§ 145-40 Purpose and objectives.
§ 145-45 Street design standards.
§ 145-46 Easements and rights-of-way.
§ 145-47 Lot pins and monuments.
§ 145-49 Sanitary sewage disposal.
§ 145-50 Water supply and distribution systems.
§ 145-51 Open space and recreation.
§ 145-53 Mobile home parks.
This article regulates the general design of subdivision and land developments.
Purpose. To provide standards that will assist in designing subdivision and land developments in a way that will enhance the public health, safety and welfare and to protect the environment of the Township.
Implementation of the Township's Comprehensive Plan and the Official Township Street and Road Map, and/or Official Map (if adopted).
Editor's Note: Said plan is on file in the Township offices.
Land shall be suited to the purpose for which it is to be subdivided or developed. Land with unsafe or hazardous conditions, such as open quarries, unconsolidated fill, steep slopes or flood-prone areas shall not be subdivided or developed unless the subdivision or land development plan provides for adequate safeguards which are approved by the Township Council.
The design of the proposed subdivision shall be coordinated with existing and planned nearby developments or neighborhoods.
Proposed streets and public utilities shall be extended to the boundary line of the tract.
Streets, walkways, bike trails and other public facilities shall conform to the official plans and maps of the Township.
The riparian corridors and woodlands shall be coordinated and protected in a way that would complement similar riparian corridors and/or woodland protections on adjacent properties and planned developments.
When the existing road(s) adjacent to the property being developed does not meet the construction standards of this chapter and its Appendix A, then in that case, the developer shall provide those improvements. The developer of a minor subdivision shall be exempt from this requirement.
Blocks should be no less than 300 feet in length and no more than 1,800 feet in length.
Pedestrian walks. Where blocks exceed 1,000 feet in length, pedestrian rights-of-way of not less than 20 feet in width shall be provided where needed, as determined by the Township Council, for adequate interior pedestrian circulation. Paved walks of not less than four feet in width shall be placed within the rights-of-way, in accordance with Appendix A, Improvements Construction Standards.
Where practical, blocks along arterial and collector streets shall not be less than 1,000 feet in length.
Where reverse frontage lots are required.
Where prevented by the size, topography or other inherent conditions of property, in which case the Township Council may approve a single tier of lots.
Commercial and industrial blocks. Blocks in commercial, industrial and planned residential developments may vary from the elements of design detailed above if required by the nature of the use. In all cases, however, adequate provision shall be made for pedestrian and vehicular traffic circulation, off-street parking and loading areas.
The lot size, width, depth, shape, orientation and minimum building restriction lines shall be appropriate for the location of the subdivision and for the type of development use proposed in accordance with Chapter 180, Zoning, and this chapter. Front and rear setbacks from the property line, easement line or right-of-way line and side clearances for all improvements, including driveways, shall be at least the minimum meeting the requirements of Chapter 180, Zoning.
In addition to meeting the requirements of Chapter 180, Zoning, the size, shape and orientation of lots shall be appropriate for the type of development and use contemplated as set forth in this chapter.
Where sanitary sewage disposal is provided by individual on-lot facilities, lots for single-family detached dwellings shall have a minimum area of 40,000 square feet and a minimum width, measured at the building line, of 150 feet. Where sanitary sewage disposal is provided by individual on-lot facilities for mobile homes, single-family attached units or multiple family dwellings, the lot area requirement shall be a minimum of 40,000 square feet per dwelling unit. Where sanitary sewage disposal is provided by individual on-lot facilities for nonresidential land use, the minimum lot area shall be calculated on the basis of a minimum of 40,000 square feet per equivalent dwelling unit, and the determination of the number of equivalent dwelling units for the land use will be based on estimated average daily water usage for the particular land use proposed. For the purpose of this calculation, it is assumed that the average daily water usage for a dwelling unit is 250 gallons per day. For example, a nonresidential land use with an average estimated daily water usage of 1,000 gallons per day would be assigned an equivalent unit dwelling count of four. The minimum lot size for that land use, therefore, would be four times 40,000 square feet, or 160,000 square feet, if this development intended to use an on-lot septic tank and drain field or similar devices for sewage disposal. Where on-lot sanitary sewage disposal is provided or planned to be provided by elevated sand mounds, drip irrigation systems, and/or spray irrigation systems, lot areas shall be a minimum of two acres for each single-family detached dwelling or adjusted per equivalent dwelling unit at two acres per equivalent dwelling unit as described above.
Insofar as is practical, side lot lines shall be at right angles to straight street lines or radial to curved street lines. Where nonradial lot lines are used, they shall be properly marked on the record plan.
Lots shall be suitably shaped to encourage and facilitate use and maintenance of all portions of the lot. Accordingly, lots shall be square or generally rectangular in shape. Lot configurations which result in flag lots and L-shaped, T-shaped, triangular or otherwise inappropriately shaped lots shall be avoided.
No lot shall be divided by a street, road, alley or another lot.
To avoid jurisdiction problems, lot lines shall follow municipal boundaries where feasible rather than cross them.
The depth of residential lots should normally be not less than one nor more than three times their width.
The depth and width of parcels intended for nonresidential uses shall be adequate for the use proposed and sufficient to provide satisfactory space for off-street parking, on-site loading and unloading, setbacks and landscaping.
Legally dedicated to public use, if acceptable to the Township Council.
All lots shall have frontage on an existing or proposed public street other than Interstate Highway I-78.
