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1. The proposed development shall avoid excessive tree clearance, earth moving and destruction of natural amenities. Natural features shall be preserved and incorporated into the site design to the greatest extent possible.
2. Existing hedgerows shall be utilized as landscaping and buffer wherever possible.
3. Existing trees shall be protected to prevent unnecessary destruction during construction. Healthy trees with a caliper of 6 inches or more as measured at a height of 4'/2 feet above existing grade, shall not be removed unless they are located within 20 feet any planned improvement. In areas where trees are retained, the original grade level shall be generally maintained so as not to disturb the trees.
4. Ground cover shall be provided on all disturbed, unpaved areas to prevent soil erosion.
5. The developer shall inquire into the feasibility of providing underground telephone and electric lines.
6. A buffer yard shall be required where proposed development is located adjacent to an agricultural zone or use.
A. Such buffer shall consist of either existing or newly planted trees located throughout the length and breadth of the buffer yard.
B. Such buffer shall cover a minimum width of 50 feet. At the discretion of the Township Planning Commission, a wider buffer may be required. Certain uses proposed in the scenic protection overlay area shall require a minimum buffer yard width of 100 feet and the Planning Commission may require a greater width.
C. If evergreen trees are planted, their density shall be one tree per 10 linear feet of the buffer yard's length and breadth and shall be of 3 feet height at the time of planting.
D. If deciduous trees are planted, their density shall be one tree per 20 linear feet of the buffer yard's length and breadth and shall be of 4 feet height at the time of planting.
E. If an orchard is planted, density and tree size shall be according to standard fruit grower practices.
F. Buffer yard trees shall be healthy and dead trees shall be replaced.
7. Buffering and landscaping requirements are identified for specific uses in Part 5 of the Zoning Ordinance [Chapter 27] for which the standards of § 27-806 of that Chapter shall apply.
(Ord. 31911993A, § 410)
All subdivision and land development plans shall conform with the Lamar Township Floodplain Ordinance [Chapter 8].
(Ord. 3/9/1993A, § 411)
Land uses, including agricultural land uses, which occur adjacent to streams and/or sinkholes shall require an undisturbed buffer or filter strip along the stream or sinkhole. The requirement for a buffer applies to all streams and watercourses which are defined as a channel or conveyance of surface water having a defined bed and banks, whether artificial or natural, with intermittent or perennial flow.
A. The purpose of the buffer is to intercept sediment and pollutants from project runoff occurring overland before they reach the stream and/or sinkhole, thereby protecting local water resources and the environment.
B. The buffer width shall be a minimum of 50 feet measured from the stream bank or sinkhole to the area of the proposed soil disturbance. This buffer shall apply to each side of the watercourse where soil disturbance is proposed. If the watercourse marks the project boundary, the buffer requirement shall apply to only one side of the stream.
C. Where the subdivision and land development has a slope in excess of 8%, the following buffer widths shall apply to each applicable side of the watercourse.
% Slope | Buffer Width |
0-8% | 50' |
8-15% | 65' |
15-25% | 80' |
25%+ | 100' |
D. The slopes of a site may not be averaged over the gross acreage. Only the area within 200 feet of the watercourse shall be considered for the purpose of slope calculation.
E. If the land on each side of the stream bank has different slope characteristics (as shown by the diagram) a different buffer width would be required on each side of the stream.
BUFFER WIDTH EXAMPLE
F. The buffer shall consist of existing or new vegetation or a combination thereof, as in the following order of preference:
(1) Existing hedgerow, woodlot, brush and/or uncultivated fields which are naturally occurring along the stream.
(2) A combination of existing vegetation (such as above) and newlyestablished vegetation.
(3) A newly established area of trees, bushes and grasses, where no vegetation existed prior to development.
G. Stream encroachment work or any development within 50 feet of a stream bank or wetlands must obtain a permit from DEP and the US Army Corps of Engineers. The applicant shall provide written determination from the applicable regulatory body or a copy of the required permit prior to final plan approval. [Ord.12/10/2001]
(Ord. 3/9/1993A, § 412; as amended by Ord. 12/10/2001)
1. Minor Subdivisions. Those applications proposing the use of onlot wells and/or onlot sewage disposal systems in areas underlain by karst topography which contains sinkholes or is sinkhole-prone shall conform to the following guidelines:
A. Storm water from roadways, parking lots, storm sewers, roof drains or other concentrated runoff paths shall not be discharged into sinkholes.
