Township of Tobyhanna, PA
Monroe County
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Table of Contents
Table of Contents
The design standards and requirements set forth in this article shall be observed as minimums by the subdivider/developer in the design of each land development, subdivision or portion thereof within the Township of Tobyhanna and will be applied by the Township of Tobyhanna Board of Supervisors and Planning Commission in evaluating plans for all proposed subdivision or land developments.
A. 
Where either or both an official map or general development plan has been adopted, the subdivision shall conform to the proposals and conditions shown thereon. The street, drainage rights-of-way, school sites, public parks and playgrounds shown on an officially adopted general development plan or official map shall be considered in approval of subdivision plats.
B. 
All portions of a tract being subdivided shall be taken up in lots, street, public lands or other proposed uses so that remnants and land-locked areas shall not be created.
C. 
Reserve strips controlling access to lots, public rights-of-way, public lands or adjacent private lands are prohibited.
D. 
Wherever possible, lot lines shall follow municipal and county boundary lines rather than cross them.
E. 
The Planning Commission and/or Supervisors may direct the subdivider/developer to preserve trees, groves, topsoil, waterways, wetlands, scenic points, historic resources or places and other community assets, landmarks or natural features.
F. 
Floodplain areas.
(1) 
The subdivider/developer shall comply with Ordinance No. 378, Section 601.5. The Township of Tobyhanna Ordinance Relating to the Control of Floodplains.[1]
[1]
Editor's Note: See now Ch. 77, Floodplain Management.
(2) 
The subdivider/developer shall refer to the current Flood Insurance Rate Map of the Township of Tobyhanna for floodplain location.
G. 
The Board of Supervisors shall require the subdivider/developer to obtain from the DEP the certificates of approval or required permits as to the quality and adequacy of any centralized water supply proposed by the subdivider/developer. (See § 135-38 regarding community, nontransient, or noncommunity water system.) Where any area within the proposed subdivision or land development is within the one-hundred-year floodplain, such area shall be clearly marked "subject to periodic flooding" on the lot plan and shall not be platted in streets and lots.
H. 
With respect to sewage, the developer/subdivider shall comply with DEP regulations as per Act 537, the Pennsylvania Sewage Facilities Act,[2] including all planning modules. Lots created by subdivision will require a site suitability report per DEP and Township regulations. The Township Sewage Enforcement Officer shall have the authority to enforce Act 537. Soils and site suitability evaluations must be completed as part of the preliminary plan submission.
[2]
Editor's Note: See 35 P.S. § 750.1 et seq.
I. 
Easements for utilities shall be provided and shall conform in width and alignment to the recommendations of the appropriate utility company. Easements shall also be provided for all stormwater, drainage ditches, or sewers and watercourses. All easements shall be shown on the final plan and the Township or its agents or other official representative shall have the right to enforce the restrictive easements relative to drainage, water supply and sewerage disposal in the event the developer and/or lot owners association fail or are unable to enforce them. They shall further have free access to all developments and lots at all times for the purpose of inspection and enforcement.
A. 
General.
(1) 
Proposed streets shall conform in all respects to the official map and general development plan as may be developed within the Comprehensive Plan.
(2) 
Streets shall be properly related to road and highway plans of the Township, county and state. Streets shall be designed with regards to topographic conditions, projected traffic volumes, and further subdivision and land use possibilities in adjacent areas. In all cases, the street shall be constructed in strict conformance to the requirements outlined hereinafter, and as approved by the governing body of the Township.
(3) 
Street systems of proposed subdivisions shall be designed to create a hierarchy of street functions, which include collector and local streets.
(4) 
Proposed local streets shall be designed to discourage through traffic, but the subdivider shall give consideration to the provisions for extensions and continuation of major and collector streets into and from adjoining property.
(5) 
Where, in the opinion of the Supervisors, it is desirable to provide for street access to adjoining property, the subdivider shall extend streets to the boundary of such property, and provide a temporary and/or permanent cul-de-sac of required size.
(6) 
Where a subdivision abuts an existing street of substandard width and/or alignment, the Township may require dedication of sufficient lands to widen and realign the same to meet these standards.
(7) 
Where a subdivision abuts or contains an existing or proposed major street, the Township may require marginal access streets, reverse frontage lots, or such other facilities that will provide protection of abutting properties, and/or reduce the number of required intersections, and/or separate local traffic from through traffic.
