subdivision and land development ordinance stroud township

Subdivision and Land

Development Ordinance

Stroud Township

12 1 1 North Fifth Street Stroudsburg, PA 18360

Monroe County, Pennsylvania

Adopted by the Stroud Township Board of Supervisors on January 27,2003.

THIS ORDINANCE WAS DEVELOPED UNDER THE DIRECTION OF THE FOLLOWING STROUD TOWNSHIP OFFICIALS - 2000 - 2002

Stroud Township Board of Supervisors

Stroud Township Planning Commission

Development Ordinance Consultants

Urban Research and Development Corporation Bethlehem, Pennsylvania

Rodite and Pandl, Community Planners Stroudsburg, Pennsylvania

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Stroud Township Subdivision and Land Development Ordinance

CONTENTS

Page

Enactment .......................................................................................................................... 111 ...

Article 1 1.100 1.200 1.300 1.400 1.500 1.600 1.700 1.800 1.900

Article 2 2.100 2.200 2.300 2.400 2.500 2.600 2.700

Article 3 3.100 3.200 3.300 3.400 3.500 3.600 3.700 3.800 3.900

General Provisions 1-1 Applicability. Exemptions And Interpretation ........................................................ 1 . 1 Modifications And Exceptions .............................................................................. . l -2 Revisions. Alternative Plans And Resubdivisions .................................................. 1.3 Township Records ................................................................................................. 1.3 Amendments ......................................................................................................... 1-3 Appeals to Courts .................................................................................................. 1-4 Enforcement And Penalties .................................................................................... 1-4 Liability ................................................................................................................. 1-4 Pennsylvania Planning Code Amendments ............................................................ 1-5

Submission And Processing of Applications ................................................ 2-1 Overall Procedures For Subdivisions And Land Developments .............................. 2. 1 Submission of Sketch Plans ................................................................................... 2-2 Submission of Preliminary Plans for Major Subdivisions ....................................... 2.5 Submission of Final Plans for Major Subdivisions ............................................... 2-20 Submission of a Minor Subdivision Plan ............................................................. 2.28 Submission of a Land Development Plan ............................................................. 2-34 Procedure for Installation or Guarantee of Required Improvements ..................... 2-42

Design Standards and Required Improvements .......................................... 3-1 Required Improvements and Overall Requirements ............................................... 3. 1

Water Supply and Fire Hydrants .......................................................................... 3-22

Common Open Space and Recreation Fees .......................................................... 3-31 Storm Water Management ................................................................................... 3-38 Miscellaneous Improvements ............................................................................... 3-48 3.901 Lighting ............................................................................................... 3-48 3.902 Street Names ........................................................................................ 3-50 3.903 Regulatory and Street Name Signs ........................................................ 3-50

Streets and Driveways ........................................................................................... 3-2 Lots, Rear Yard Buffers and Easements ............................................................... 3-20

Sanitary Sewage Disposal ................................................................................... 3-26 Curbs, Sidewalks, Bikeways and Pathways .......................................................... 3-28

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3.904 3.905 3.906 3.907 3.908 3.909 3.910 3.91 1 3.912 3.913 3.914 3.915 3.916

Contents (Continued) Page

Landscaping. Street Trees and Tree Preservation .................................. 3.50 Monuments and Lot Pins ...................................................................... 3-53 Waste Dumpsters ................................................................................. 3-54 Miscellaneous Utilities ......................................................................... 3.54 Steep Slopes ......................................................................................... 3-54 Wetlands .............................................................................................. 3.5 5 Setbacks fiom Waterways. Lakes and Ponds ........................................ 3-55 High Water Table Soils ........................................................................ 3-55 Sinkhole Prone Areas ........................................................................... 3-55 Rare, Threatened and Endangered Species Habitats .............................. 3-55 Archeological Sites .............................................................................. 3-55 Fire Protection ..................................................................................... 3-56 Greenway Lands Design Standards ........................................... 3-56

Article 4 Manufactured/ Mobile Home Park Standards ......................................................... 4-1 4.100 Application ............................................................................................................ 4-1 4.200 Exemptions ............................................................................................................ 4. 1

Contents, Submission, and Review of Plans ........................................................... 4-1 General Standards and Requirements ..................................................................... 4-1

4.500 Design Standards ................................................................................................... 4-2

. .

4.300 4.400

Article 5 Campground Development Standards ..................................................................... 5-1 . . 5.100 Application ............................................................................................................ 5. 1 General Standards and Requirements ..................................................................... 5-1 Contents. Submission, and Review of Plans ........................................................... 5-1

5.400 Design Standards ................................................................................................... 5-2

5.200 5.300

Article 6 Definitions .................................................................................................................. 6-1 6.100 6.200 Definitions ............................................................................................................. 6-1

General Interpretation ............................................................................................ 6. 1 . .

Appendix A Application Form .................................................................................... A- 1

Appendix B Plan Preparer and Owner's Statement and Approval Blocks .......................................................................................................... B-1

B . 1 Plan Preparer's Statement ............................................................................................. B-1 B.2 Owner's Statement ........................................................................................................ B-1 B.3 Applicant's Statement ................................................................................................... B-2 B.4 ApprovaUReview Block ............................................................................................... B-2

Appendix C Stormwater Calculations .......... : .......................................................................... C-1

Appendix D Applicant's Estimate of Costs of Required Improvements ......................... D. 1

Index

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ENACTMENT PAGE

A NEW SUBDIVISION AND LAND DEVELOPMENT ORDINANCE OF THE TOWNSHIP OF STROUD, MONROE COUNTY, PENNSYLVANIA

WHEREAS THE TOWNSHIP OF STROUD has the authority under the Pennsylvania Municipalities Planning Code, as amended, to regulate subdivisions of land and land developments, and the procedures required under such Act have been followed,

NOW, THEREFORE, BE IT ORDAINED AND ENACTED by the Board of Supervisors of Stroud Township, Monroe County, Pennsylvania, the following new Subdivision and Land Development Ordinance is hereby ordained and enacted by the Board of Supervisors:

1. TITLE. An Ordinance providing for the regulation and control of the subdivision of lots and the development of land; the approval of plans, plots, or replots of land laid out in building lots; standards for the design of streets, lots, easements, blocks and other improvements; certain minimum improvements and construction standards on all streets and required dedications; the administration ofthis Ordinance by the Stroud Township Planning Commission and the Stroud Township Board of Supervisors; and penalties for the violation of this Ordinance.

2. SHORT TITLE. This Ordinance shall be known and may be cited as "The Stroud Township Subdivision and Land Development Ordinance" of 2002 .

3. PURPOSES. The purposes of this Ordinance are to create conditions favorable to the health, safety, morals, and general welfare of the citizens by: assisting in the orderly and efficient integration of subdivisions; ensuring conformance of subdivision plans with the public improvements plans of the Township; ensuring sites suitable for building purposes and human habitation; facilitating the efficient movement of traffic and avoiding traffic hazards and congestion; securing equitable handling of all subdivision plans by providing uniform procedures and standards; improving land records by establishing standards for surveys and plans; safeguarding the interests of the public, the homeowner, the subdivider and all municipalities; preserving natural and historic features; and carrying out the goals and objectives of the Comprehensive Plan and the PA. Municipalities Planning Code.

4. SEVERABILITY. It is hereby declared to be the legislative intent that:

4.1 If a court of competent jurisdiction declares any provisions of this Ordinance to be invalid or ineffective in whole or in part, the effect of such decision shall be limited to those provisions which are expressly stated in the decision to be invalid or ineffective, and all other provisions of this Ordinance shall continue to be separately and klly effective.

4.2 It is hereby declared to be the intent of the Board that this ordinance would have been adopted if such illegal, invalid, or unconstitutional section, clause, sentence, part or provision had not been included herein.

5. REPEALER. All other Township ordinances or parts thereof that were adopted prior to this Ordinance and are clearly in conflict with this Ordinance, including the pre-existing Stroud Township Subdivision and Land Development Ordinance, as amended, except any provisions

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that are specifically referenced by this Ordinance, are hereby repealed. However, previously adopted stormwater management ordinances adopted pursuant to State Act 167 of 1978 are specifically not repealed and remain in effect.

6. EFFECTIVE DATE. This ordinance shall take effect five days after the date of its enactment.

ORDATNED AND ENACTED into an Ordinance at a regular meeting of the Board of Supervisors of Stroud Township, Monroe County, Pennsylvania, this 27 "' day of -

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TOWNSHIP OF STROUD BOARD OF SUPERVISORS

(TOWNSHIP SEAL)

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ARTICLE 1 GENERAL PROVISIONS

1.100 APPLICABILITY, EXEMPTIONS AND INTERPRETATION.

1.10 1 Adicabilitv.

