a traffic study for any subdivision or land development other than a minor residential subdivision (refer to § 154-17A of this chapter), lot annexation and plan for revision to lot lines when the Township Supervisors deems such a study necessary to adequately review the impact of the subdivision or land development on existing and proposed roads in accordance with § 154-24A.
(b)
The Traffic Impact Study shall be prepared by
a qualified professional traffic engineer or traffic planner with
verifiable experience in preparing such studies. The study area for
the traffic study shall be based on engineering judgment and an understanding
of existing traffic conditions at the site and represent the area
which is likely to be affected by the development. The study limits
shall be initially agreed upon by the developer, his engineer and
the Township.
(c)
The Traffic Impact Study shall contain the following
elements:
[1]
The study area boundary and identification of
the roadways included within the study area.
[2]
A general site description, including:
[a]
Size, location, existing and proposed
land uses and dwelling types, construction staging and completion
date of the proposed development.
[b]
Existing land uses, approved and
recorded subdivision and land developments and subdivisions and land
developments proposed but not yet approved and recorded in the study
area that are agreed upon by the Township, developer and traffic engineer
as having bearing on the development's likely impact shall be described
and considered.
[c]
Within the study area, the applicant
must describe existing roadways and intersections (geometrics and
traffic signal control) as well as improvements contemplated by government
agencies or private parties.
[3]
Analysis of existing conditions, including:
[a]
Daily and peak hour(s) traffic
volumes. Schematic diagrams depicting daily and peak hour(s) traffic
volumes shall be presented for roadways within the study area. Turning
movement and mainline volumes shall be presented for the three peak
hour conditions (a.m., p.m. and site generated) while only mainline
volumes are required to reflect daily traffic volumes. The source
and/or method of computation for all traffic volumes shall be included.
[b]
Volume/capacity analyses at critical
points. Utilizing techniques described in the Highway Capacity Manual
Transportation Research Board Special Report 209 (Third or latest
Edition) or derivative nomographs, an assessment of the relative balance
between roadway volumes and capacity are to be described. The analysis
shall be performed for existing conditions (roadway geometry and traffic
signal control) for the appropriate peak hours.
[c]
Level of service at critical points.
Based on the results obtained in the previous section, levels of service
(A through F) shall be computed and presented. Included in this section
shall also be a description of typical operating conditions at each
level of service.
[d]
A tabulation of accident locations
during the most recent three-year period shall be provided.
[4]
Analysis of future conditions without the proposed
development. The fixture year(s) for which projections are made will
be specified by the Township and will be dependent on the timing of
the proposed development. The following information shall be included:
[a]
Daily and peak hour(s) traffic
volumes. This section shall clearly indicate the method and assumptions
used to forecast future traffic volumes. Schematic diagrams depicting
future traffic volumes in terms of location and times (daily and peak
hours) shall be provided.
[b]
Volume/capacity analyses at critical
locations. The ability of the existing roadway system to accommodate
future traffic (without site development) shall be described in this
section. If roadway improvements or modifications are committed for
implementation, the volume/capacity analysis shall be presented for
these conditions.
[c]
Levels of service at critical points.
Based on the results obtained in the previous section, levels of service
(A through F) shall be determined.
[5]
Trip generation. The amount of traffic generated
by the site shall be presented in this section for daily and the three
peak hour conditions. The trip generation rates used in this phase
of the analysis shall be justified and documented to the satisfaction
of the Township Supervisors. Trip Generation (Fifth or latest Edition)
published by the Institute of Transportation Engineers shall be used
unless the Township Supervisors approve other studies.
[6]
Trip distribution. The direction of approach
for site generated traffic shall be presented in this section for
the appropriate time periods. As with all technical analysis steps,
the basic method and assumptions used in this work shall be clearly
stated in order that the Township can replicate these results.
[7]
Traffic assignment. This section shall describe
the utilization of study area roadways by site generated traffic.
The proposed traffic volumes shall then be combined with anticipated
traffic volumes to describe mainline and turning movement volumes
for future conditions with the site developed as the applicant proposes.
[8]
Analysis of future conditions with development.
This section shall describe the adequacy of the roadway system to
accommodate future traffic with development of the site. Any unique
characteristics of the site or within the study are (i.e., weekend
tourists and antique sales or holiday shopping) affecting traffic
shall be considered. If staging of the proposed development is anticipated,
analysis for each stage of completion shall be made. The following
information shall be included:
[a]
Daily and peak hour(s) traffic
volumes, mainline and turning movement volumes shall be presented
for the highway network in the study area as well as driveways and
internal circulation roadways for the appropriate time periods.