All residential lots or developments abutting an arterial or collector street shall have a minimum front, side, or rear yard depth adjacent to the collector or arterial street of the minimum size specified in Chapter 180, Zoning, plus an additional 20 feet, with a ten-foot wide planting screen and elevated buffer berm within this twenty-foot additional yard, across which there should be no vehicular access to the collector or arterial street except as specifically provided in § 145-44A (see Appendix A, § A-5B of this chapter for construction standards). The maintenance of this planting screen and buffer shall be protected by way of final plan easement. The berm constructed in this area shall be a minimum of three feet in height above adjacent road grade and have side slopes no steeper than a three-foot horizontal to one-foot vertical slope.
Residential lots having direct access to an arterial or collector street shall be avoided whenever possible. Where direct access to an arterial or collector street cannot be avoided, adequate vehicular turnaround space shall be required behind the right-of-way line.
Where access is proposed to a state road or highway, authorization from the Pennsylvania Department of Transportation must be proven by the display of a valid highway occupancy permit. Verification of permit issuance is required as part of final plan approval [see § 145-34D(2)].
Driveways to single-family residences shall intersect streets at angles of no less than 60°. All other driveways or access roads shall intersect streets at right angles, where practicable, and in no case less than 75°.
Unless regulated by § 145-44D(3), all access roads for multifamily residential, mobile home parks and nonresidential subdivisions shall be no less than 24 feet in width, shall not exceed 40 feet in width at the street line and shall be clearly defined by use of curbing.
Driveways for single-family residential lots shall be no less than 10 feet in width but shall not exceed 20 feet in width at the building restriction line. The maximum width at the curbline or edge of road pavement shall not exceed 30 feet.
Access roads and driveways for large volume traffic generators shall be of a width acceptable to the Township Engineer and Township Council or to the Pennsylvania Department of Transportation, as the case may require.
Access road entrances for multifamily residential developments, mobile home parks and nonresidential subdivisions shall be rounded at a minimum radius of 10 feet or at a radius determined by the Township Engineer or the Pennsylvania Department of Transportation, where such approval is required for large traffic generators.
Driveway entrances for a single-family residential detached or attached dwelling may be provided with a flare or radius as long as the total width at the curb line or edge of road pavement does not exceed 30 feet total.
Seven percent when access is to an arterial street.
Ten percent when access is to a collector or local street.
The maximum driveway grade (or slope) beyond the above limit of 50 feet shall be 15%.
Editor's Note: This ordinance also redesignated Subsection G as Subsection H.
The number and location of driveways shall comply with the requirements of Chapter 180, Zoning.
General requirements. All new streets and widened portions of all existing rights-of-way intended for public use shall be dedicated to the Township or state. All new streets or roads and widened portions of existing streets or roads shall be designed and installed in accordance with the following requirements, unless provided otherwise by this chapter.
Arrangements. Streets shall be arranged and considered in relation to both existing and planned streets, as shown on the Township Street and Road Map and/or Official Map, and located so as to allow proper development of surrounding properties in accordance with the Comprehensive Plan.
Editor's Note: See also Ch. 32, Official Map.
Construction details. All construction details for street improvements shall be reviewed and approved by the Township Engineer.
Street planning. Proposed streets shall be properly related to the roadway and highway plans of the state and Township.
Traffic pattern. Local residential streets shall be laid out to discourage through traffic, but provisions for street connections into and from adjacent areas will be generally required.
Street classification. The Township Engineer, with the approval of the Township Council, shall determine the classification of proposed streets, e.g., arterial, collector or local. The classification of existing streets shall be as shown on the Township Zoning Map.
Editor's Note: The Zoning Map is on file in the Township offices.
Conformity with topography. Street profile grades shall be adjusted to the contour of the land so as to produce usable lots and streets of reasonable grade. A transition slope from the right-of-way line to the elevation of the abutting property or properties must be provided.
Grading. Street shoulder strips shall be graded to the full width of the street right-of-way. If areas adjacent to the right-of-way permit stormwater to drain toward the curbline, grading shall be done in such a way as to prevent silting or erosion within the street right-of-way. Roadway cut and fill slopes outside the street rights-of-way shall not exceed three feet horizontal to one foot vertical.
The right to perpetually enter the land and clear obstructions from the land to improve sight distance and intersection visibility.
The right to grade or slope the land and/or install drainage facilities and improvements above or below the surface of the land to properly grade and drain the proposed street areas.
The right to grant easements over or under the land to the Township, the Authority or any public utility company for the purposes of road or utility installation or maintenance.
The right to build a street and associated improvements along or adjacent to the grantee and keep it private or to dedicate the street or associated improvement to the Township or appropriate public agency or utility without objection of the grantee.
Half street. The dedication of new half streets along the perimeter of a new subdivision is prohibited. When there exists a half street or a portion of a street in an adjoining property, the remaining half or portion shall be provided by the proposed development.
No alleys will be permitted.
Street names and signs. Street names must be submitted to the United States Postal Service and be approved by the Township. Sign posts and name plates approved by the Township shall be placed at street intersections. Duplication of street or road names within the Township or within the postal district shall be prohibited.
Traffic control and signs. Traffic control and signage shall be provided, including but not limited to stop signs, speed limit signs, and line striping.
Arterial roads shall have an eighty-foot design right-of-way minimum and at least two twelve-foot traffic lanes and two paved ten-foot pull-off lanes/shoulders. Curbs and sidewalks are required.
Collector roads shall have a sixty-foot design right-of-way minimum and at least two twelve-foot traffic lanes and two eight-foot paved shoulders. Curbs and sidewalks are required in all developments except single-family detached residential developments with densities of less than one dwelling unit per acre. Further, by special permission of the Township Council, sidewalk requirements can be waived in residential subdivisions with densities of less than three dwelling units per acre if the Township Council finds that they would not be needed for convenient access or pedestrian safety of the area.