B. Sinkholes shall be protected by diverting surface water away from a sinkhole or planting and maintaining a dense filter strip of suitable vegetative material (e.g., tall grasses) at least 30 feet in width in such manner and location as to disperse and slow the runoff and to promote the maximum possible filtration of both solid and dissolved impurities.
C. Sinkholes with a capacity sufficient to receive an appreciable volume of storm water, as determined by the Township, must be posted in a clearly visible manner. Such notice shall explain the sinkhole designation as contamination prone and shall prohibit disposal of any material including but not limited to refuse, rubbish, hazardous wastes, organic matter or soil.
D. If increased runoff is to be discharged near a sinkhole, even in filtered condition, a geologic assessment of the effects of such runoff shall be made and submitted with the stormwater management plan specified in § 22-409. Such discharge shall be prohibited if it is determined that this runoff poses a hazard to life, property or groundwater resources or causes increased land subsidence.
2. Commercial Land Development and Major Subdivisions. Those applications proposing the use of onlot wells and/or onlot sewage disposal systems for commercial and major subdivision purposes in areas underlain by karst topography or carbonate bedrock units which are sinkhole-prone shall require the preparation of a preliminary hydrogeologic study. Such preliminary hydrogeologic study shall be conducted by a qualified hydrogeologist and consist of the following minimum requirements:
A. A topographic map showing the location of the site, as well as the proposed onsite sewage disposal systems and wells. Narrative descriptions of these systems shall also be furnished.
B. A map showing the existing sinkholes, bedrock and surficial units, soils and a description of the geologic conditions on and around the site.
C. A map and narrative description of the area that will be impacted by the use of the proposed well(s) and/or onlot sewage disposal systems. Accompanying the map and narrative will be an analysis of the well(s) impact upon the ground water of the region and any anticipated water quality/quantity impacts to areas located downgradient and/or along any geologic fracture, trend or fault. These anticipated impacts shall also consider existing and potential land uses located within the affected area.
D. Should it be determined that the proposed use(s) would result in a degradation of the groundwater at nearby properties, the study shall present measures to be employed to mitigate these adverse impacts.
E. Where existing sinkholes are located, no stormwater runoff shall be discharged into or near the sinkhole and a filter strip shall be established as a buffer. Specifications and mapped description for such a buffer shall be furnished by the developer.
(Ord. 3/9/1993A, § 413)
1. For development of hillsides, the developer shall prepare the following:
Development plans shall show the location of steep (15-25%) and severe (greater than 25%) slope areas. These areas may be delineated from U.S. Geological Survey topographic maps, or if a greater level of detail is necessary, a field survey compiled by a registered land surveyor, engineer, landscape architect or geologist may be required.
2. The following protection requirements shall be required for such hillside subdivision and land development:
A. Erosion and Sedimentation Control Plan. An erosion and sedimentation control plan shall be required prior to disturbance of any steep or severe slope area, in accordance with provisions of § 22-409 of this Chapter.
B. Soil Stability Analysis. A soil stability analysis shall be performed by a professional soil scientist prior to the disturbance of steep slope areas in excess of 2,000 square feet. This analysis shall evaluate the impact upon the stability of the slope and shall include mitigation techniques.
C. Final plan approval shall require incorporation of mitigation measures in the site design.
D. Severe slopes (in excess of 25%) shall not be developed, nor their soil disturbed, except that such development shall be considered if innovative engineering is utilized.
(Ord. 3/9/1993A, § 414)
1. Sewage facilities shall be designed in accordance with regulations and standards of the Township Sewage Enforcement Officer (SEO) who shall be duly licensed by the Pennsylvania Department of Environmental Protection (DEP). All plans shall be approved by either DEP or the licensed SEO. [Ord. 12/10/2001]
2. High-Density Development. For development featuring four or more units per acre, sanitary sewage facilities shall connect with a public or DEP approved private sanitary sewage system. Sewers shall be installed to serve each lot and/or unit. Grades and sizes shall be as required by the Township. No onlot septic or centralized disposal systems shall be permitted. Sanitary sewer facilities including laterals in the right-of-way shall be subject to the specifications of the Township and DEP. [Ord. 12/10/20011
3. Low- and Medium-Density Development. For development of fewer than four units per acre, sanitary sewage systems shall be constructed as follows.
