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(A) Within the township, the width and area of lots shall be no less than provided in any application or ordinance. Insofar as practical, side lot lines should be at right angles to straight street lines or radial to curved street lines.
(B) Lot lines should tend to follow municipal boundaries rather than cross them in order to avoid interjurisdictional problems.
(1) Frontage. All lots shall meet the following frontage requirements.
(a) All lots in a major subdivision shall front a public street, existing or proposed.
(b) All lots in a minor subdivision containing three or more lots shall front a public street, existing or proposed.
(c) Lots in a minor subdivision of two lots shall front a public street, existing or proposed or shall be provided with legal ingress/egress including a recorded easement agreement. A shared use and maintenance agreement shall be required to be submitted for township approval for all easement agreements.
(d) Double or reverse frontage lots shall be avoided except where required to provide separation of residential development from major streets or to overcome specific topographic problems.
(2) Size. All lots shall meet the following minimum requirements.
(a) In all sections of the township not served by sanitary sewer nor public water facilities, each lot shall have a minimum width of 100 feet at the building line and a minimum area of 43,560 square feet. In addition, in sections of the township requiring the utilization of on-lot sewage disposal, the minimum lot size shall be large enough to accommodate the original absorption bed and a tested, preserved and reserved area for a replacement absorption bed while meeting all PA DEP required maximum isolation distances.
(b) In all sections of the township served by either public water supply or public sewerage, each lot shall have a minimum width of 100 feet at the building line and at least 21,780 square feet in area per single-family dwelling; not less than 12,000 square feet in area per family for duplex dwellings with a width of not less than 75 feet at the building line; and not less than 7,500 square feet in area per family for row houses and apartments. In addition, in sections of the township requiring the utilization of on-lot sewage disposal, the minimum lot size shall be large enough to accommodate the original absorption bed and a tested, preserved and reserved area for a replacement absorption bed while meeting all PA DEP required maximum isolation distances.
(c) In all sections of the township served by both public water supply and public sewerage, each lot shall have a minimum width of 75 feet at the building line and a minimum area of 9,000 square feet.
(d) Exceptions to the lot size requirements may be considered for cluster housing and “green design” types of development where open space/green space is incorporated into the overall development. All exceptions shall be handled by way of the waiver process.
(3) Width. In no case shall the width of the lot at the building setback line be less than 60 feet nor the area of the lot be less than 7,200 square feet. Corner lots for residential use shall have a width of at least 20% greater than the aforementioned required widths to permit appropriate building setback from and orientation to both streets, provided that corner lots need not exceed 100 feet.
(4) Setback lines. Structures built on lots shall meet the following setback lines depending upon the availability of public water and sanitary sewer service. In all sections of the township served by sanitary sewer and/or public water facilities, structures shall be constructed no closer than 35 feet from front, 15 feet from side and 25 feet from rear property lines. In sections lacking public water and/or sanitary sewer service, setbacks shall be adequate to permit the proper installation and functioning of such systems, and be at least the depth of those for lots having public water and sewer service.
(Ord. 2-2011, passed 10-6-2011)
The following shall apply to easements within all subdivisions.
(A) Easements with a minimum of 15 feet shall be provided for poles, wires, conduits, storm and sanitary sewers, gas, water and heat mains and/or other utility lines intended to serve abutting lots. No structures or trees shall be placed within such easements.
(B) Emphasis shall be placed upon the location of easements centered on or adjacent to side and rear lot lines.
(C) Where a subdivision is traversed by a watercourse, drainageway, channel or stream, there shall be provided a drainage easement conforming substantially to the line of such watercourse, drainageway, channel or stream and of such widths as will be necessary to preserve the unimpeded flow of natural drainage or for the purpose of widening, deepening, improving or protecting such drainage facilities or for the purpose of installing a stormwater system.
(D) There shall be a minimum distance of 100 feet, measured in the shortest distance between each proposed dwelling unit and any petroleum products or natural gas transmission, high pressure line or high tension electric line, which may traverse the subdivision.
(Ord. 2-2011, passed 10-6-2011)
In reviewing subdivision plans, the township will consider the adequacy of existing or proposed community facilities to serve the additional dwelling units proposed by the subdivision. The reservation of land for community facilities will be requested when appropriate; therefore, the subdivider shall give earnest consideration to reserving land for parks, playgrounds, churches, schools and other community facilities. If a facility of this type has been planned by any group or agency in any area that is to be subdivided, the subdivider shall ascertain from such organization whether or not it plans to use the site.
(Ord. 2-2011, passed 10-6-2011)
The following public utilities, when required, shall meet the indicated standards below.
(A) Water.
(1) Where public water lines are required in a new subdivision, they shall be in conformity with the area-wide water plan for the county and any applicable water plans developed for the municipal authority or utility company providing the service in which the proposed subdivision is located. Whenever the municipality, authority or utility company providing the service has no standards, or has standards below those of the Department of Environmental Protection, the Standards of the Department of Environmental Protection shall apply.
(2) Public water lines should be located between the curbline and the property line within any street right-of-way.