(8) 
Where a subdivision borders on or contains a limited access highway, road or railroad right-of-way, the Township may require a parallel street to or on each side of the right-of-way at a distance suitable for appropriate use of residential districts, or for commercial or appropriate industrial districts. Such districts are to be determined with due regards for requirements of approach grades and future development grades.
(9) 
Private roads not to be offered for dedication shall be constructed to meet requirements set forth herein, as if they are intended for dedication, except minor subdivision as provided in the Township of Tobyhanna Subdivision Ordinance.
(10) 
If lots in subdivisions are large enough for resubdivision, or if a portion of the tract is not subdivided, suitable access and street openings are to be provided as set forth herein.
(11) 
Street centerlines shall be oriented in the center of proposed right-of-way, 25 feet from either right-of-way line in fifty-foot rights-of-way: 30 feet in 60 feet rights-of-way; and 40 feet in eighty-foot rights-of-way. Street right-of-way lines shall be parallel to or concentric with roadway center lines.
(12) 
No street shall be constructed onto any Township road right-of-way or state highway right-of-way, unless proper permits are secured from PennDOT or the Township prior to final plan approval.
(13) 
Street right-of-way, cartway and shoulder width.
(a) 
The general width standards as set forth herein may be modified by the Township, upon recommendation from the Township Engineer, when an analysis of proposed densities, provisions for off-street parking and projected traffic volumes indicate a need for such modifications. The burden of proof shall be upon the developer to justify, if widths proposed are less than those specified. In all cases, the Township exclusively will make all decisions as to granting any waivers on the same.
(b) 
Street right-of-way, cartway and shoulder widths shall conform to typical road section and to the following: Street standards listed are for residential developments. For commercial and/or industrial developments, widths shall be determined by the Township, and will generally be consistent with major roads.
Cartway Type
Stabilized Width
(feet)
Street Width
(feet)
Right-of-Way Shoulder Width
(feet per side)
Local
50*
20**
4***
Collector
60*
22*
6***
Major
80*
24**
8***
NOTE:
*Except a cul-de-sac where a minimum 100-foot right-of-way is required, which width shall apply only to the turnaround portion thereof.
**Except where on-street parking is proposed, and widths will be set forth by the Township Engineer.
***Except where a guiderail is required, or where obstructions require additional widths to provide recovery, areas, and widths will be set forth by Township Engineer.
B. 
Horizontal and vertical alignment.
(1) 
Whenever street center lines deflect 5° or more within 50 feet, connections shall be made with horizontal curves of sufficient length to ensure adequate transition areas. Curve data shall be provided for start and stop of curve, intersection, angle of deflection, length of tangents, degree of curvature, etc., as specified by the Township Engineer.
(2) 
Minimum radii for horizontal curves at center line are:
(a) 
Local street: 225 feet.
(b) 
Collector streets: 300 feet.
(c) 
Major streets: 600 feet.
(3) 
Straight sections must be tangent to the beginning and end of curves. A minimum tangent length of 100 feet is required between reverse curves on local streets; 200 feet on collector streets: and 300 feet on major streets.
(4) 
A minimum tangent length of 100 feet must be provided at all intersections, measured from the center line intersections of both streets.
(5) 
Angle of intersection shall be as nearly perpendicular as possible, with no intersection angle, measured at center line, greater than 110° or less than 70°.
(6) 
Residential blocks, or distances between intersections, shall not exceed 1,200 feet measured from center line to center line.
(7) 
Vertical curves shall be provided in changes of grade of 1% or greater to ensure adequate sight distances and transition areas. Curve data shall be provided on plans to show grades in and out of curve, the start and stop stations for the curve, the intersection station and elevation, the length of curve. and elevations at fifty-foot intervals and high or low points.
(8) 
Minimum length of vertical curves are 200 feet for local streets: 300 feet for collector streets; and 600 feet for major streets.
(9) 
In areas of need, the Township may require additional lengths on curves, as they deem necessary. Curve lengths are to be computed by PennDOT method.
C. 
Street grades.
(1) 
The grade of streets shall not be more than the minimum nor more than the maximum as set forth hereinafter.
Type
Minimum C.L. Grade
Maximum C.L. Grade
Local
0.75%
10.0%
Collector
0.75%
8.0%
Major streets
0.75%
6.0%
(2) 
Intersections shall be approached on all sides by leveling areas, of at least 75 feet from the center line to start of curve, where no center line grade shall exceed 4%.
D. 
Street intersections.
(1) 
The angle of intersection shall be as nearly perpendicular as possible, with no intersection angle greater than 110° or less than 70°.