A. No subdivision or land development of any lot, tract, or parcel of land shall be made, and no street, storm sewer, sanitary sewer main, water main or other improvements required in connection with a proposed subdivision or land development shall be laid out, constructed, opened or dedicated for use of the public or the occupants of buildings thereon unless and until such activities have been approved as required by this Ordinance, and recorded as applicable.

B. A lot, parcel or unit that was not a legal lot of record prior to adoption of this Ordinance shall not be created, sold or transferred, and no land development may occur on a lot unless and until a) the subdivision of the lot andor the approval of the land development, as applicable, has been granted Final Plan approval and any subdivision has been recorded and b) either of the following occurs, as provided in Section 2.700: 1. The Township has been assured by means of a Development Agreement and

guarantees acceptable to the Board of Supervisors that the improvements will subsequently be installed, or The required improvements in connection therewith have been entirely completed.

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C. Landowner. No subdivision or land development shall be submitted to the Township for review except by the landowner of such land or hisher specifically authorized agent (&e definition of "landowner" in Article 6, which includes equitable owner).

1.102 ExemDtions: Chanpes to Township Regulations.

A. Aariculture. The subdivision of land by lease solely for agricultural purposes into parcels of more than 10 acres each, not involving any new street or easement of access or construction of a structure or residential dwelling, shall be exempted ffom the regulations of this Ordinance.

B. Revisions to Township Regulations After Approval of a Development. 1. From the time an application for approval of a plat, whether preliminary or final,

has been approved or approved subject to conditions, no subsequent change or amendment in the zoning, subdivision or other governing ordinance or plan shall be applied to adversely affect the right of the Applicant to commence and to complete any aspect of the approved development in accordance with the terms of such approval within 5 years ffom such approval.

2. If final plan approval is preceded by preliminary plan approval, the 5 year period shall be counted fiom the date of the preliminary plan approval.

Article I - General Provisions 1-1

Stroud Township Subdivision and Land Development. Ordinance

1.103 Internretation.

A. Differing Provisions.

1. Where a provision of this Ordinance regulates the same matter as another Township ordinance, or another provision of this Ordinance, the provision that is more restrictive upon development shall apply, as determined by the Planning Administrator, unless specified to the contrary.

2. Where a provision of this Ordinance regulates the same matter as a State law or regulation, then both the Township and State requirements shall apply, unless they are in direct conflict or unless there is a State preemption, in which case the State requirement shall apply.

B. Illustrations. The illustrations in this Ordinance are for general illustrative purposes, and are not part of the regulations of this Ordinance.

1.104 ZoninP Compliance. All subdivisions and land developments shall comply with the Township Zoning Ordinance, as amended, including but not limited to sign requirements. Any necessary variances, special 'exceptions and conditional use that impact upon the subdivision or land development approvals shall be granted prior to final subdivision or land development approval. '

1.105 Outstandinp Ordinance Violations. Where there exists any unresolved violation of the Township Zoning Ordinance, Subdivision and Land Development Ordinance or Stormwater Ordinance on the same lot, the Board of Supervisors shall condition any subdivision or land development approval upon the satisfactory resolutionofthe violation.

1.106 Outstandinp Bills. The Board of Supervisors shall condition any subdivision or land development approval upon the resolution of any overdue Stroud Township fees, Township taxes or Township utility or Township Authority bills that pertain to the same lot.

1.200 MODIFICATIONS AND EXCEPTIONS.

1.201 An applicant seeking a modification or exception to this Ordinance shall, as a part of the development application, submit to the Township staff a request in writing that statesa) the specific Ordinance section(s) involved and b) the reasons for the request. The staff shall provide the request to the Planning Commission for a recommendation. After the Planning Commission has had an opportunity for review at a meeting, the Board of Supervisors may grant a waiver or modifications to the specific requirements of this Ordinance, prior to project approval.

1.202 The applicant shall state in full the grounds and facts of unreasonableness or hardship on which the request is based, the provision or provisions of the ordinance involved and the minimum modification necessary. The applicant shall further demonstrate that such modification will not be contrary to the public interest and that the purpose and intent of Ordinance is observed.

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Stroud Township Subdivision and Land Development Ordinance 1 I I I I I I I I I I I I I I I 1 I 1

1.300 REVISIONS, ALTERNATIVE PLANS AND RESUBDIVISIONS.

1.301 Alternative Plans. Only one subdivision and/or land development plan involving any one specific area of land shall be before the Township for review during any one moment in time. This restriction shall not apply if the Planning Commission specifically permits simultaneous review of alternative plans. When an alternative plan is permitted, a new submission fee shall be required.

1.302 Revisions and Resubdivisions.

A. Revised Plans:

1. Until a submission is approved or rejected by the Board of Supervisors, the Applicant may withdraw the submission and submit a Revised Plan following the submission and review procedures, which apply to that Plan. For any submittalofa revision of a previously submitted plan, the Township Planning Administrator may require the applicant to submit additional fees, if needed, based upon the Township's expenditures on the review up to that time. a. If a revision is submitted to a subdivision or land development plan that is

under review, and the Planning Commission determines the revision to be a substantial revision, then such revision shall be considered a new submittal, and the 90 day maximum time period for Township action shall re-start after the first regular Planning Commission meeting after such submittal of the revised plan.

b. Any revised plans shall be submitted to the Monroe County Planning Commission for review.

B. A revision or resubdivision of a recorded plan or a Final Plan approved by the Board of Supervisors shall be considered as a new submission and shall comply with all of the regulations of this Ordinance.

C. If the Planning Administrator or Township Engineer determines that a revision of a previously approved Plan is only for a "lot line adjustment" or an annexation of one lot onto another lot or is only to correct erroneous data or minor omissions or revise engineering details or supporting documentation, the plan may be submitted under the simplified requirements and procedures for a Minor Subdivision.

1.400 TOWNSHIP RECORDS The Township shall maintain records of the findings, decisions and recommendations ofthe Planning Commission and Board of Supervisors regarding all subdivision and land development plans, in compliance with the Pennsylvania Municipal Records Manual. Such records shall be available to the public for review. Thereafter, the plans shall be placed in storage and available fiom the Township upon request.

1.500 AMENDMENTS. The regulations set forth in this Ordinance may, fiom time to time, be amended by the Board of Supervisors, following the procedures ofthe PA. Municipalities Planning Code, as amended. Such provisions include, but are not limited to, publication of public notice, a public



hearing by the Board of Supervisors and opportunities for review by the Township and County Planning Commissions.

1.600 APPEALS TO COURTS. Decisions and determinations under this Ordinance may be appealed in accordance with the PA. Municipalities Planning Code, as amended.

1.700 ENFORCEMENT AND PENALTIES.

1.701 Inspectors. The Board of Supervisors shall authorize one or more persons, which may include the Zoning OEcer and the Township Engineer and hisher representatives, to enforce the provisions of this Ordinance and any accompanying specifications.

1.702 Inspection. Any action regulated under this Ordinance is subject to on-site inspection by the Township or its authorized representatives to ensure compliance with this Ordinance, other Township Ordinances and the approved plans.

1.703 Remedies. Any action inconsistent with the provisions of this Ordinance shall be subject to an Enforcement Notice and other appropriate measures by the Board of Supervisors or their authorized representatives.

1.704 Penalties. Any person, partnership, corporation or other entity that has violated any provisions of this Ordinance shall, upon being found liable therefore in a civil enforcement proceeding commenced by the Board of Supervisors or their authorized representatives, pay a judgement of not more than $500 per violation, plus all court costs, including reasonable attorneys fees incurred by the municipality as a result thereof, unless a higher penalty is established under State law. A violation shall include, but not be limited to, accomplishing any act listed under Section 1.101 "Applicability" without following the applicable procedures of this Ordinance.

1. The description by metes and bounds in the instrument oftransfer or other document used in the process of selling or transferring shall not exempt the seller or transferor fiom such penalties or fiom the remedies herein provided. If the defendant neither pays nor timely appeals the judgment, the Township may enforce the judgment pursuant to the applicable rules of civil procedure. Each day that a violation continues shall constitute a separate violation, unless the district justice determining that there has been a violation further determines that there was a good faith basis for the person, partnership or corporation violating the ordinance to have believed that there was no such violation, in which event there shall be deemed to have been only one such violation until the fifth day following the date of the determination of a violation by the district justice and thereafter each day that a violation continues shall constitute a separate violation. Imprisonment shall not be authorized for violations under the Ordinance or for failure to pay a fine. All fines collected for violations of this Ordinance shall be paid over to the Township.