A. Where a public or other DEP approved sewage system is reasonably accessible, (See definition below) the applicant shall connect with the system and provide sewers accessible to each lot/unit in the subdivision. [Ord. 12/10/2001]
B. Where a public sewage system is not reasonably accessible but will become available within 10 years, the applicant may choose one of the following:
(1) Central sewage system, the maintenance cost to be assessed against each property benefitted. Where plans for future public sanitary sewage systems exist, the applicant shall install the sewer lines, laterals and mains to be in permanent conformance with such plans and ready for connection to such public sewer mains.
(2) Onlot septic systems, provided the applicant shall install sanitary sewer lines, laterals and mains from the street curb to a point in the subdivision boundary where a future connection with the public sewer main shall be made. Sewer lines shall be laid from the house to the street line and a connection shall be available in the home to connect from the individual disposal system to the sewer system when the public sewers become available. Such sewer systems shall be capped until ready for installation of the public sewer system.
C. Where a public sanitary sewage system is not reasonably accessible and will not become available within 10 years, the applicant may choose one of the following alternatives:
(1) Central sewerage system, the maintenance cost to be assessed against each property benefitted.
(2) Onlot septic systems, pending percolation test approved by the Township sewage enforcement officer.
4. Mandatory Connection to Public Sewer System. If a public sanitary sewer is accessible, the owner shall be required to connect to the public sewer and it shall be unlawful for any such owner or occupant to maintain an onlot sewage disposal system.
5. Definition. An accessible public sewer is one which is placed in a street or alley abutting the property or is within 200 feet of the unit.
6. Individual Disposal System Requirements. If public sewer facilities are not available and onlot systems are proposed, minimum lot areas shall conform to the requirements of the Zoning Ordinance [Chapter 27]. Percolation tests and test holes shall be made as directed by the Township Sewage Enforcement Officer (SEO) and the results submitted to the Pennsylvania Department of Environmental Protection
(DEP). The onlot system including the size of the septic tank and tile field, shall also be approved by the SEO. [Ord. 12/10/2001]
(Ord. 3/9/1993A, § 415; as amended by Ord. 12/10/2001)
1. Whenever feasible, a development shall connect to an existing public or community water-supply system.
2. Where individual onsite water-supply system is to be utilized, each lot so served shall be of a size and shape to allow safe location of such a system, in accordance with all applicable standards.
3. Where groundwater problems are known to exist or where sinkholes or sinkhole prone soils exist or where anticipated levels of development may result in water supply problems, the Planning Commission may require the developer to demonstrate that a reliable, safe and adequate groundwater supply exists to support the water usage demands of the proposed subdivision without detrimental effects upon existing adjacent water wells. The standards set forth in the Safe Drinking Water Act (35 P.S. §§ 721.1 to 721.17) shall be used, in addition to requirements as applicable contained in § 22-414, "Hydrogeology," of this Chapter.
4. If water is to be provided by other than individual onsite systems (wells owned and maintained by the individual lot owners), the final plan must include evidence that the subdivision or development will be supplied by one of the following:
A. Certificated public utility.
B. A bonafide cooperative association of lot owners.
C. A municipal corporation, authority or utility.
Acceptable evidence of the above would include a copy of the certificate of public convenience from the Pennsylvania Public Utility Commission (PUC) or an application for such certificate, a cooperative agreement or commitment to serve the area in question, whichever is appropriate.
5. New public water systems which are to service new land development shall be designed and constructed in accordance with the regulations of the Department of Environmental Protection. The developer shall submit a copy of the appropriate DEP approval letter or permit for construction and operation of the new public water system. [Ord.12/10/2001]
6. Extensions to existing water systems which are proposed to service new land development shall be designed and constructed in accordance with the regulations of the Department of Environmental Protection. The developer shall submit a letter from the appropriate water authority approving the extension. [Ord. 12/10/2001]
(Ord. 3/9/1993A, § 416; as amended by Ord. 12/10/2001)
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