Local streets shall have a minimum right-of-way width of 50 feet for single-family detached lot subdivisions and 60 feet of right-of-way for nonresidential or townhouse and multifamily subdivisions or subdivisions with densities of three dwelling units per acre or more.
A total paved width of 36 feet.
Concrete curb and concrete sidewalk are required.
Two four-foot paved shoulders/gutters and concrete curbing.
A total paved width of 32 feet.
Concrete curbing and concrete sidewalk are required.
A total paved width of 28 feet.
No curb or sidewalk is required but the Township Council can require macadam paved pathways or bikeways where they will be part of an existing or planned pathway or bikeway system.
All paved shoulders, pull-off lanes, gutters and widened portions of road are to be constructed to the same standard as required for the abutting road.
Residential density for the purposes of this section shall be interpreted as being the number of dwelling units in the total development divided by the area of the development, excluding dedicated street rights-of-way and dedicated park or open space areas.
Single access street construction standards shall be the same as construction standards for local streets.
Where necessary for public safety and convenience, additional street widths or paving may be required, as determined by the Township Council upon the advice of the Township Engineer.
Where existing public or private streets do not provide the required widths, such additional width as may be necessary to meet those requirements may be required by the Township Council as part of an approval.
Private golf course community streets shall have a thirty-two-foot design right-of-way minimum and at least two fourteen-foot traffic lanes. Curbs are required. No sidewalk is required. Private golf course community streets shall be constructed to the standards of local streets as determined by this regulation, even though such streets arc not to be dedicated to the Township. Emergency access roads shall be excluded from these street standards.
Single access streets, culs-de-sac and stub streets.
Single access streets shall have a minimum length of 250 feet and a maximum length of 600 feet. These lengths shall be measured along the center line of the single access street from the right-of-way line of the intersecting through street to the center point of the cul-de-sac turnaround. If the single access road branches off into two or more segments terminating in cul-de-sac or continues in a loop intersecting with itself, the lengths shall be measured to the center point of the most distant cul-de-sac or along the center line of the single access street for its entire length. Single access streets shall not provide access to more than seven dwelling units or to more than four nonresidential lots or businesses with more than 100 employees.
The cul-de-sac end of the single access street shall be provided with a right-of-way diameter of at least 112 feet and a paved diameter of 90 feet.
Stub streets. To provide an integrated street system, all stub streets of abutting subdivisions shall be incorporated into the proposed street system. Also, stub streets shall be provided to undeveloped land to meet the planning and design criteria of this chapter. Stub streets greater than 300 feet in length shall be provided with a temporary turnaround to the standards required for culs-de-sac, unless otherwise approved by Township Council. Stub streets shall be fully improved.
Dead-end streets. Dead-end streets other than stub streets and culs-de-sac shall be prohibited.
Cul-de-sac streets for private golf course communities.
The cul-de-sac end of the single access street shall be provided with a right-of-way diameter of at least 102 feet and a paved diameter of 90 feet. The right-of-way and paved diameters may be reduced to 92 feet and 80 feet, respectively, provided there is a paved emergency access road with a minimum width of 12 feet connecting the terminus end of the cul-de-sac to another public or private street.
The number of dwelling units on a cul-de-sac street shall be limited to 20, unless a twelve-foot feet wide emergency access road connecting to another public or private street is provided.
Right-of-way. Wherever practicable, right-of-way lines shall intersect at right angles and shall be rounded by a tangential arc having a minimum radius of 25 feet.
Clear sight triangle. Clear sight triangles shall be provided and maintained at all intersections. These triangular areas shall be shown on the plans, and they shall be established by drawing a line between two points on the street center line, each point being 75 feet from the center line intersection, for local streets and 100 feet from the center line intersection for and intersection involving a nonlocal street. They shall also be established using the PennDOT criteria for required sight distances. The more restrictive identification shall apply. In many cases, a combination of the two standards shall be the most restrictive and, therefore, shall apply. No buildings or obstruction that would obscure the vision of a motorist shall be permitted in this area.
Grade-separated interchanges. In the vicinity of a grade-separated interchange, no building or structure shall be located less than 100 feet from an interchange right-of-way line. This shall be ensured by deed restriction, by lease restriction or by plan amendment, whichever method is applicable. At an exit or entrance ramp, no structure, driveway and/or street shall be constructed within 50 feet of the street right-of-way line for a distance of 300 feet from the outer intersection point of the ramp right-of-way line with the street right-of-way line.
Curblines. Curblines shall be rounded with a minimum radius of 20 feet if both streets are local and 30 feet if one or both streets are not local.
Minimum angle of intersection. Right angle intersections shall be used whenever practicable, especially when local streets intersect with collector or arterial streets. There shall be no intersection angle, measured at the center line, of less than 75°. All intersections of arterial and collector streets and highways shall be at 90°.
Intersections of more than two streets shall not be allowed.
Center lines of intersecting streets.
800 feet if any street is an arterial street.
400 feet if at least one street is a collector street and the other streets are either collector or local streets.
150 feet if all streets are local streets.
800 feet if any of the streets is an arterial or collector road.
300 feet if all roads are local roads.
All proposed intersections with Township roads or state highways shall meet the PennDOT criteria for required safe stopping and sight distances.
All proposed intersections with state highways shall be designed and constructed to the criteria approved by the state, whether the intersection is to be publicly or privately owned, and the applicant shall obtain a highway occupancy permit for the proposed intersection.
Horizontal sight distance. On all curves, a sight distance at the center line of at least 600 feet for arterial streets, 400 feet for collector streets and 200 feet for local streets shall be provided unless PennDOT requirements or design speeds require larger sight distances, in which case, the larger distance shall be required.