[b]
Volume/capacity analysis at critical
points. A volume/capacity analysis shall be performed for the appropriate
peak hours for future conditions with the site developed as proposed.
[c]
Levels of service at critical points.
As a result of the volume/capacity analysis, the level of service
on the study area roadway system shall be computed and described in
this section.
[9]
Recommended improvements. In the event that the analysis indicates unsatisfactory levels of service (levels of service D, E or F) as described in Highway Capacity Manual, Transportation Research Board Special Report 209 (Third or latest Edition) will occur on study area roadways, a description of proposed improvements to remedy deficiencies shall be included in this section. These proposals would not include committed projects by the Township and state which were described in § 154-30I(1)(c)[2][c] and reflected in the analysis contained in §§ 154-30I(1)(c)[3] and [4]. The following information shall be included:
[a]
Proposed recommended improvements.
This section shall describe the location, nature and extent of proposed
improvements to assure sufficient roadway capacity. Accompanying this
list of improvements shall be preliminary cost estimates.
[b]
Volume/capacity analysis at critical
points. Another iteration of the volume/capacity analysis shall be
described which demonstrates the anticipated results of making these
improvements.
[c]
Levels of service at critical points.
As a result of the revised volume/capacity analysis presented in the
previous subsection, levels of service for the highway system with
improvements shall be presented.
[10]
Conclusion. The last section of the report shall
be a clear concise description of the study findings. This concluding
section shall serve as an executive summary.
(2)
Other studies.
(a)
The impact studies listed below shall be submitted
to the Township in the following instances as may be required by the
Township Supervisors:
[1]
A residential subdivision or land development
which has or will accumulate to more than 16 lots and/or dwelling
units;
[2]
A nonresidential subdivision of five or more
lots; and
[3]
A nonresidential land development containing
40,000 square feet or more of gross floor area.
[4]
The Township Supervisors reserve the right to
require impact studies for any subdivision or land development when
the Township Supervisors deems such a study necessary to adequately
review the impact of the subdivision or land development, provided
that no such impact studies shall be required for minor residential
subdivisions, lot annexations and plans for revisions to lot lines.
(b)
Utilities Impact Study. A study shall be prepared
by a registered professional engineer indicating the impact of the
proposed development on the existing sanitary sewer, water, solid
waste and drainage systems serving the Township. Said impact study
shall identify the existing capacity of facilities which would serve
the development, the prospects of those facilities being able to provide
service to it and any improvements that might be required as a direct
result of the proposed development. Additionally, the study shall
identify the likely ability of sanitary sewer, water, solid waste
and drainage systems to continue to provide efficient and economic
service to existing residents and businesses within the Township considering
added service requirements of the proposed development.
(c)
Recreation Impact Study. All applicants for
residential development shall review the Comprehensive Plan as well
as any applicable updates or plans relative to the need for parks
and recreation facilities in the Township and shall specify the effect
of the proposed residential use on Township parks and recreation facilities.
The review shall specify the adopted level of service standard for
Township parks; the existing park and recreational facilities in the
vicinity of the proposed development; the need for additional parks
and recreational facilities; the cost of needed improvements: and
the method of funding such improvements. The study shall analyze the
demand for recreational facilities which the proposed development
will generate and determine whether adequate facilities exist or are
planned or proposed. As a minimum, the study shall include the following:
[1]
A description of the projected age breakdown
of the residents of the proposed development.
[2]
A description of any recreational facilities
to be provided by the developer.
[3]
A description of existing municipal recreational
facilities and the impact of the proposed development on these facilities.
Accepted national standards for required recreation shall be used
in the analysis.
[4]
Discussion of potential for any recreational
facilities to be provided by the developer to compensate for any anticipated
deficiencies of the Township's recreational facilities.
[5]
A description of any contributions the developer
plans to make for Township recreation to compensate for expected impacts.
(d)
Fiscal Impact Analysis. A fiscal impact analysis
shall be prepared identifying the likely impact of the development
on the Township and school district's tax structure and expenditure
patterns. Included shall be a determination of the revenues to accrue
to the Township and school district as a result of a proposed development,
as well as an identification of the costs associated with delivering
services to the proposed development. The fiscal impact analysis shall
deal with the impact of the proposed development on the ability of
the Township to deliver fire, police, administrative, public wonks
and utility services to the development and on the Township's economy.