(2) 
The distance between intersections shall be at least 400 feet for local streets, 500 feet for collector streets and 800 feet for major streets, measured from center line to center line.
(3) 
Multiple intersections involving the junction of more than two streets shall be prohibited.
(4) 
Minimum paved radii at intersections are 20 feet for local streets; 30 feet for collector streets and 40 feet for major streets.
(5) 
Clear sight triangles shall be provided at all intersections, as follows: 75 feet for local streets; 100 feet for collector streets; and 150 feet for major streets, all measured from center line intersection.
(6) 
When a portion of the line of such sight triangle occurs within the proposed building setback line, such triangle sight line shall be shown on the final plan, and will be considered as the legal building setback line.
A. 
General.
(1) 
Storm drainage systems shall be provided to permit the unimpeded flow or natural watercourses, ensure adequate drainage of all low points along streets, intercept stormwater run-off along streets at intervals related to extent and grade of areas drained, to provide drainage of water from low points and natural low-lying areas, to carry water runoff away from critical roadway areas, damage to roads, shoulders, embankments, and adjacent public and private property.
(2) 
For areas less than 100 acres, the Rational Method shall be used for computing runoff, utilizing the formula Q=CIA. Runoff coefficients shall be consistent with those outlined for this method, as found in PennDOT Design Manual 2. Intensity shall be for a twenty-five-year storm, ten-minute duration. Areas shall include all areas on and adjacent to the site which contribute to watershed areas. For special circumstances, the Township Engineer will determine requirements. The postdevelopment rate of runoff shall be equal or less than the predevelopment rate of runoff. For areas of 100 acres or greater, the Soil Conservation Service Method shall be utilized. This method is outlined in Soil Conservation Service Technical Report No. 55.
(3) 
For developments where phased development will occur, the initial calculations for early phases shall include all areas on- and off-site which contribute to water runoff, including those areas which will not be developed at the present time. Drainage facilities within initial phases of the development must be sized to handle all expected runoff when the entire site is completed.
(4) 
Data to be provided in the preliminary phase of the project shall include a map or maps of the entire watershed area, detailed hydraulic calculations by one of the methods prescribed before; a storm drainage narrative, detailed storm drainage plans showing the type and size of all pipes, their locations, the slope of the pipe, the inlet and outlet elevations, the location, grade and depth of all roadway ditches including their treatment, the location and size of any drainage pipes within and adjacent to the site which may be affected by the development, plus any additional pertinent information requested by the Township.
B. 
Requirements.
(1) 
Maps of watershed area shall be provided to show the lands within and adjacent to the site which contribute to water runoff. Drainage areas shall be indicated and specified. Maps of watershed areas shall show contours and grade percentages at appropriate intervals, i.e.: two feet for fairly flat sites: five feet for moderately steep sites; and 10 feet for very steep sites. Maps shall contain the location of all streams, lakes, ponds, swamps, wetlands, and natural waterways.
(2) 
Detailed hydraulic calculations shall be provided which shall indicate peak runoff prior to and after development; computations justifying the location, size, type and grade of drainage facilities proposed now and in future development areas; calculations as determining the size of detention or ponding basins; calculations as to peak runoff expected on adjacent roadway drainage facilities; etc., as may be requested.
(3) 
Drainage plans shall include: plan views showing the exact location of all pipes, ditches, swales, waterways, structures, etc.; their size and proposed grade, and pertinent information relevant to their constructions; profiles of all proposed pipes. swales roadway ditches, and other drainage facilities, with sufficient details as to size, slope, grade, and treatment.
(4) 
Narrative reports as to how phases will be developed in terms of drainage facilities, and sufficient details on the entire drainage system and their anticipated effect on adjacent property and surrounding drainage facilities.
(5) 
Copies of any permits required by the Pennsylvania Department of Environmental Protection, US Army Corps of Engineers, and PennDOT, relative to the construction of drainage on site which will require permits to connect to their facilities, or to alter their facilities, or to disturb or relocate their facilities, or which will have an adverse affect on the same and surrounding wetlands or waterways.
(6) 
A copy of drainage releases for discharge of additional water runoff onto any adjacent property. A drainage release is required when the water runoff on site is increased and/or may have an adverse affect on surrounding property. Releases shall be secured from any affected property owner.
(7) 
Ordinance No. 352, The McMichaels Creek Watershed, and Stormwater Management on the Broadhead Stormwater Management Ordinance, and any other stormwater watershed ordinance must be complied with.[1]
[1]
Editor's Note: See Ch. 124, Stormwater Management.