Horizontal curves. To ensure adequate sight distances, when street center lines deflect more than 2°, connection shall be made by horizontal curves. The minimum center-line radii for local streets shall be 150 feet, for collector streets shall be 300 feet and for arterial streets shall be 500 feet. A minimum tangent of 75 feet shall be required between curves and between a curve and street intersection.
Street intersections. The grade within 60 feet of the nearest intersection street right-of-way line shall not exceed 4%.
Where measured. The grade shall be measured along the center line.
Vertical curves. Vertical curves shall be used at changes in grade exceeding 1%. The length of the curve shall approximate 50 feet on collector streets and arterial streets and 25 feet for local streets for each 1% of change in grade. Over summits or in depressions, vertical curves shall not produce excessive flatness in grade.
Curve grade combinations. A combination of minimum radius horizontal curves and maximum grades will not be approved.
Private access roads, other than driveways, shall be permitted only in large developments which are to be retained under single ownership.
24 feet for two-way traffic.
16 feet for one-way traffic.
One-and-one-half-inch ID2 binder bituminous concrete or equivalent of Superpave binder course material.
One-inch ID2 wearing bituminous concrete or equivalent of Superpave wearing course material.
Private streets or driveways serving as access to 50 or more parking spaces shall be constructed to the standards of local streets as determined by this regulation, even though such streets or drives may not be dedicated to the Township.
Private streets, driveways and parking spaces may be constructed of porous concrete or porous bituminous paving to provide an element of stormwater management, conditioned upon the vehicular weight capacity of the porous pavement being equivalent to, or better than, the capacity of the bituminous pavement specification provided herein.
Easements and/or rights-of-way shall be provided for all utilities and facilities to be dedicated for public use. Easements and/or rights-of-way shall be provided is required in the various sections of this chapter.
Utility, drainage, bikeway and pathway easements.
Easements used to provide electrical service, telephone, sewer, water, gas mains or other utilities shall be 20 feet total in width, generally apportioned equally between abutting properties, when following either rear or side lot lines.
When following street lines, the developer shall provide a minimum easement of 10 feet for these easements outside the street right-of-way.
The developer shall provide storm drainage easements, as required to assure unimpeded flow of natural drainage within and across the area being subdivided or developed. Such easements are also regulated by the storm drainage requirement sections of this chapter.
Easements for bikeways or pathways shall be at least 20 feet in width. Such bikeway or pathway easements shall follow either rear or side lot lines.
Easement lines shall parallel the arc of the curves on property lines.
Lot pins. All lot corners shall be permanently located in accordance with Appendix A, Improvements Construction Standards.
Concrete survey monuments shall be provided in accordance with Appendix A, Improvements Construction Standards, at the beginning and of all horizontal curves on the street right-of-way line. With the approval of the Township Engineer, monuments may be provided on only one side of the street, provided that sufficient monuments are set to permit a surveyor to stake out accurately any building lot shown on the final plan. Monuments at both ends of a straight line shall be intervisible.
Concrete monuments shall also be provided at all corners of the perimeter boundary of the subdivision or land development where monumentation does not exist.
General provisions. All subdivision and land developments shall be designed, constructed, and maintained in accordance with the requirements of Chapter 137, Stormwater Management.
Stormwater management facilities. The design, construction, and maintenance of all stormwater management facilities shall be provided in accordance with the Chapter 137, Stormwater Management, and the applicable requirements of this chapter, including but not limited to the improvement construction standards described in Appendix A.
The developer shall provide, at no expense to the Township, the most effective type of sanitary sewage disposal consistent with the Township's Act 537 Official Sewage Facilities Plan, prepared in accordance with Act 537, known as the "Pennsylvania Sewage Facilities Act" (35 P.S. § 750.1 et seq.), Chapter 130, Sewers, Article I, Construction and Operation, and Chapter 71 of the Pennsylvania Department of Environmental Protection Regulations, to the subdivision or development.
Connection to a public sanitary sewer system shall be required where such a system is proposed by the Township's Act 537 Official Sewage Facilities Plan and where such a system can feasibly be provided to the proposed subdivision tract and where such a system can adequately fulfill the sewage disposal needs of the subdivision or land development.
Where a private or public centralized sanitary sewer system is proposed by the developer, the Township Council may revise the Township's Act 537 Official Sewage Facilities Plan by resolution, indicating that the Township has approved the system concept.
All studies and evaluations required by Chapter 71 of the Pennsylvania Department of Environmental Protection Regulations.
A study of needs for the existing homes or businesses within 1/2 mile of the perimeter of the development to determine whether or not those homes or businesses have a need for improved sewage facilities.
A field soil evaluation to determine suitability of soils on the development for the utilization of surface or subsurface land application for effluent disposal.
A plan for long-term operation and maintenance of the proposed system. If such plan proposes operation and maintenance by the property owners, the plan must include the draft of a legal agreement that would be used as a covenant running with the land to assure that all current and future property owners agree to and are aware of their responsibilities.
A financial plan to demonstrate the ability of the developer and future property owners to install, operate, and maintain the proposed centralized sanitary sewer system.
If the developer is not proposing to utilize the existing Lower Saucon Authority public sewage facilities or because of limitations on the available capacity of that system is not approved for utilization of that system, the developer must use the surface or subsurface land application of treated sewage effluent as the means of sewage disposal, whenever feasible. The Township will not approve an alternative which includes a stream discharge of treated sewage effluent unless the developer has demonstrated to the satisfaction of the Township Council that no portion of the development site is suitable for surface or subsurface land application of treated sewage effluent.
The financial plan for the long-term operation and maintenance of the sewage facilities will not be approved by the Township if the projected annual user costs exceeds 150% of the current annual user cost charged by the Township or its Authority to a similar class of customers using the public sewer system which is connected to the City of Bethlehem Wastewater Treatment Plant.