Particular aspects of the Townships service delivery capability to
be analyzed shall include:
[1]
Public works. This includes potential effects
on the maintenance, repair and upkeep of roads, signal systems, sanitary
sewer, water and drainage systems, open space and recreation areas
or any other applicable function. This study shall address projected
cost increases for the above mentioned items in terms of administration,
personnel, equipment and materials. A description of the effect of
the proposed use on the need for additional Township buildings, improvements
and services, including but not limited to municipal and maintenance
buildings and properties and any measures taken to account for these
additional needs shall be provided.
[2]
Administration. This includes time that would
be required by the Township Supervisors, Secretary and other staff
to process the application and handle the project during construction,
as well as long-term administration demands. This should include,
but not be limited to, the handling of plans, contracts, various legal
instruments or agreements, permits, special problems and escrow. Added
demands on the code administration staff also shall be projected.
[3]
Fire and emergency services. The analysis shall
incorporate the development's impact on fire company capabilities,
including but not limited to municipal water supply, pumping capacity,
specialized equipment and training requirements and the Township's
ability to maintain standards specified in any Comprehensive Plan,
other specifications, documentation, codes or regulations adopted
by the Township Supervisors.
[4]
Police. The study shall project the overall
effects of the proposed development on existing Township police personnel
numbers, equipment, vehicles and working space. The study shall include
whatever facilities or assistance the development will provide to
handle emergencies, criminal investigation, armed robbery or other
security-related problems.
[5]
A description of the effect of the proposed
use on the need for any additional public facilities or services deemed
necessary by the Township to protect and promote the health, safety
and general welfare of the public.
(e)
Environmental Impact Study. The study shall
include the following impacts:
[1]
Habitats of threatened and endangered species
of special concern in Pennsylvania within the tract, as established
by the Pennsylvania Biological Survey and/or Pennsylvania Natural
Diversity Inventory and any important natural areas identified by
the County Planning Commission shall be identified and the impact
on such resources detailed. If such habitats exist on the tract, the
measures proposed to protect the habitats shall be indicated.
[2]
The suitability of the site for the intensity
of use proposed by the site's soils, slopes, woodlands, wetlands,
floodplains, aquifers, natural resources and other natural features;
[3]
The impact of the proposed use on the site's
soils, slopes, woodlands, wetlands, floodplains, natural resources
and natural features, the degree to which these are protected or destroyed,
the tolerance of the resources to development and any adverse environmental
impacts; and
[4]
The impact of the proposal on the preservation
of agriculture and other land uses which are essential to public health
and welfare.
[5]
The following information shall be supplied:
[a]
Description of the proposal. Describe
the proposed or recommended actions, its purpose, where it is to be
located, when it is proposed to take place and its interrelationship
with other projects or proposals, including information and technical
data sufficient to permit assessment of environmental impact by reviewing
agencies.
[b]
Description of the environment.
Include a comprehensive description of the existing environment without
the proposal and the probable future environment with the proposal.
This description should focus both on the environmental details most
likely to be affected by the proposal and on the broader regional
aspects of the environment, including ecological interrelationships.
Particular attention should be given to the potential effects of past
or present use of the site as a repository for toxic or hazardous
wastes.
[c]
The environmental impact of the
proposed action. Describe the environmental impacts of the proposed
action. These impacts are defined as direct or indirect changes in
the existing environment, both beneficial or detrimental. Whenever
possible these impacts should be quantified. This discussion should
include the impact not only upon the natural environment but upon
land use as well. Provide separate discussions for such potential
impacts as man-caused accidents and natural catastrophes and their
probabilities and risks. Specific mention should also be made of unknown
or partially understood impacts.
[d]
Mitigating measures included in
the proposed action. Include a discussion of measures which are proposed
to be taken to enhance, protect or mitigate impacts upon the environment,
including any associated research or monitoring.
[e]
Any adverse effects which cannot
be avoided should the proposal be implemented. Include a discussion
of the unavoidable adverse impacts described in Subsection I(2)(e)[5][c]
and [d] above, the relative values placed upon those impacts and an
analysis of who or what is affected and to what degree affected.
[f]
The relationship between local
short-term uses of man's environment and the maintenance and enhancement
of long-term productivity. Discuss the local short-term use of the
environment involved in the proposed action in relation to its cumulative
and long-term impacts and give special attention to its relationship
to trends or similar actions which would significantly affect ecological
interrelationships or pose long-term risk to health or safety. "Short-term"
and "long-term" do not refer to any fixed time periods, but should
be viewed in terms of the various significant ecological and geophysical
consequences of the proposed action.