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1.800 LIABILITY. Neither the approval nor the granting of any building permit, floodplain permit, site plan review, subdivision approval, land development approval, zoning permit, erosion review, storm water runoff review, wetland delineation or wetland review, steep slope review or any other review or permit of this Ordinance, involving any land governed by the provisions of this Ordinance, by an officer, employee, consultant or agency of the Township, shall constitute a representation, guarantee or warranty of any kind by the Township or its employees, consultants, officials or agencies of the practicality or safety of any structure, use or subdivision and shall create no liability upon, nor a cause of action against any Township body, consultant, official or employee for any damage that may result pursuant thereto.

1.900 PA. PLANNING CODE AMENDMENTS. The provisions of this Ordinance that only repeat, summarize or reference provisions ofthe PA. Municipalities Planning Code shall be deemed to be automatically superceded and replaced by any applicable amendments to such provisions of the PA. Municipalities Planning Code at the date such amendments become effective as State law.

Article I - General Provisions 1-5


ARTICLE 2 SUBMISSION AND PROCESSING OF APPLICATIONS

2.100 SUBMISSION OF SUBDIVISION AND LAND DEVELOPMENT PLANS

Submission of plans for all subdivisions and land developments are required by this Ordinance. The submittal shall meet all of the following requirements:

2.101 Plan to be Filed With the Township - Copies of the Subdivision Plans or Land Development Plans and all required supporting data shall be submitted to the Planning Administrator by the Applicant. The submission shall be made a minimum of 5 days before a regularly scheduled Planning Commission meeting. The submission shall be made either by hand-delivery or by certified mail. The Subdivision Plan or Land Development Plan and supporting data shall then be reviewed by the Planning Commission at a meeting in accordance with Section 2.103.

2.102 Plan Review Fee - The Township shall collect a review fee and such other applicable fees as have been established by resolution of the Board of Supervisors for all Subdivision Plan or Land Development Plan submissions.

A. Fees shall be charged in order to cover the costs of examining plans and other expenses incidental to the approval, approval with specified conditions or rejection of all Subdivision Plans or Land Development Plans.

B. The Applicant shall pay the appropriate fee at the time of plan submission. An official submittal shall not be considered to have been made until after all required fees have been paid.

C. The Applicant shall be responsible to reimburse the Township for expenses that exceed any initial escrow amount. The Township may withhold approval or recording ofplans until all expenses are paid, except as set forth in the Pennsylvania Municipalities and Planning Code, Section 503 (1).

2.103 Official Date of Plan Submission. The official date of the Preliminary or Final Subdivision Plan or Land Development Plan submission shall be determined as follows:

A. Completeness. The Planning Administrator shall determine whether the submission is complete according to Township submission requirements, including but not limited to, meeting Sections 2.301,2.402,2.501, or 2.601, as applicable. This determination shall be made before or during the first Planning Commission meeting that is 5 days or more after the submission. The Planning Administrator may consider input fiom the Township Engineer. 1. If the submission is determined to be complete, and the submission was received at

least 5 days prior to the Planning Commission meeting, the submission shall be considered to be officially accepted, and then the Planning Commission may begin its review.

2. If the submission is determined to not be complete, the submission shall not be considered to be officially accepted by the Township. The submission shall not be

Article 2 - Submission and Processing of Applications 2- 1

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officially accepted until after the missing itemdinformation are submitted by the applicant prior to a regularly scheduled Planning Commission meeting.

3. The Township Engineer may begin hidher review at any time after the submission is considered to be complete.

B. Ordinance Changes. From the time the application for preliminary or final plan review is duly filed as provided above, and while such application is actively pending action by the Township, no change or amendment of the zoning ordinance, the subdivision and land development ordinance or any other governing ordinance or plan shall affect the decision on such application adversely to the applicant for a period of five years after the submittal date. This subsection shall only apply if the application is determined to be complete. If the submittal is not complete, then the protection of this section shall apply after the date of a complete submittal.

2.104 Revised Plans - All revisions to preliminary or final plans that were accepted for review shall be submitted to the Planning Administrator by the Applicant a minimum of 9 days prior to the next regular Planning Commission meeting. The Planning Commission may table a submission that is not submitted at least 9 days prior to the meeting. The number of copies of plans and the distribution of plans shall be the same as required for initial plan submission, except the Township Staff may waive distribution of certain copies if the revisions are not substantial.

2.105 Notification of the Amticant - The Township shall notify the Applicant in writing, either personally or mailed to the Applicant’s last known address, not later than 15 days after any action has been taken on the submitted preliminary or final plan by the Board of Supervisors, unless the Applicant has agreed in writing to an extension of time or change of the prescribed manner of notification.

2.106 Public Hearing - Before acting on any Plan, the Board of Supervisors may hold a public hearing thereon after public notice.

2.200 SUBMISSION OF A SKETCH PLAN

Submission of a Sketch Plan is not required by this Ordinance. However, any Applicant may submit to the Planning Commission for informal discussion, a Sketch Plan of any proposed subdivision or land development. Comments made by Township officials during a Sketch Plan review shall not be binding upon the Township.

A Sketch Plan submission is very strongly encouraged to identify issues early in the process. This early review can reduce the need for applicants to make expensive and time-consuming revisions to plans after they have submitted fully engineered preliminary plans. The Sketch Plan review may also make the applicant aware of Township or State requirements that will affect their proposal that they bad not considered. A pre-application meeting is strongly encouraged between the developer, the developer’s engineer and the Township Staff prior to the submittal of the Sketch Plan.

Article 2 - Submission and Processing of Applications 2-2


2.201 Sketch Plan Submittal - Twelve copies ofthe Sketch Plan withthe information required in Section 2.203 and supporting data may be submitted to the Planning Commission at any regularly scheduled meeting. When the Sketch Plan is presented to the Planning Commission, the Plan will be informally discussed at the meeting. However, no review or report is required to be made by the Township Engineer. If the Planning Commission or the Applicant desires a report fiom the Township Engineer, detailed discussion of the Sketch Plan may be tabled until the next regularly scheduled meeting. The Applicant shall be responsible for the engineering expenses.

2.202 Review of a Sketch Plan. A properly submitted Sketch Plan shall be discussed and commented on in the following manner:

A. P w s e of Sketch Plan - A Sketch Plan shall be considered only as a submission for informal discussion between the Applicant and the Planning Commission.

1. Submission of a Sketch Plan shall not under any circumstances constitute an official submission of a Subdivision Plan or a Land Development Plan to Stroud Township.

2. The Sketch Plan is intended to help in the following matters:

a. To identify the overall objectives of the Applicant. b. To identify major issues that may need to be addressed to comply with this

Ordinance, the Township Zoning Ordinance and other applicable Ordinances. c. To classifL the Plan as a Major or Minor Subdivision and/or Land Development. d. To identifl an initial set of issues that the Township wishes the applicant to

address in the more detailed engineering. e. To provide mapping for the Township to understand the site conditions. As a

general goal, the intent is for Township officials to visit the site at the sketch plan stage.

B. Sketch Plan Reviews

1. The Township Engineer shall, when requested by the Applicant, review the Sketch Plan to determine its conformance with this and other applicable ordinances. The report of the Township Engineer should be in writing and shall be submitted to the Planning Commission at a meeting at which the Sketch Plan is to be discussed. The Planning Administrator may also conduct a review. The Sketch Plan reviews are not intended to result in a detailed list of all deficiencies in a submittal.

2. Site Visit. A walk around the development site by the Planning Commission and Staff is strongly encouraged. See the application form in Appendix A which asks the property-owner to allow access to the property.


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C. Discussion by the Planning Commission - A Sketch Plan should be reviewed and discussed by the Planning Commission at one or more meetings.

1. During the review of the Sketch Plan, the Planning Commission shall consider any report of the Township Engineer and Township StaE

2. The Planning Commission should describe any initially identified policy issues (such as site layout matters) to the applicant. A copy of any written comments should be provided to the applicant and the Board of Supervisors.

2.203 Sketch Plan Information. All Sketch Plans submitted for review should include the information outlined in the following sections. The locations shown on the Sketch Plan may be approximated.

A. An Existing Resources and Site Analysis Plan should be submitted with the Sketch Plan including the information listed in Section 2.303.