Any centralized sanitary sewer system shall be offered for dedication at no cost to the Township or its Authority. The Township or its Authority may or may not accept such dedication at their discretion. Such system shall be designed and constructed to comply with this chapter and applicable ordinances or regulations of the Township and Township Authority as though it were a public system, whether or not the Township or its Authority intends to accept this dedication.
In subdivision/land developments where neither connection to a public sewage system nor a public or private centralized sewage system is proposed, on-lot sewage disposal systems shall be installed by the property owner in accordance with the Pennsylvania Sewage Facilities Act (35 P.S. § 750.1 et seq.), Chapter 73 of the DEP regulations and the requirements of applicable Township regulations.
Sanitary sewerage systems shall be located and/or designed to minimize flood damage and to minimize or eliminate infiltration of floodwater into the system or discharges from the system into floodwater.
On-lot sewage disposal systems shall be located and/or designed to avoid impairment to them or contamination from them during flooding.
The developer shall be responsible for the completion of the appropriate planning module for land development components, as required by the Department of Environmental Protection, including alternatives analysis and feasibility studies.
All proposed sewage facilities shall comply with the requirements of other applicable sections of this chapter, other ordinances or regulations of the Township or Township Authority.
When on-lot sewage disposal systems are proposed, suitable soil testing shall be conducted to demonstrate that a suitable site is available for a primary and alternate drain field for each lot or for each required sewage system.
All final plans shall contain a notice regarding sewage disposal systems (refer to samples in Appendix B).
On-lot sewage disposal. All subdivision and land development plans shall contain a plan note specifying that approval of the plan does not guarantee permit issuance for sewage disposal.
Public or centralized sewers. All subdivision and land development plans shall contain a plan note specifying that connection to public or centralized sewer lines is required.
Specific design standards and specifications for public and centralized sanitary sewer systems are contained in Appendix A of this chapter.
Connection to a public water supply system is required where such a system can feasibly be extended to the proposed subdivision and where the capacity of such a system can adequately fulfill the water supply demands of the proposed subdivision. The feasibility of connection and capacity of the public water supply shall be determined by the Township Council.
The developer may propose a centralized water supply system to serve its development.
The evaluation of the source of water as described in this section.
A plan for long-term operation and maintenance of the proposed system. If such plan proposes the operation and maintenance by the property owners, the plan must include the draft of a legal agreement that would be used as a covenant running with the land to assure that all current and future property owners agree to and are aware of their responsibilities.
A financial plan to demonstrate the ability of the developer and future property owners to install and operate the proposed centralized water supply system.
The financial plan for the long-term operation and maintenance of the centralized water supply system will not be approved by the Township if the projected annual user costs exceeds 150% of the current annual user cost charged by the Township or its Authority to a similar class of customers using the public water system which is connected to the Lower Saucon Authority system.
Any centralized water supply system must be designed and installed in accordance with this chapter. When such a system is proposed, it must be offered for dedication at no cost to the Township or its Authority. The Township or its Authority may or may not accept such dedication at their discretion. The design and construction of this system must meet the requirements of this chapter and applicable ordinances or regulations of the Township and Township Authority as though it were a public system, whether or not the Township or its Authority intends to accept this dedication.
In those cases where a public or centralized water system is not available or practical, a well shall be installed by the property owner for each lot. Wells shall be placed uphill from sewage disposal systems, wherever possible. Wells shall not be within 100 feet of any part of the primary or alternate absorption field of any existing or proposed on-site sewage disposal system, and any unlined detention basin, any stormwater infiltration practice, or crop agricultural land use, and they shall not be placed within 50 feet of lakes, streams, ponds, quarries, etc. Wells shall be located no closer than 25 feet from any existing or future street right-of-way, and no closer than 10 feet from any existing or proposed lot line.
Water supply systems shall be located and designed to minimize or eliminate infiltration of floodwaters so as to meet federal insurance administration provisions.
The specific design standards and specifications for public and centralized water supply, storage, distribution and fire protection facilities are contained in Appendix A of this chapter.
Where individual on-lot water supply system(s) are to be utilized for residential development proposing more than nine new dwelling units, the developer shall provide at least one test well for each 10 proposed dwelling units or portion thereof. Well casings shall be grout-sealed and installed at least 10 feet into bedrock or a minimum depth of 50 feet and shall have a production capacity of at least five gallons per minute (gpm) per proposed dwelling unit of potable water meeting all the maximum contaminant level ("MCL") for the ground parameters listed in the Pennsylvania Department of Environmental Protection (DEP) requirements for new source drinking water standards for public water systems. The water samples must be collected utilizing proper sampling protocol and the samples analyzed by a DEP certified laboratory. The well(s) and appurtenances shall be located, drilled and installed in accordance with all applicable requirements of the DEP. If the water sampled does not meet the MCLs, the developer shall provide a plan to correct the deficiencies to the satisfaction of the Township.
The test well(s) should be located to minimize the potential for well interference and such that they may be utilized as permanent wells by future lot owners. The proposed location(s) shall be subject to review by the Township Engineer. During the drilling operation, straw bales and filter fabric shall be provided, placed and properly anchored as necessary for temporary control of silt-laden runoff and soil erosion.