C. 
Minimum design standards.
(1) 
The minimum size for any storm drainage pipe shall be 18 inches. The pipe shall be corrugated metal, galvanized metal, reinforced concrete, or any approved substitute. In all cases the pipe shall be manufactured in the United States of America.
(2) 
All pipes shall be bedded with a minimum of four inches of crushed stone or shale, and bedding shall be carried around the pipe, up to 1/2 the outside diameter.
(3) 
Minimum cover for any drainage pipe is 12 inches, measured from the top of the pipe to the final surface elevation over the pipe.
(4) 
Backfill for pipes shall be with clean fill, free of mud, clay, wood, roots, stumps, bricks, or rocks greater than four inches in any dimension. Approval must be obtained from the Township for the type of material to be used.
(5) 
Backfilling of pipe trenches shall be eight-inch loose lifts, and mechanically tamped to at least 95% of the materials dry-weight density, as determined by Modified Proctor Test ASTM D-1557, Method C or D. No layer shall be constructed until previous layers have attained desired compaction.
(6) 
No cinder block or solid concrete block construction is allowed for any proposed manhole, inlet, or endwall. Units must be poured in place or be precast units.
(7) 
Storm manholes shall be PennDOT Type A with cast iron frame and lid. Refer to PennDOT Construction Standards for sizing and dimensions.
(8) 
Storm inlets shall be PennDOT Type M with Type C frame and grate. PennDOT construction standards should be referred to for sizing and dimensions.
(9) 
Drainage structures such as endwalls, headwalls, and outlet facilities for pending basins, shall be detailed and provided in conformance with those outlined in PennDOT construction standards.
(10) 
All frames and grates for inlets and manholes shall be set on two courses of mortared bricks for future adjustment purposes.
(11) 
Minimum size for driveway pipes shall be consistent with the size of adjacent roadway ditches, but in no case shall the pipe be less than 15 inches.
(12) 
Roadway ditches shall be provided in all areas of cut or where water runoff cannot flow naturally off the right-of-way, or where runoff will have an adverse effect on adjacent property and must be carried to a more desirable location.
(13) 
Roadway ditches shall be grass-lined for grades of 0.75% to 7%, and stone-lined (3A or equal) when grades are in excess of 7%. Minimum grade of ditches shall be 0.75%. Minimum depth of roadway ditch is one foot and the minimum bottom width is 18 inches. All ditches shall be sized hydraulically. Refer to Typical Section[2] for exact ditch location.
[2]
Editor's Note: See the approved plan for the typical section.
(14) 
No roadway ditch or endwall shall be constructed within eight feet from the edge of paving. No roadway pipe shall inlet or outlet within eight feet from the edge of paving.
(15) 
Side slopes for any drainage ditching shall not be greater than 2:1.
(16) 
Drainage pipes and related facilities shall be constructed prior to placement of any roadway paving.
(17) 
Outlet areas for pipes or ditches shall be properly treated with seeding or rip-rap, as the case may be, as determined by the Township.
(18) 
Drainage swales, ditches or waterways constructed or existing to accommodate roadway drainage, shall have proper size and slope to handle projected peak runoff, and shall be so placed to prevent damages to proposed building lots or to site development areas.
(19) 
Where conflicts exist between these requirements and requirements set forth by other controlling agencies, the Township will determine what requirements will govern.
(20) 
Provide the size and type of markers requested by the Township to mark the areas of cross-pipes and other facilities.
(21) 
Provide fencing or a barrier around retention/detention area over three feet in depth and where the ride slopes on the basin are steeper than four horizontal to one vertical.
D. 
Drainage facilities shall be provided for the following:
(1) 
To permit unimpeded flow of natural watercourse.
(2) 
To insure adequate drainage of all low points along the line of streets.
(3) 
To intercept stormwater runoff along streets at intervals reasonably related to the extent and grade of the area drained.
E. 
For areas in excess of 300 acres, drainage systems shall be designed in accordance with design standards of the Pennsylvania Department of Forest and Waters and the Commission may request proof of such compliance.
F. 
Talbot's Formula shall be used for the computation of storm drainage systems for areas of 300 acres or less. The coefficient in the formula shall be as follows, and in no case shall any pipe system of less than eighteen-inch diameter be used.
Average Slope of Drainage Area
Coefficient
(C)
0% to 3.9%
0.1
4% to 7.9%
0.2
8% to 11.9%
0.3
12% to 15.9%
0.4
16% to 19.9%
0.5
20% and over
0.6
A. 