B. It is suggested that the Sketch Plan also show: 1. Name of proposed subdivision or land development, if any. 2. Land Owner and Applicant names and addresses, including names and addresses

of corporation officers and major stockholders, if applicable. 3. Location map at a minimum scale of 1" = 2000' (preferably larger) showing

major roads, watercourses, points of interest and Township boundaries within lOOO', with the borders of the development highlighted on the map.

4. North arrow, true or magnetic. 5. Graphic scale. 6. Tax Assessment Number of the property. 7. Name and address of plan preparer and date of plan preparation, and any revision

dates. 8. Tract boundaries. 9. Proposed and existing street and lot layout on immediately adjacent tracts,

including road names, numbers and right-of-way widths. 10. Approximate locations and names if any, of existing man-made and natural

features including but not limited to: a. Watercourses and lakes. b. Wetlands. (Note - Hydric soils provide an indicator of possible wetlands.

Mapping of these are available fiom the County Conservation District.) c. Rock outcrops and stone fields. d. Buildings and structures. e. Wooded areas and tree masses.

applicable. 1 1. Locations of 100-year flood zones and 1 00-year floodplain elevations, if

12. Location and description of any historic buildings and/or structures 13. Location and type of any existing rights-of-way, easements and restrictive

14. Existing topography including contour lines at an interval of not more than 20 covenants, which might affect the development.

feet as superimposed fiom the U.S.G.S. Quadrangle map. In the event more accurate and detailed contours are available, they shall be shown.



15. Location of soil types, including identification of seasonally high water table and hydric soils.

16. Site data, including: a. Total acreage of development. b. Number of lots proposed (if applicable). c. Type of water supply proposed. d. Type of sewage disposal proposed. e. Zoning District. f Average lot size.

17. Proposed lot and street layout, if applicable. 18. Proposed locations and size of principal buildings, off street parking and loading

areas, access drives, proposed landscaping and buffers, as applicable.

C. With a Sketch Plan, the following supportive information should be submitted: 1. A map of the entire contiguous holdings of Applicant, showing proposed and

existing roads. 2. The Planning Commission, at its discretion, may request information concerning

how the site layout will generally conform with the Environmental Protection Requirements of the Zoning Ordinance and this Ordinance.

D. Conservation Design. If a sketch plan is submitted for a proposed major subdivision or land development, and the project will involve over 3 acres of land for a non- residential project or 6 or more dwelling units and over 3 acres of land for a residential project, it is desirable that the Conservation Design Process described in section 2.303.E. be addressed at the Sketch Plan Stage instead of the Preliminary Plan Stage. This will greatly increase the likelihood that issues will be able to be resolved in time to meet a standard 90 day time clock for approval of a preliminary plan.

2.300 SUBMISSION OF PRELIMINARY PLANS FOR MAJOR SUBDIVISIONS

Submission of a Preliminary Plan is required by this Ordinance for all Major Subdivisions. See Section 2.100 regarding submission requirements, including time limits for submittals. All Preliminary Plans submitted for approval shall meet the requirements established in the following sections.

A. Combined Preliminary/Final Approval. 1. At their option, the Board of Supervisors may grant combined Preliminary/Final

Plan approval E a. the preliminary plan submission meets all of the requirements of a final plan

submission, b. the submission meets all Township ordinances, and c. the Board of Supervisors determine that there are no outstanding matters,

other than routine conditions on an approval. 2. Combined PreliminaryRinal Approval is primarily intended for cases where an

applicant is not proposing staged development and where complex land planning


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and engineering matters are not involved that need a longer time period for Township, and public review.

2.301 Number of Preliminary Plan Coeies - The submission of the Preliminary Subdivision Plan shall be comprised of the following number of copies, unless the Planning Administrator pre-approves a lesser number, in addition to the copies of the Plans provided to the County Planning Commission. All maps shall be folded prior to submittal:

A. 17 copies of a completed and signed Subdivision Plan Review Application. B. 17 copies of each request for a Modification of Regulations. See Section 1.200. C. 17 legible paper prints of the Preliminary Subdivision Plan which shall hlly comply

with the requirements of Section 2.300 of this Ordinance. D. 9 paper prints of a schematic drawing of any proposed central water supply and

distribution system in accordance with Section 3.400. (when applicable) E. 8 paper prints of a schematic drawing of any proposed central or community sewage

collection and disposal system in accordance with Section 3.500 of this Ordinance. (when applicable)

F. 7 paper prints of existing and proposed centerline profiles for all streets and drives drawn in conformance with Sections 3.200, with typical cross sections of each street and drive.

G. 4 copies of a Preliminary Drainage Plan consisting of location, type and character of storm sewers, culverts, natural water courses, drainage easements, impoundment areas, existing and proposed topographic contours. * note: Items D-G above may be combined into one or more utilities and public improvements plans

1. 6 copies of the latest deed(s) of record for the Plan property. 2. 6 copies of any proposed offers of dedication or reservation of rights-of-way or

land areas with specific conditions attached. 3. 6 copies of any proposed special or unusual deed restrictions, protective or

restrictive covenants referenced to the Subdivision Plan or special area of the said Plan.

4. 17 copies of any data relating to the Plan or to the purpose of the proposed subdivision that would be helphl or informative to the Planning Commission in its review.

H. Each of the following items:

I. Submittal to County. The applicant shall provide the Township with a receipt showing that two copies of each plan and each of the above items was submitted by the applicant to the County Planning Commission. One copy is intended for the County Planning Commission staff and one for the County Engineer. The applicant shall also provide a receipt to the Township that the appropriate County Planning Commission fee was paid, payable to the County of Monroe. 1. Such plans and fee shall be submitted to the County Planning Commission prior

to submittal to the Township. 2. See provisions of Article V of the State Municipalities Planning Code regarding

the time period needed for County review.



J. Packets. The applicant shall separate the submission into packets as set forth in section 2.302 and label the recipient of each packet, for distribution by the Township.

the border of another municipality, a copy of the layout plan shall be provided to the municipal offices of that municipality by the applicant. A dated copy of the cover letter shall be provided to the Planning Administrator.

K. Adjacent MuniciDality. If a preliminary plan will include land within 1,000 feet of

2.302 Distribution of the Preliminarv Subdivision Plan - The Planning Administrator shall, after all fees are paid, refer the submitted items as listed below. The Plans described in Section 2.203shall also be submitted to Township Officials if the Conservation Design Process was not addressed at the Sketch Plan Stage:

A. Township Planning Commission Two copies of each of the items listed in Section 2.301, A through H.

B. Township Planning Commission Members One copy of each of the items listed in Section 2.301, A, B & C and H.4 to each individual member.

C. Township Planning Commission Solicitor One copy of each of the items listed in Section 2.301, A, B, C, D, E & H.

D. Township Engineer One copy of each of the items listed in Section 2.301, A through H.

E. County Planning Commission - submitted by the applicant directly to the County One copy of each of the items listed in Section 2.301, A through H, except 2 copies of the items listed in Section 2.301 .C.

F. T o m h i p Traffic Consultant One copy of each of the items listed in Section 2.301 A, B, C, F, G, H.l, H.4.

G. Township Solicitor (ifdifferent fiom Planning Commission Solicitor) One copy of each of the items listed in Section 2.301 A, B, C, D, E, H.

H. Township Supervisors One copy of each of the items listed in Section 2.301 A through F.

I. Township Park and Recreation Director One copy of each of the items listed in Section 2.301 A, B, C.

2.303 Preliminarv Plan Requirements for Maior Subdivisions

A. Preliminary Plans for Major Subdivisions shall be drawn at a scale of one inch equals 50 feet, or such other scale pre-approved by the Township Staff or the


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Township Engineer. One inch equals 100 feet may be found acceptable on unusually large sites that do not involve complex site engineering. All distances and other information shall be legibly and accurately presented on the plan. Plans shall be prepared on a standard or 24"x36" sheet. If the subdivision layout plan covers more than one sheet, then the entire subdivision layout shall also be shown on a single sheet at whatever scale is necessary.