For residential developments of more than 50 dwelling units and for nonresidential developments proposing more than 50 equivalent dwelling units of well water demand (i.e., 12,500 gallons per day), a test well, or test wells, shall be subjected to simultaneous drawdown tests for a period of at least eight hours to confirm that water supply is adequate to supply the water demand for the proposed development and the criteria and to determine the potential for well interference between the proposed wells and the existing wells in vicinity of the development. The pumping rate shall be constant throughout the duration of the test and shall be based on a minimum of five gpm per proposed dwelling unit, with the resultant total rate based on the estimated yields of the test wells. The test well(s) and at least two existing wells adjacent to the development shall be monitored for drawdown. The location(s) of the existing well(s) which are to be monitored shall be subject to review by the Township Engineer and shall depend on site-specific conditions such as topography, geology, test well pumping rate, etc. The pumping rate and water level of each test well, and the water level of each monitor well, shall be logged according to the following schedule.
After completion of the well testing, the developer shall install a watertight, overlapping locked cover on the top of the casing to prevent contamination of the test well(s).
If the developer is not able to obtain permission from the owners of existing wells near the development for the monitoring of groundwater levels, the developer shall provide at least two monitoring wells within the development, each reasonably remote from one another and each 100 feet to 200 feet from the test well. If on-site monitoring well(s) are required, at least one monitoring well on the development site shall be located between the test well and the nearest adjacent site boundary unless otherwise directed by the Township Engineer.
If the drawdown test described herein results in the identification that either the test wells cannot sustain a pumping rate of five gpm per dwelling unit or equivalent dwelling unit; and/or the off-site or on-site monitoring wells experience a water level elevation drop of five feet or more, the developer shall be required to reduce the number of EDUs, based on the safe yield or specific capacity of the test wells, to reduce its impact on the groundwater table.
All well locations, depths, ground elevations, groundwater elevations, well yields, pumping test results, and water quality test results shall be provided to the Township in a report, prepared by a professional geologist, as a supporting document with the preliminary plan submission.
Purpose. The purpose of this section is to provide requirements for the dedication and acceptance of open space and recreation lands and/or the collection of fees in lieu of land dedication and to provide regulations for such dedications or payments to help to implement the Township Comprehensive Plan goals and the recreation and open space goals established in the Township Park and Recreation Plan.
To implement the goals of the recreation section of the Township's Comprehensive Plan and/or Park and Recreation Plan.
Editor's Note: Said plans are on file in the Township offices.
To provide a mechanism to allocate dedications of land from subdivision and developments for recreational and open space purposes which may reasonably serve their residents.
To establish a formula for the imposition of fees in lieu of land dedications for subdivisions or land developments when the Township Council finds that the recreation and open space needs of the development could be better met through the provision of cash contribution rather than by way of land dedication.
The location and placement of open space and recreation areas shall be in accordance with the Township Comprehensive Plan and/or Township Official Plan and/or Township Park and Recreation Plan. Dedication of land and/or the providing of fees in lieu of dedication of land shall be in accordance with service areas requirements as identified in the Township Comprehensive Plan, Township Official Plan, and/or the Township Park and Recreation Plan.
The allocation of recreation and open space lands within individual and adjoining subdivisions and land developments shall be made in accordance with the Township Comprehensive Plan and/or the Township Park and Recreation Plan, as noted above, and in relation to one another, in terms of access and function.
Environmentally sensitive areas, such as wetlands, one-hundred-year floodplains, woodlands, rock outcroppings and sloping areas over 15%, shall not be included as open space and recreation areas for the purpose of meeting the land dedication requirements of § 145-51D(1). Dedicated open space and recreation areas may include such environmentally sensitive areas above and beyond the acreage required in § 145-51D(1), subject to the approval of Township Council.
Detention basin areas and sanitary sewer effluent land application areas shall not be included as open space or included as recreation areas for the purpose of meeting the land dedication requirements of this section. Infiltration practices and BMPs, including a ten-foot distance around the perimeter of these features or the corresponding easement for these features, whichever is more restrictive, shall not be included as open space or included as recreation areas for the purposes of meeting the land dedication requirements of this section.
Residential. The dedication to the Township or the setting aside of 2,000 square feet of open space and recreation area for each lot, or dwelling unit, or such other area which may be established by resolution of the Township Council from time to time.
Nonresidential. The dedication to the Township or the setting aside of land to be determined by the number of dwelling units that would result in 80% of the tract were occupied by one-acre lots for single-family dwellings and then applying the formula in Subsection D(1)(a) above. When the computation of dwelling units results in a fractional number, only the fraction of 1/2 or more shall be counted as one.
Access. The dedicated land must be accessible to the development residents. At least one side of each recreation or open space site should abut a public street for a minimum distance of 100 feet.
Location. The open space and recreation area shall be located to the extent possible so that it serves all residents of the development for which the dedication is proposed.
Shape and slope. The shape and slope of the proposed site shall be suitable to accommodate those recreation and open space activities appropriate to the location and needs of the residents.
Soils. Soils should be suitable for the intended park and open space use as indicated by the Northampton County Soils Survey or other authority.
Fees in lieu of land dedication.
Residential: $3,310 for each dwelling unit or such other amount as may be designated by resolution of the Township Council from time to time.
Nonresidential. An amount to be determined by utilizing the number of dwelling units that would result if 80% of the tract were occupied by one-acre lots for single-family dwellings (i.e., one hundred-acre tract equals 80 dwelling units) and applying the formula in Subsection E(1)(a) above. When the computation of dwelling units results in a fractional number, only the faction of 1/2 or more shall be counted as one.
The Township Council, in arriving at a decision whether to accept any dedication or fees, in lieu of such dedication fees from a subdivision or land development, may seek recommendations from either the Township Parks and Recreation Board, Township Planning Commission or the Lehigh Valley Planning Commission. Said recommendations shall be advisory only and not binding upon the Township Council.