[g]
Any irreversible and irretrievable
commitments of resources which would be involved in the proposed action
should it be implemented. Discuss and quantify, where possible, any
irrevocable uses of resources, including such things as resource extraction,
erosion, destruction of archaeological or historical sites, elimination
of endangered species' habitat and significant changes in land use.
[h]
Alternatives to the proposed action.
Describe the environmental impacts, both beneficial and adverse, of
the various alternatives considered.
(f)
Hydrogeologic Impact Study. Applicants shall
submit hydrogeological data to show that the proposed use of the site
will not adversely affect the geology of the site and the local groundwater
system. Hydrogeological data shall be compiled by a qualified hydrologist
and/or hydrogeologist and consist of the following minimum considerations:
[1]
A map showing the location of the site and proposed
wells.
[2]
A description of the geologic conditions on
and around the site, including factors which would affect the groundwater
recharge rate and the degree of groundwater renovation. Site geology,
including stratigraphy, structure and soils, shall be analyzed. Hydrogeology,
including aquifer characteristics, groundwater movement, local water
use, aquifer yield and water quality, shall be analyzed. Groundwater
impacts, availability of groundwater, well interference, water quality
and yield availability shall be analyzed.
[3]
Results of a test well, including quality of
water and flow rate.
[4]
If hydrogeological examination of the site discloses
a condition which could adversely affect the geology of the site or
of any adjacent sites or the groundwater system underlying or adjacent
to the site, the applicant shall submit a plan for identifying the
extent of the condition, procedures to avert or prevent such a condition,
remediation procedures which include a statement including the duration
of such procedures implementation, emergency management techniques
for providing an adequate water supply for all water sources affected
or potentially affected and a monitoring plan for short and long-term
quality and quantity analysis.
(g)
Steep slope analysis. Development of very steep slopes 25% and over is not permitted by § 184-175 of the Bern Township Zoning Ordinance. Limited development is permitted of steep slopes 15% to 25%. Applications involving lands that possess slopes exceeding 15% shall include a statement by a registered professional engineer, registered landscape architect or qualified geologist, as appropriate, which includes the following minimum considerations:
[Amended 6-7-2005 by Ord. No. 220-2005]
[1]
A topographic map of the site which highlights
those areas that possess slopes exceeding 15%. Also reflected on this
map shall be all existing and proposed site improvements, including
but not limited to buildings, streets, sewer systems, on-lot disposal
methods, and driveways.
[2]
A detailed description of the methods that are
being used to:
[a]
Protect and stabilize areas that
have a high potential for soil erosion;
[b]
Prevent the construction of structures
and other site improvements on areas with slopes exceeding 25% and
a description of the specific design and construction techniques used
to assure structural safety and minimize harm to the environment associated
with development of steep slopes 15% to 25% permitted by the Township
Zoning Ordinance;
[c]
Minimize grading throughout the
site;
[d]
Protect water quality on and around
the site from the adverse effects of the proposed use;
[e]
Protect any steep slopes on adjoining
properties; and
[f]
In those instances where buildings
and/or other structures are being placed on slopes exceeding 15%,
a description of the methods used to assure adequate foundations shall
be provided.
(h)
Historic and Archeological Resources Impact
Study. All historic and archaeological resources which have been identified
and/or inventoried by Township, county, state or federal agencies
located within the tract shall be identified and the impact on such
resources detailed. The study shall contain as a minimum the following
information:
[1]
Background information.
[a]
If not otherwise provided by the
applicant, a general site description, including topography. watercourses,
vegetation, landscaping, existing drives, etc.
[b]
General description and classification
of all historic resources located on the subject tract, on tracts
immediately adjacent to the subject tract or road or within 100 feet
of the subject tract or road.
[c]
Physical description of all historic
resources identified in Subsection I(2)(h)[1][b] above.
[d]
Statement of the significance of
each historic resource, both relative to the Township and region in
general.
[e]
Sufficient number of eight-inch-by-10-inch
photographs to show every historic resource identified in Subsection
I(2)(h)[1][b] above in its setting.
[f]
Narrative description of the historical
development of the subject tract or road.
[2]
Proposed change.
[a]
General description of project,
including time table or phases.
[b]
Description of impact on each historic
resource identified in Subsection I(2)(h)[1][b] above, with regard
to architectural integrity, historic setting and future use.
[c]
General description of effect of
noise and traffic and any other impacts generated by the proposed
change on each historic resource.
[3]
Mitigation measures. Recommendations for mitigating
the project's impact on historic resources, including design alternatives,
buffering, landscaping and any other appropriate measures.