B. Preliminary Plans for Major Subdivisions. The following shall be submitted:

1. Existing Resources and Site Analysis Plan shall be prepared before detailed engineering plans are prepared. This Map shall be submitted if the subdivision involves over 3 acres of land for a non-residential project, or 6 or more dwelling units and over 3 acres of land for a residential project. See a description of the design process in Section 2.303.E. below. Applicants are strongly encouraged to submit this information at the sketch plan stage, but if not, it is required at the p r e l i m i i plan stage. This map shall include the following:

a. Name of proposed subdivision or land development, if any. b. North arrow and graphic scale. c. Name and address of plan preparer and date of plan preparation, and any

revision dates. d. Tract boundaries. e. Location map at a scale no smaller than 1" = 400' showing major roads, road

names, watercourses, points of interest and Township boundaries within 1000'. Locations and names, if any, of existing man-made and natural features including but not limited to: i) Watercourses and lakes. ii) Wetlands. A wetland delineation report prepared by a qualified

professional or an Army Corps of Engineers Jurisdictional Determination shall be submitted, or a note shall be submitted on the Plan indicating that wetlands are not present on the property.

iii) Buffers around lakes, ponds and wetlands. (See Section 6.660 of Zoning Ordinance.)

iv) Rock outcrops and stone fields or other geologic formations. v) Buildings and structures. vi) Wooded areas and tree masses, and extent of areas proposed to be

removed and areas proposed to be protected. See the requirements of the Township Zoning Ordinance.

vii) Groups of or individual noteworthy specimen trees, such as trees with a trunk width of over 18 inches dbh measured 4.5 feet above the ground

viii) Any 'Natural Heritage Areas", as designated by the Nature Conservancy, that overlap the subject property.

ix) Utilities. x) Culverts. xi) Soils with a shallow depth to the seasonally high water table (see County

Soils Survey or more accurate source).

f.

Submission and Processing of Applications 2-8


g. h.

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Delineation of watershed basins and sub-basins. Locations of 1 00-year flood zones and 1 00-year flood plain elevations, if applicable. Location and description of any registered historic sites and buildings. Existing topography fiomUSGS map or more accurate and detailed contours if available at the time the map is prepared. Location, purpose and nature of any existing right-of-way or other easement and any restrictive covenants, which might affect the development. Accurate existing topography at a contour interval sufficient to determine compliance with Township ordinances. An interval of 2 feet for slopes of less than 15 percent and 5 feet for slopes of 15 or more percent is recommended. i) If less than 5 new lots are proposed, detailed contours are not required to

be shown within areas of 10 or more acres that the Plan clearly states shall not be altered as part of the Final Plan approval.

ii) Areas with existing slopes of 15 to 30 percent, and areas greater than 30 percent, shall be separately highlighted.

Location of soil types, including those that have a seasonally high water table and hydric soils. DEP Group classification for each soil type shall be provided. Location of initial soil test pits and perc test locations, if applicable. Such tests shall be sufficient in number at the preliminary plan stage to show the general feasibility of the development. Major scenic views, as identified in the adopted “Stroud Area Regional Comprehensive Open Space Plan”, fiom within the site and fiom the perimeter public rights of way into the site. Ridgelines. Location of trails, wetlands, steep slopes, waterways, drainage channels and 100 year floodplains that are within 200 feet fiom the boundaries of the subdivision or land development. Approximate locations of existing principal buildings within 100 feet fiom the boundaries of the subdivision or land development. These locations may be based upon visual inspection, existing reports or existing mapping, as opposed to an actual survey. If wells or septic systems are proposed within the subdivision, then the locations of any well or septic system within 100 feet of the subdivision shall be shown. Ifthe location cannot be determined, then the approximate location shall be shown and labeled as such. Total acreage of subdivision, including Adjusted Tract Area calculations. Location of trails, wetlands, steep slopes, waterways, drainage channels and 100 year floodplains that are within 200 feet fiom the boundaries of the subdivision or land development. Approximate locations of existing principal buildings within 100 feet fi-om the boundaries of the subdivision or land development. These locations may be based upon visual inspection, existing reports or existing mapping, as opposed to an actual survey. If wells or septic systems are proposed within the subdivision, then the locations of any well or septic system within 100 feet of the subdivision shall be shown. If the location cannot be determined, then the approximate location shall be shown and labeled as such.


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v. Location of any “Natural Heritage Areas”, as designated by the Nature Conservancy, that overlap the proposed development area.

2. The Preliminary Plan shall accurately show the following information:

a. b.

d. e. f

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Name of proposed subdivision or land development. Land Owner and Applicant names and addresses, including names and addresses of corporation officers and major stockholders, if applicable. North arrow, true or magnetic. Graphic scale. Name and address of plan preparer and date of preparation, and any revision dates. Tract boundaries with bearings in degrees, minutes and seconds and distances in feet and hundredths of a foot. Names of adjoining property owners including those across adjacent roads. The use ofadjoining properties shall also be identified (such as “undeveloped” or “single family detached dwelling.”) Proposed and existing street and lot layout on immediately adjacent tracts, including road names, numbers and right-of-way and cartway widths. Locations and names, if any, of existing man-made and natural features including but not limited to: i) Watercourses and lakes. ii) Wetlands. A wetland delineation report prepared by a qualified

professional or an Army Corps of Engineers Jurisdictional Determination shall be submitted, or anote shall be submitted onthe Plan indicating that wetlands are not present on the property.

iii) Buffers around lakes, ponds and wetlands. (See Section 6.660 of Zoning Ordinance.)

iv) Rock outcrops and stone fields or other geologic formations. v) Buildings and structures, including stone fences or lime kilns. vi) Wooded areas and tree masses, and extent of areas proposed to be

removed and areas proposed to be protected. See the requirements of the Township Zoning Ordinance.

vii) Groups of or individual noteworthy specimen trees, such as trees with a trunk width of over 18 inches dbh measured 4.5 feet above the ground

viii) Utilities ix) Culverts x) Soils with a shallow depth to the seasonally high water table (see County

Soils Survey or more accurate source) Delineation of watershed basins and sub-basins. Land areas covered by impervious coverage (or typical for a dwelling), and proposed percentage impervious coverage compared to maximum percent coverage in zoning ordinance. Locations of 100-year flood zones and 100-year flood plain elevations, if applicable. Location and description of any historic sites and/or structures.



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Location, purpose and nature of any existing right-of-way or other easement and any restrictive covenants which might affect the development. Accurate existing topography at a contour interval sufficient to determine compliance with Township ordinances. An interval of 2 feet for slopes of less than 15 percent and 5 feet for slopes of 15 or more percent is recommended. i) If less than 5 new lots are proposed, detailed contours are not required to

be shown within areas of 10 or more acres that the Plan clearly states shall not be altered as part of the Final Plan approval.

ii) Areas with existing slopes of 15 to 30 percent, and areas greater than 30 percent, shall be separately highlighted.

Location and extent of various soil types. DEP Group classification for each soil type shall be provided. Location of initial soil test pits and perc test locations, ifapplicable. Such tests shall be sufficient in number at the preliminary plan stage to show the general feasibility of the development. Site data, including: i) Total acreage of subdivision, including Adjusted Tract Area calculations. ii) Number of proposed lots. iii) Lineal feet of new roads. iv) Type of water supply proposed. v) Type of sewage disposal proposed. vi) Tax number(s). vii) Source oftitle to the land being subdivided (Deed Book Volume and page

viii) Zoning District. ix) Average lot size. x) Zoning dimensional requirements, including setbacks and applicable bulk

and coverage requirements. xi) Minimum principal building setbacks shown for each lot. xii) Driveway locations. Lot and street layout, lot identification by number system and lot area for each lot or parcel. Street grades and radii. Location and purpose of proposed easements. Dimensions of streets, lots, easements and proposed community or public areas or common open space. Proposed street names or interim names. A place on the plan for recommendation by the Planning Commission and for approval of the Board of Supervisors, including a space for the date of approval. See Appendix B. Intersection and driveway sight distances; clear sight triangles. Evidence of compliance with all requirements of Zoning Ordinance, the environmental requirements of this Ordinance, the Stormwater Management Ordinance and the Floodplain Ordinance. Locations, sues and dimensions of proposed buildings, other improvements and curbing from lot lines Location of trails, wetlands, steep slopes, waterways, drainage channels and 100 year floodplains that are within 200 feet from the boundaries of the

and Plot Book Volume and page, ifapplicable).

Article 2 - Submission and Processing of Applications 2-1 1

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subdivision or land development. Approximate locations of existing principal buildings within 100 feet fiom the boundaries of the subdivision or land development. These locations may be based upon visual inspection, existing reports or existing mapping, as opposed to an actual survey.

cc. If wells or septic systems are proposed within the subdivision, then the locations of any well or septic system within 100 feet of the subdivision shall be shown. If the location cannot be determined, then the approximate location shall be shown and labeled as such.