Depositing of funds and their use. Any money received by the Township in accordance with this section shall be deposited in an interest-bearing account, clearly identifying the specific recreation facilities for which the fee was received. The payment of costs made from the account shall be in accordance with the Municipalities Planning Code (MPC), Section 503 (53 P.S. § 10503). The funds from the account shall be expended only in properly allocated portions of the cost incurred to construct the specific recreation facilities for which funds were collected. The funds from the account shall be expended within three years from the date the fees were collected.
Any lot or lots which have an existing dwelling unit or units located on said lot or lots at the time of the subdivision application shall be exempt from the land dedication and/or cash contribution requirements.
Tree preservation. The preservation of existing trees shall comply with the provisions of Chapter 180, Zoning, including § 180-95E.
Existing healthy trees eight inches or greater in diameter, measured at a height of 4 1/2 feet above original grade (as measured from the uphill side of the tree) shall be preserved wherever possible.
They are diseased or are excessive in number, and thinning will promote and enhance the healthy development of the remaining trees.
Street trees for local streets.
Where no existing trees are retained along street rights-of-way, trees shall be planted at intervals of between 50 feet and 100 feet, but in no instance shall there be fewer than one tree per lot.
Street trees shall be planted between one foot and two feet from the right-of-way line (on the street side).
Street trees shall be provided and installed in accordance with Appendix A, Improvements Construction Standards.
At least one tree shall be provided for each 500 square feet of new impervious cover.
Besides the types of trees specified for use as street trees, the site landscaping trees may include flowering or ornamental trees (at least 1 1/2 inches diameter, measured three feet above finished grade level) or evergreen trees (at least five feet high). The number of flowering ornamental and evergreen trees shall not comprise more than 75% of the total site landscaping plantings.
Existing retained trees meeting the requirements of § 145-52A may be counted towards meeting 50% of the number of plantings required by § 145-52C(1).
Topsoil protection. Grading and cut/fill operations shall be kept to a minimum to ensure conformity with the natural topography, to minimize erosion hazards and to adequately handle surface runoff. No topsoil shall be removed from the subdivision site except for topsoil stripped from street cartway areas or other paved areas. A minimum of four inches of topsoil is to be uniformly distributed over areas stripped for construction beyond those areas covered by structures and paving. The developer must comply with the provisions of the state erosion control regulations.
Street trees for private golf course community streets.
Street trees shall be planted outside the street right-of-way, eight (8) feet from the right-of-way line.
Purpose. This section regulates the development and construction of utilities, a circulation system, pads and open space within a mobile home park. In addition, a procedure is established for annual permitting of mobile home parks. This section is to be used in conjunction with § 180-119B, Mobile home parks, of Chapter 180, Zoning.
To provide for the orderly development of mobile home parks within the Township.
To establish minimum standards for water, sanitary and stormwater improvements, roads and other facilities within mobile home parks.
To provide for the maintenance of these regulations through inspection.
Applicable standards and requirements. The design and development of mobile home parks shall conform to all the general standards and requirements set forth for subdivision and land developments in this chapter, in addition to the specific design standards set forth herein.
It shall be unlawful for any person or entity to occupy, maintain, construct, alter or extend any mobile home park or any of the facilities thereof within the limits of Lower Saucon Township unless a valid permit is issued for such purposes by the Township Council. Such permits shall be valid for a one-year period.
An application for a mobile home park permit shall be approved by the Township Council only after all requirements of this chapter are met, as well as those of § 180-119B, Mobile home parks, of Chapter 180, Zoning.
Application for renewal of a mobile home park permit shall be made to the Township Zoning Officer at least 30 days prior to the expiration date of a permit. The renewal of a mobile home park permit shall be issued by the Township Zoning Officer upon inspection by the Township Zoning Officer that the park continues to meet the standards and requirements for the issuance of an original permit.
A fee shall be required for the annual permit renewal and established by resolution of the Township Council.
Mobile home park street system. Within the mobile home park, all streets shall be owned and maintained privately. All mobile home parks shall be provided with safe and convenient vehicular access from abutting public streets or roads. Access to mobile home parks shall be designed to minimize congestion and hazards at each entrance or exit and allow free movement of traffic on adjacent streets. Within the mobile home park, safe and convenient vehicular access to each mobile home park shall have a minimum road pavement width of 40 feet, but otherwise shall be designed and built to Township standards for local roads. Alignment and grading shall be properly adapted to topography, as approved by the Township.
The mobile home park shall be accessed via an appropriately designed roadway system (in accordance with provisions of this chapter). No direct access shall be allowed from an individual mobile home site in a mobile home park to a public road.
Off-street parking areas shall be provided in all mobile home parks for the use of park occupants and guests. A minimum of two off-street parking places for each mobile home unit shall be required. No on-street parking shall be permitted.
Required car-parking spaces shall be so located as to provide convenient access to the mobile home but shall not exceed a distance of 100 feet from the mobile home that they are intended to serve.
Walks. All mobile home parks shall be provided with safe, convenient all-season pedestrian walks of ID-2 bituminous concrete or portland cement, of a depth and width approved by the Township, between individual mobile homes, streets and all community facilities provided for residents. Sudden changes in alignment and grade shall be avoided. If the walks are to be constructed in a right-of-way to be dedicated to the Township, they shall be built to the sidewalk standards of the Township.
A common walk system shall be provided and maintained between locations, and where pedestrian traffic is concentrated, such common walks shall have a minimum width of four feet.
All mobile home stands shall be connected to common walks, streets, driveways or parking spaces connecting to a paved street. Such individual walks shall have a minimum width of 2 1/2 feet.
The area of the mobile home stand shall be improved to provide an adequate foundation for the placement of the mobile home.