Residential blocks ordinarily shall have a maximum length of 1,200 feet and commercial blocks ordinarily shall have a maximum length of 600 feet.
B. 
Pedestrian interior walks may be required where necessary to assist circulation or provide access to community facilities. Such crosswalks shall have a width of not less that 10 feet and be all weather for not less than four feet in width.
A. 
Application. All residential subdivisions, except mobile home parks, shall conform with the provisions of this section.
B. 
Corner lots shall be at least 25% greater (in area) than interior lots and shall have a minimum of one-hundred-foot frontage for the R-2 and R-3 Zoning Districts.
C. 
Recreation. Not less than 5% of the gross area of the entire tract exclusive of lakes shall be reserved for the common recreational use of the residents of that subdivision or the general community, except where such area would be less than 10,000 square feet. The following and similar facilities shall meet this requirement: swimming pools (but not lakes), tennis courts, riding and cycling paths, playgrounds and community centers.
D. 
If remnants of land exist after subdividing, they shall be incorporated in existing or proposed lots, used for facilities to be maintained by a lot owners association, or dedicated to public use if acceptable to the Planning Commission and the Board of Supervisors.
A. 
Application. All mobile home parks shall conform to all provisions of these regulations and/or the Pennsylvania Department of Environmental Protection, whichever is of higher standards. The developer shall submit satisfactory evidence of the approval of the Pennsylvania Department of Environmental Protection (DEP) before approval will be granted by the Board of Supervisors.
B. 
Landscaping.
(1) 
Adequate screening and/or fencing shall be required within a buffer strip of not less than 25 feet in width to be devoted exclusively to that purpose, adjacent to all exterior lot lines of mobile home parks. Within said buffer strip, no use, activity or sign shall be established other than the following: Directional signs in conjunction with said interior streets.
(2) 
The screening and/or fencing shall be such that it will create, unless it can be preserved from existing vegetation, within two growing seasons, a continuous screen five feet in height and of such density to prevent from viewing any man-made structure or object at grade level. Compliance with this section shall be so executed that sight is unobstructed at intersections within a triangle measuring 30 feet along the frontage road right-of-way and 20 feet along the right-of-way of interior sheets.
C. 
Access. Access to mobile home lots shall be from interior streets, which shall conform to the requirements of a minor local street. Access to lots shall not be from an existing public street.
D. 
Off-street parking. Each mobile home lot shall be provided with two parking spaces, of not less than 400 square feet, surfaced with a select material (e.g. shale, crushed stone, gravel, etc.) not less than six inches thick.
E. 
Spacing. No mobile home shall be less than 60 feet from any portion of any other mobile home or any permanent building.
F. 
Recreation. At least 10% of the total area of a mobile home park, exclusive of the buffer strip, shall be devoted to playground(s), park(s), or other active recreational purposes.
A. 
Street systems.
(1) 
Access to commercial or industrial buildings and/or lots created by subdivision shall be from interior streets.
(2) 
Interior streets, drives, parking areas, and pedestrian walks shall provide for the safe, free and separate movement of vehicular and pedestrian traffic; all handicap parking spots shall include a sign "Handicap Parking Only - Violators Will Be Fined $50.00".
(3) 
The intersection of interior streets with external streets shall not create hazardous intersections or unduly inhibit the flow of traffic on such exterior streets.
(4) 
The points of ingress and egress shall be designed, insofar as possible, not to require commercial land industrial traffic to pass through residential areas.
B. 
Landscaping.
(1) 
Adequate landscaping screening shall be required within a buffer strip of not less than 25 feet in width to be devoted exclusively to that purpose, adjacent to all exterior lot lines of any commercial or industrial subdivision which are adjacent to or across a street from a residential area. Within said buffer strip no use, activity or sign shall be established other than the following: a directional sign in conjunction with such interior streets.
(2) 
The screening shall be such that it will create, unless it can be preserved from existing vegetation, within two growing seasons, a continuous screen four feet in height and of such density as to prevent from viewing any adjacent or man-made structure or object at grade level. Compliance with this section shall be so executed that sight is unobstructed at intersections within a triangle measuring 40 feet along the right-of-way and each of the frontage road and the interior streets. The applicant shall also meet the requirements of the Township of Tobyhanna Zoning Ordinance No. 378[1] in regards to the zone district landscaping requirements.
[1]
Editor's Note: See Ch. 155, Zoning.