C. For any Preliminary Plan for a Maior Subdivision, the following supportive documents and information shall be submitted:

1. Copies of the proposed deed restrictions, protective and restrictive covenants referenced to the drawing.

2. Proposed offers of dedication and reservation of rights-of-way and land areas with conditions attached.

3. Certification of central water supply system: a. Public - When the subdivision is to be served with water as an extension of an

existing established water company or authority system, the Applicant shall: i) Submit 4 copies of a letter fiom the water company or authority which

states that the company or authority can adequately serve the subdivision.

ii) Submit a Preliminary Plan of the proposed system showing all pertinent features.

Private - When the subdivision is to be served by a central water supply system that does not meet 3.a. above. i) The Applicant shall submit a Preliminary Plan of the proposed system

showing all pertinent features. ii) The approval of the subdivision shall be conditioned upon the receipt by

the Township of the approval of the system by the appropriate agencies prior to Final Plan submission.

iii) Failure to submit the approval of the system by the appropriate agencies shall render any Preliminary Plan approval null and void.

iv) The Board of Supervisors shall have the authority to approve a proposed central water system, or reject it if it is found to be inadequate based upon review by the Township Engineer.

b.

4. Certification of a central sewage disposal system: a. Public - When the subdivision is to be served by an extension of an existing

sewer company or authority system, the Applicant shall: i) Submit 4 copies ofa letter fiom the company or authority which statesthat

the company or authority can adequately serve the subdivision. ii) Submit a Preliminary Plan of the proposed sewerage system showing all

pertinent features. iii) The Planning Commission and Board of Supervisors shall have the right to

review any such Preliminary and Final Plans to determine compliance and compatibility of the same with any Township plans or studies and the overall adequacy of the proposed system.



iv) Submit 4 copies of a completed Sewage Facilities Planning Module concurrent with Preliminary Plan or prior to Final Plan submission.

v) The approval of the preliminary subdivision shall be conditioned upon the receipt by the Township of the approved Sewage Planning Module.

b. Private -Private Sewerage Disposal Systems will be considered in Conservation Subdivisions only when the subdivision is to be served by a central sewage disposal system that does not meet subsection 4.a above: i)

ii)

iii)

iv)

v)

vi)

The-Applicant shall submit a Preliminary Plan of the sewerage and treatment systems showing all pertinent features and including provisions for long term maintenance of the system either through a maintenance agreement and fund for administration by the affected property owners or dedication to the Stroud Township Sewer Authority. The Applicant shall submit 4 copies of a completed Land Planning Module concurrent with the Preliminary Plan or prior to Final Plan submission. The approval of the subdivision shall be conditioned upon the receipt by the Township ofthe approval ofthe sewerage and treatment system by the appropriate agencies prior to Final Plan submission. Failure to submit the approvals of the Land Planning Module and the sewerage and treatment systems by the appropriate agencies shall render any Prelirninary Plan approval null and void. The applicant shall offer for dedication the private sewerage system to the Stroud Township Sewer Authority and provide evidence of acceptance of the offer of dedication and payment of all required fees prior to submission of Final Map. The Planning Commission and Board of Supervisors shall have the right to review any such Preliminary and Final Plans to determine compliance and compatibility of the same with any Township plans or studies and the overall adequacy of the proposed system.

5. On-lot sewage. When the subdivkion is to be served by individual on-lot sewage disposal systems: a. The Applicant shall submit 4 copies of a completed Land Planning Module

concurrent with the Preliminary Plan or prior to the Final Plan submission. b. The approval of the subdivision shall be conditioned upon the receipt by the

Township of the approval of the Land Planning Module by the appropriate agencies.

c. Failure to submit the approvals ofthe Land Planning Module by the appropriate agencies shall render any Preliminary Plan approval null and void.

6. No site work including clearing, grubbing or grading, shall occur until after the applicant submits evidence of approval by the County Conservation District ofthe Soil and Erosion Control Plan.

7. Other Holdings. Map of entire contiguous holdings and all other holdings of the Applicant within 2,000 feet, indicating area ofproposed subdivision. A Sketch Plan ofproposed road system will be required for any contiguous area not included in the Preliminary Plan.

8. Drainage. A Preliminary Drainage Plan and narrative consisting of location, type and character of storm sewers, culverts, natural water courses, drainage easements, impoundment areas, existing and proposed topographic contours. Such Plan shall


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Stroud Township Subdivision and Land Development Ordinance I I I I I I I I 1 I I I I I I I I I

show the compliance with the applicable Stormwater Management Ordinance. Detailed engineering design shall be shown in the Final Plan submittal. If the applicant commits to not construct any improvements nor conduct grading until after Final Plan approval, then the Township may defer proof of detailed compliance with the Stormwater Management Ordinance until Final Plan submission. Such commitment shall be in a legally binding form acceptable to the Township Solicitor.

9. A Traffic Study if required by Section 3.214 of this Ordinance or the Zoning Ordinance.

10. Certification of boundary closure by a PA. Registered Surveyor. 1 1. Traffic Plan. A description of how the project relates to recommendations in the

Township’s Comprehensive Traffic Plan, or its successor document. 12. Comprehensive Plan. A description of how the project relates to relevant

recommendations (policies) in the Township’s Comprehensive Plan. 13. Habitats. A description ofwhether any “Natural Heritage Areas”, as designated by

the Nature Conservancy, overlap the land area of the submittal. This information is available fiom the Township Ofice or the Monroe County Planning Commission. If a Natural Heritage Area is involved, then its description in the Natural Heritage Areas report shall be photocopied and submitted.

14. An Environmental Impact Study shall be submitted ifrequired by another Township Ordinance.

15. A preliminary Fiscal Impact Evaluation, projecting the estimated tax revenues and expenditures to the Township and School District fiom the development, will be submitted by the Monroe County Planning Commission as part of their review. A complete Fiscal Impact Study, prepared in accordance with Section 7.734 of the Zoning Ordinance, shall be required if a project will eventually involve over 25 new dwelling units or over 100,000 square feet of non-residential building floor area or that results in a net revenue loss to the Township.

16. Notice to Neighbors. The applicant shall provide a written notice to the last known name and address of all property-owners contiguous to the subject property or across the street of the boundaries of the project. This notice shall state the type of development, number of housing units proposed and describe the location of the project and include a reduced copy to the proposed site plan. The notice shall also list the phone number of the Township Ofices for residents to call with questions. The applicant or hidher representative shall provide a signed written statement CertiQing that the notices were mailed or delivered as well as a copy of the notice as mailed.

17. Erosion Control. Prior to the start of any construction or earth moving, soil erosion and sedimentation control plans shall be found acceptable in writing by the County Conservation District. A copy of the approval shall be received by the Township prior to the start of such activities.

18. Hazards. Known hazardous site conditions, such as former landfills, sinkholes, underground storage tanks and uncapped wells shall be identified on the plan. The Planning Administrator may require the submittal of a Phase I Environmental Site Assessment if redevelopment is proposed on a site of over one acre that formerly had a non-residential use.

19. Sight Distance. If any new street or driveway is proposed onto a public road, the applicant shall present calculations showing that the street or driveway will meet



minimum requirements for sight distances. This information is required at the preliminary plan stage to show the feasibility of the plan.

20. Water Study. If any activity will involve the withdrawal fiom groundwater or springs of more than 10,000 gallons per day of water, the applicant shall submit a hydrogeologic study. This study shall be prepared by a qualified professional. This study shall explain whether the withdrawal will have a negative impact on nearby uses. This study shall also describe any mitigating measures that the applicant agrees to institute, such as reducing water usage during dry conditions or measures to increase groundwater recharge. This requirement shall not apply to uses connected to a municipal central water supply system.

21. A notice and project location map sent by the applicant to the Pennsylvania Historical and Museum Commission to ask for input concerning any known archeological and historic resources on the site.

22. A notice and project location map sent by the applicant to office administering the Pennsylvania Natural Diversity Index to ask for input concerning any known rare, threatened or endangered species on the site. (Note - Most of this information is available through the County’s Natural Areas Inventory.)

23. An Open Space Management Plan for any subdivision or land development where the Conservation Design process is used.

D. Conservation Desim Process. As part of either the Sketch Plan process or the Preliminary Plan process for a Major Subdivision or Land Development, that involves over 3 acres of land for a non-residential project, or 6 or more dwelling units and over 3 acres of land for a residential project, the applicant shall demonstrate to the Planning Commission that the following four step design process was used in determining the layout greenway lands, proposed development and lot lines.