The stand shall be constructed from either concrete, asphalt concrete or other material sufficient to adequately support the mobile home and to prevent abnormal settling or heaving under the weight of the home. The corners of the mobile home shall be anchored to prevent wind overturn and rocking with tie-downs, such as concrete dead men, screw augers, arrowhead anchors or other devices suitable to withstand a tension of at least 2,800 pounds.
After a mobile home has been anchored to the mobile home stand, the hitch which is employed for the transportation of the unit shall be removed, and there shall be a decorative skirt (enclosure) installed around the base of the unit. It should be ventilated to inhibit decay and deterioration.
A recreation area of not less than 10% of the gross area of the mobile home park shall be set aside for a usable recreation area. Recreation facilities shall be improved and maintained to allow for both passive and active recreation.
Whenever possible, the common open space shall be designed as a contiguous area with pedestrian and visual accessibility to all residents of the mobile home park.
Recreation areas and facilities shall be provided to meet the anticipated needs of the residents of the park. Not less than 10% of the usable site area, exclusive of lands within the required setback area, shall be devoted to recreation. Preferably, recreation areas should be of a size, shape and relief that is conducive to active play.
General. All utilities shall be placed underground.
Individual water riser pipes shall be located within the confined area of the mobile home stand at a point where the water connection will approximate a vertical position, thereby ensuring the shortest water connection possible and decreasing susceptibility to water pipe freezing.
The water riser pipe shall have a minimum inside diameter of 3/4 inch and shall terminate at least four inches above the ground surface.
Adequate provisions shall be made to prevent freezing of service lines, valves and riser pipe and to protect risers from heaving and thawing actions of the ground during freezing weather. Surface drainage shall be diverted from the location of the riser pipe.
A shutoff valve below the frost line shall be provided near the water riser pipe on each mobile home lot. Underground stop-and-waste valves are prohibited unless the type of manufacture and method of installation are approved by the Municipal Engineer.
Fire hydrants. A minimum of two fire hydrants capable of providing the minimum fire-fighting flow rate shall be provided within 600 feet of all mobile homes.
Each mobile home stand shall be provided with at least a four-inch-diameter sewer riser pipe. The sewer riser pipe shall be so located on each stand that the sewer connection to the mobile home drain outlet will approximate a vertical position.
The sewer connection shall have a nominal inside diameter of not less than four inches, and the slope of any portion thereof shall be at least 1/4 inch per foot. All joints shall be watertight.
All materials used for sewer connections shall be semirigid, corrosion-resistant, nonabsorbent and durable. The inner surface shall be smooth.
Provision shall be made for plugging the sewer riser pipe when a mobile home does not occupy the site. Surface drainage shall be diverted away from the riser. The rim of the riser pipe shall extend at least 1/2 inch above ground elevation.
Each mobile home lot shall be provided with an approved disconnecting device and over-current protective equipment. The minimum service per outlet shall be 120/240 volts AC, 100 amperes.
The mobile home shall be connected to the outlet receptacle by an approved type of flexible cable with connectors and a male attachment plug.
Where the calculated load of the mobile home is more than 100 amperes, either a second outlet receptacle shall be installed or electrical service shall be provided by means of permanently installed conductors.
Required electrical grounding. All exposed current-carrying metal parts of mobile homes and all other equipment shall be grounded by means of an approved grounding conductor run with branch circuit conductors and other (approved) methods of grounded metallic wiring. The neutral conductor shall not be used as an equipment ground for mobile homes or other equipment.
Natural gas piping systems, when installed in mobile home parks, shall conform to the rules and regulations of the American Gas Association.
Each mobile home lot provided with piped gas shall have an approved shutoff valve installed upstream of the gas outlet. The outlet shall be equipped with a cap to prevent accidental discharge of gas when the outlet is not in use.
Liquefied petroleum systems provided for mobile homes, service buildings or other structures shall be installed and maintained in conformity with the rules and regulations of the National Fire Prevention Association Standards NFPA Nos. 57 and 58.
Systems shall be provided with safety devices to relieve excessive pressures and shall be arranged so that the discharge terminates at a safe location.
Systems shall have at least one accessible means for shutting off gas. Such means shall be located outside the mobile home and shall be maintained in effective operating condition.
All liquefied petroleum gas piping outside of the mobile homes shall be well supported and protected against mechanical injury. Undiluted liquefied petroleum gas shill not be conveyed through piping equipment and systems in mobile homes.
Vessels of more than 12 and less than 60 United States gallons' gross capacity may be installed on a mobile home lot and shall be securely, but not permanently, fastened to prevent accidental overturning.
No liquefied petroleum gas vessel shall be stored or located inside or beneath any storage cabinet, carport, mobile home or any other structure.
All fuel oil supply systems for mobile homes, service buildings and other structures shall be installed and maintained in conformity with the rules and regulations of the National Fire Protection Association Standard NFPA No. 31.
All fuel oil supply systems provided for mobile homes, service buildings and other structures shall have shutoff valves located within five inches of storage tanks.
All piping from outside fuel storage tanks or cylinders to mobile homes shall be securely, but not permanently, fastened in place.
All fuel storage tanks or cylinders shall be a minimum of five feet from any mobile home exit.
Storage tanks or cylinders located in areas subject to traffic shall be protected against physical damage.
Solid waste disposal. Adequate garbage cans with tight-fitting lids or central closable garbage container units shall be provided for the mobile home park. Garbage cans or containers shall be located no farther than 250 feet from any mobile home site. If located at combined, central locations, they shall be screened or landscaped on three sides. The cans or containers shall be maintained in a neat and sanitary condition.
Sanitary and storm sewers, water systems and landscaping improvements. All storm drainage, sanitary sewer and water system and landscaping improvements shall be provided and installed in accordance with Township standards, even though they may be privately owned.