(B) Sanitary sewer.
(1) Where public sewer lines are required in a new subdivision, they shall be in conformity with the area-wide sewer plan for the county and any applicable sewer plans developed for the municipality in which the proposed subdivision is located. The design specifications of all sewer lines installed in a new subdivision must meet the minimum standards set forth by the municipal authority or utility company providing the service in which the proposed subdivision is located. Whenever the municipality, authority or utility company providing the service has no standards, or has standards below those of the Department of Environmental Protection, the Standards of the Department of Environmental Protection shall apply.
(2) Public sewer lines shall be located as near to the centerline of any utility easement as is reasonably possible to accommodate practical installation, future maintenance and future replacement. All such sewer lines shall provide sewage connectors to the property lines of each and every lot and said sewage collection lines shall be properly capped. Manholes shall be provided at all changes in grades and direction and in no instance shall the distance between manholes exceed 400 feet. All sewer pipelines must be at least eight inches in diameter and sewer laterals must be at least four inches in diameter. Storm sewers or foundation underdrainage systems shall not be connected with the sanitary sewer system.
(C) On-lot sewage disposal. Where it is found necessary and feasible to rely upon on-lot systems for sewage disposal, the on-lot sewage disposal systems shall meet the minimum requirements and standards of the State Sewage Facilities Act 537, 35 P.S. §§ 750.1 et seq., as amended. Within the township, the provisions of Act 537 are administered by the township’s Sewage Enforcement Officer.
(D) Storm sewers. Where storm sewers are required in a new subdivision, they shall be in conformity with any applicable stormwater management, storm sewer plans developed for the township and/or the minimum standards set forth by the Township Engineer.
(Ord. 2-2011, passed 10-6-2011)
(A) All applicants shall comply with all applicable provisions of the township’s stormwater management ordinance (Chapter 53).
(B) In addition, subdivision and land development plan applicants that propose to make surface changes in excess of 5,000 square feet shall first be required to prepare and submit stormwater management plans for review by the Township Engineer and gain approval by the township.
(Ord. 2-2011, passed 10-6-2011)
The following standards shall apply to lot grading for subdivisions and land developments.
(A) Blocks and lots shall be graded to provide proper drainage away from buildings and to prevent the collection of stormwater in pools. Minimum 2% slopes away from structures shall be required.
(B) A grading and draining plan shall be required for all subdivisions and land developments, except minor subdivisions. Lot grading shall be:
(1) Designed as to carry surface waters to the nearest practical street, storm drain or natural watercourse. Where drainage swales are used to deliver surface waters away from buildings, their grade shall not be less than 1%. These shall be sodded, planted or lined in accordance with the DEP Erosion and Sediment Control Program Manual, April 1990, as amended or superseded;
(2) Proposed contouring shall be provided for all detention /retention areas. Other contouring shall be provided as necessary to depict the proposed grading where typical sections and standard details are inadequate; and
(3) Consistent with stormwater management controls contained in any local stormwater management ordinance (Chapter 53).
(C) No final grading shall be permitted with a cut face steeper in slope than two horizontal to one vertical, except under one or more of the following conditions:
(1) The material in which the excavation is made is sufficiently stable to sustain a slope of steeper than two horizontal to one vertical and a written statement of a civil engineer, licensed by the commonwealth and experienced in erosion control, to that effect is submitted to the Township Engineer and accepted by him or her. The statement shall state that the site has been inspected and that the deviation from the slope specified hereinbefore will not result in injury to persons or damage to property; and/or
(2) A retaining wall constructed according to sound engineering standards from which plans are submitted to the Township Engineer for review and approval is provided.
(D) No final grading shall be permitted which creates any exposed surface steeper in slope than two horizontal to one vertical, except under one or more of the following conditions:
(1) The fill is located so that settlement, sliding or erosion will not result in property damage or be hazardous to adjoining property, streets, alleys or buildings;
(2) A written statement from a civil engineer, licensed by the commonwealth and experienced in erosion control, certifying that he or she has inspected the site and that the proposed deviation from the slope specified above will not endanger any property or result in property damage, is submitted to and accepted by the Township Engineer; and/or
(3) A wall is constructed to support the face of the fill.
(E) The top or bottom edge of slopes shall be a minimum of three feet from property or right-of-way lines of streets or alleys in order to permit the normal rounding of the edge without encroaching on the abutting property. All property lines, where walls or slopes are steeper than one horizontal to one vertical and five feet or more in height shall be protected by a protective fence or suitable barrier no less than three feet in height accepted by the Township Engineer.
(F) All lots must be kept free of any debris or nuisances whatsoever.
(Ord. 2-2011, passed 10-6-2011)
All applicants shall comply with all applicable provisions of the township’s erosion and sedimentation control ordinance (Chapter 151). In addition, subdivision and land development plan applicants that propose earthmoving activity in excess of 5,000 square feet shall first be required to prepare and submit an Erosion and Sedimentation Control Plan to the County Conservation District for review and approval.
(Ord. 2-2011, passed 10-6-2011)
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