Conservation Design is intended to identifl and preserve significant natural and cultural features of the property for preservation, ensuring that development of the site properly relates to the unique features ofthe land and it’s setting. This process works best when combined with the open spacekluster housing options that are offered in the Township Zoning Ordinance, because it allows flexibility in the placement of homes and lot lines.

Applicants are strongly encouraged to demonstrate compliance with this process as part of the Sketch Plan review, to avoid delays in the Preliminary Plan reviews. Submittal at the Sketch Plan stage will greatly increase the likelihood that issues will be able to be resolved in time to meet a standard 90 day time clock for approval of a preliminary plan, without needing time extensions.


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Stepl. Delineation of Greenway Lands:

Location of significant natural features for potential protection is the frst step in conservation design. Information required in Section 2.303.B. 1,( the Existing Resources and Site Analysis Plan) shall be used in this analysis. The Planning Commission or Board of Supervisors may require, for cause, the identification of known additional resources beyond those identified by the applicant.

a. Primary Conservation Areas: A plan shall be prepared and submitted to show areas which are required for preservation, including but not limited to, wetlands, floodplains and slopes of 30 percent and greater. These areas are known as “Primary Conservation Areas” and are required to be included in the Greenway Lands. The location and boundaries of the Primary Conservation Areas shall follow the actual boundaries of floodplains, wetlands and slopes.

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Source of Sketches - Growing Greener Workbook by Randall Arendt and the Natural Lands Trust, sponsored by the Pennsylvania Department of Conservation and Natural Resources

I Article 2 - Submission and Processing of Applications 2-16


b. Secondary Conservation Areas: The applicant shall identifj and prioritize all remaining natural and cultural resources on the site and slopes between 15 and 30 percent. The resources shall be located and ranked from most to least suitable for inclusion in the proposed Greenway Lands, according to the requirements of Section 3.916 (Greenway Design Standards) and in consultation with the Planning Commission and Board of Supervisors. The Secondary Conservation Areas shall be delineated to: 1) confirm the minimum area requirements for Greenway Lands as stated in the Zoning Ordinance, 2) clearly indicate their boundaries and 3) identify the resources included therein. In establishing priorities, consideration shall be given to comments by the Township during and after the Site Inspection and Pre-sketch Plan conference.

c. Greenway Lands: The total Greenway Land requirement includes all of the Primary Conservation Area and the additional minimum acreage requirements, consisting of Secondary Conservation Areas, calculated according to Zoning Ordinance requirements.


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d. Potential Development Areas - Areas located outside of the Greenway areas constitute the potential development area. This area shall be so delineated on the Existing Resources and Site Analysis Plan. The applicant should be guided by recommendations provided by the Township following the Site Inspection and pre-sketch plan meetings in designing the configuration of these areas.

2.

-consenration area

Location of Development Sites - the approximate proposed locations of new homes or other structures should then be selected and located on the site map within the potential development area(s). It is recognized that where on-lot septic systems are used suitability ofthe system location needs to influence these choices. It is also recognized that some intrusions into the Secondary Conservation Areas may be necessary to allow reasonable uses of the land. In general, house sites should maintain a 100 feet minimum distance fiom Primary Conservation Areas and 50 feet fiom Secondary Conservation Areas. These home sites can also be selected to maximize views, including views into the Conservation Areas.

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Article 2 - Submission and Processing of Applications

conservai5on area

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3. Layout of Streets, Trails and Other Required Facilities- An efficient street layout shall then be designed to serve the appropriate home and development sites, with minimal impact on the identified conservation areas. Trails should also be considered to link together common open spaces, clusters of homes and other destinations (such as nearby stores, parks and schools). (Trail standards are provided in Section 3.600). Any common open space shall meet the requirements for such in Section 3.700 and shall be identified on the site plan. This required common open space is separate from but may be located in the required Greenway Land. Where allowed by zoning, homes should be clustered together to minimize impacts on wetlands and eliminate or reduce creek crossings.

r house sites

4.

-trails

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Drawing the Lot Lines - Lot lines should then be drawn on the site delineate the proposed boundaries for each development or home site. 0 sketch is prepared, then more detailed engineering should be completed.

future road extension \\

plan to nce this

Article 2 - Submission 4 K

and Processing of Applications 2-19

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Applicants shall submit four separate sketch maps indicating findings of each step of the design process.

2.304 Action on Preliminarv Plan - The Planning Commission shall review the Preliminary Plan, while allowing sufficient time for action by the Board of Supervisors in accordance with State law. In most cases, the Planning Commission review is intended to be completed within 60 days after the official plan submission date. The Planning Commission may conduct a site inspection of the proposed subdivision prior to taking action upon the Preliminary Plan Application.

A. The Township will consider all comments fiom outside reviewing agencies prior to approval of the preliminary plan.

B. After such review, the Planning Commission and Township Staff shall determine the extent to which the Plan complies with this Ordinance and shall recommend to the Board of Supervisors that the Plan be approved, that it be approved with conditions, or rejected.

C. The Board of Supervisors shall then take final action on the Plan and provide notification to the applicant within the time limits of the PA. Municipalities Planning Code, unless the applicant provides a written time extension.

D. Any approval by the Board of Supervisors of a Preliminary Plan shall be subject to a guarantee of the installation of improvements as provided in Section 2.700 and subject to approval of an acceptable Final Plan.

E. PhasedStages. See Sections 2401 .C. and 2702.B.

2.400 SUBMISSION OF A FINAL MAJOR SUBDIVISION PLAN

Submission of a Final Plan is required for all Major Subdivisions by this Ordinance. The submission requirements in Section 2.100 shall apply, including deadlines for submittals. All Final Major Subdivision Plans submitted for approval shall be consistent with the approved Preliminary Plan and all conditions of approval. The Final Plan shall meet the requirements outlined in the following sections:

2.401 Conformance With Preliminarv Plan: Time Limit.

A. Conformance with Preliminarv Plan. The Final Major Subdivision Plan shall conform in all substantive aspects of the Preliminary Plan as previously approved by the Township and shall incorporate all modifications as required by the Board of Supervisors in its approval of the Preliminary Plan. If the Planning Commission determines that the Final Plan substantially varies fiom the Preliminary Plan in amanner that may be contrary to the public interest, then the Planning Commission may classifL the submittal as a new Preliminary Plan and require processing and approval under Section 2.300.



B. Time Limit. If a Final Plan is not submitted within 5 years after the date of the Preliminary Plan approval, the Preliminary Plan approval shall be null and void. Extension of time may be granted by the Board of Supervisors only in such circumstances as provided for in the Pennsylvanian Municipalities Planning Code.

C. Staging. The Board of Supervisors may permit submission of the Final Major Subdivision Plan in sections or stages, each covering a portion of the entire proposed subdivision as shown on the previously approved Preliminary Subdivision Plan. When a Final Major Subdivision Plan is proposed to be submitted in sections or stages, a proposed layout ofthe sections or stages, their boundaries and the order, including the approximate date of their submission, shall be submitted to the Township with or prior to the Final Plan submission for the first section or stage. 1. Each section or stage of a Final Major Subdivision Plan, except for the last section

or stage, shall contain a minimum of 25 percent of the total number of lots as depicted on the Preliminary Plan. A lesser percentage may be approved by the Board of Supervisors at its discretion.

2. The applicant shall demonstrate that each stage will be able to properly function and comply with Township Ordinances if later stages are not completed. This shall include, but not be limited to, showing that there will be sufficient access, functional utilities, adequate stormwater management, and sufficient open space as part ofeach stage.

3. See also Section 2702.B.

2.402 Number of Copies to be Submitted - The submission of the Final Major Subdivision Plan shall be comprised ofthe following, unless the Planning Administrator pre-approves a lesser number of copies:

A. 15 copies of a completed and signed Subdivision Plan Review Application.

B. 15 legible paper prints of the Final Major Subdivision Plan which shall fully comply with the requirements of Section 2.400 of this Ordinance.

C. 3 copies of the Sewerage Facilities Planning Module as approved by the Pennsylvania Department of Environmental Protection.

D. 3 copies of a complete and adequate Storm Water Management Plan which shall comply with Section 3.800 and the Stroud Township Storm Water Management Ordinances 186 and 201, as amended.

The applicant shall separate the submission into packets as set forth in section 2.403 and label the recipient, for distribution by the Township. All maps shall be folded prior to submittal.


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2.403 Distribution of a Final Maior Subdivision Plan - The Township Staff shall, after all fees are paid, refer the submitted items as listed below:

A. Township Planning Commission 2 copies of each of the items listed in Section 2.402, A, B, C & D.

B. Township Planning Commission Members One copy of each of the items listed in Section 2.402. A & B to each individual Planning Commission member.

C. Township Planning Commission Solicitor One copy of each of the items listed in Section 2.402. A & B.

D. Township Engineer One copy of each of the items listed in Section 2.402. A, B, C & D.

E. Township Supervisors One copy of each of the items listed in Section 2.402. A & B

F. Township Solicitor One copy of each of the items listed in Section 2.402. A & B.

G. Postal Service The applicant shall provide evidence that they have contacted the local postmaster to have the proposed street names approved (avoiding conflicts with existing street names) and to have street addresses assigned.

2.404 Final Plan Reauirements for Maior Subdivisions

A. Final Plans for Major Subdivisions shall be drawn at a scale of one inch equals 50 feet (or other standard kale pre-approved by the Township Staff) and shall legibly and accurately show all bearings, distances and other information. Final Plan shall be consistent with the approved Preliminary Plan and all of the Conditions of Approval. If the subdivision layout plan covers more than one sheet, then the entire subdivision layout shall also be shown on a single sheet at whatever scale is necessary. Plans shall be prepared on a standard sheet of 24"x36", except when the Township Staff approves other size plans.

B. Final Plans for Major Subdivisions shall show:

1. 2.

3.

4. 5. Graphic scale.

Name of proposed subdivision or land development. Land Owner and Applicant names and addresses, including names and addresses of corporation officers and major stockholders, if applicable. Location map at a minimum scale of 1" = 1000' showing major roads, watercourses, points of interest and municipal boundaries within 1000'. North arrow, true or magnetic.


Stroud Township Subdivision and Land Development Ordinance 1 6.

7.

8.

9. 10.

11.

12.

13. 14.

15.

16.

Name and address of plan preparer and date of preparation, and dates of subsequent revisions. Tract boundaries with bearings in degrees, minutes and seconds and distances in feet and hundredths of a foot. These boundaries shall be determined by accurate field survey, closed with an error not to exceed one in five thousand and balanced. Excepted parcels or sections shall be marked “not included in this plot” and their boundary completely indicated by bearings and distances. Names of adjoining property owners including those across adjacent roads. Proposed and existing street and lot layout on immediately adjacent tracts, including road names, numbers and right-of-way widths. Locations and names, if any, of existing man-made and natural features including but not limited to: a. Watercourses and lakes. b. Wetlands. A wetland delineation report prepared by a qualified professional

or an Army Corps of Engineers Jurisdictional Determination shall be submitted, or a note shall be submitted on the Plan indicating that wetlands are not present on the property.

c. Buffers around lakes, ponds and wetlands. (See Section 6.660 of Zoning Ordinance.)

d. Rock outcrops and stone fields. e. Buildings and structures. f. Wooded areas and tree masses, with areas proposed for removal and areas

proposed for protection clearly designated. See requirements of the Zoning Ordinance.

Locations of 100-year flood zones, and ’100-year floodplain elevations if applicable. If a flood prone watercourse is within the subdivision or land development and was not included in the official Federal Floodplain mapping, then the Township may require the applicant to provide a study delineating the extent of the 100 year floodplain. If a subdivision or land development includes more than 50 lots or 5 acres, and it includes any areas shown as “Zone A” or “Approximated Floodplain” on the official Federal Floodplain Map, then a professional study shall be submitted by the applicant to determine the base flood elevation. Location and description of any historic sites andor structures. Location, purpose and nature ofany existing right-of-way or other easement and any restrictive covenants that might affect the development. Accurate existing topography at a contour interval sufficient to determine compliance with Township ordinances. An interval of 2 feet for slopes of less than 15 percent and 5 feet for slopes of 15 or more percent is recommended. Detailed contours are not required to be shown within areas of 10 or more acres that the Plan clearly states shall not be altered as part of the Final Plan approval. Areas with existing slopes of 15 to 30 percent, and areas greater than 30 percent, shall be highlighted separately. Location and extent of various soil types. DEP Group classification for each soil type shall be provided.



17.

18.

19. 20.

21.

22. 23.

24.

25. 26.

27.

28.

29.

Location of soil test pits and percolation test locations, if applicable. See Section 3.503. Site data, including: a. Total acreage of subdivision. b. Number of proposed lots. c. Lineal feet of new roads. d. Type of water supply proposed. e. Type of sewage disposal proposed. f. Tax number(s). g. Source of title to the land being subdivided (Deed Book Volume and page

and Plot Book Volume and page, if applicable). h. Zoning District. Location, width and purpose of proposed easements, utilities and improvements. Street lines and names, lot lines, rights-of-way, easements, community or public areas, common open spaces and areas to be dedicated. Clear sight triangles and corner sight distances at all intersections and driveways. Sufficient bearings, lengths of lines, radius, arc lengths, street widths, rights-of- way and easement widths, of all lots, streets, rights-of-way, easements and community or public areas, to accurately and completely reproduce each and every course on the ground. All dimensions shall be in feet and hundredths of a foot. All bearings shall be to the nearest one second of an arc. Lot identification by number system. Area of each lot in square feet or acres. Lot area shall be stated as both total lot area and net lot area after deleting over 30% slopes, 100 year floodplain and wetland areas. Location and type of permanent monuments and markers that have been set in place, and proposed monumentdmarkers. Building setback lines for each lot. The intended locations of wells and primary and alternate septic systems. Evidence shall be provided that the proposed septic system locations would be able to meet separation distances required under State regulations. A place on the plan for recommendation by the Planning Commission and for approval of the Board of Supervisors, including a space for date of approval. See Appendix B. The plans shall include the seal and signature of the Professional Engineer or Registered Surveyor responsible for the preparation of the plan. A seal of a Registered Landscape Architect may be used for matters authorized under State law. A seal of a Registered Surveyor shall be required for the creation of any new lot. An original seal and signature shall be included on at least one paper copy of the plans and any revisions, which shall be marked “Township File

Evidence of compliance with the zoning ordinance and development-related requirements of Township Ordinances, including but not limited to: a. Zoning Ordinance: Section 6.640 regarding steep slopes, Section 6.650

regarding forest conservation, Section 6.660 regarding buffers around lakes, ponds and wetlands.

b. Zoning Ordinance: sizes, heights and locations of proposed signs.

Copy.”


Article 2 -


c. SALDO: Section 3.908 regarding steep slopes, Section 3.909 regarding

d. Stormwater Management Ordinance. e. Floodplain Ordinance. Locations, sizes and dimensions ofproposed buildings, other improvements and curbing fiom lot lines Approximate location of wetlands, steep slopes, waterways, drainage channels and 100 year floodplains that are within 200 feet of the subdivision or land development. These locations may be based upon visual inspection, existing reports or existing mapping, as opposed to an actual survey. If applicable, proposed outdoor trash dumpster locations, and proposed screening. Existing and proposed trails and pathways

wetlands.

30.

3 1 .

32.

33.

C. For any Final Plan for a Maior Subdivision, the following items shall be shown or described:

1. 2.

Protective covenants for utility, drainage, comer lot sight and slope easements. The following statements, as applicable, or similar alternative wording acceptable to the Township: a. "Well and sewage disposal systems shall be constructed in accordance with

the standards of the Pennsylvania Department of Environmental Protection" b. "Individual owners of'lots must have a valid sewage permit fiom the

Township prior to undertaking the constructionofan on-lot sewage disposal system or principal building."

c. "Stroud Township has not determined the feasibility of any individual lot or location within a lot for a well or sewage disposal system."

d. "A highway occupancy permit fiom the Pennsylvania Department of Transportation under the State Highway Act, as amended, shall be required before any new or intensified vehicle access is allowed onto a State road. A utility access permit from the Pennsylvania Department of Transportation shall be required for any utility work within a State right-of-way"

A statement ofthe projected traffic volume to be generated by the development, as computed using the latest edition of the Institute of Transportation Engineering's Trip Generation manual. Certification fiom the applicant that the title and all street rights-of-way, easements and other lands offered for dedication or transfer to the Township are fiee and clear of all encumbrances and liens and that no prior conflicting rights- of-way or easements have been granted.

5. Stormwater calculations in accordance with the applicable Township S tormwat er Management Ordinance.

6. Construction Details, including but not limited to the following, as applicable: a. Street construction b. Landscaping c. Stormwater improvements d. Outdoor Lighting e. Water improvements

3.

4.

Submission and Processing of Applications 2-25


f Sanitary sewage improvements g. Curbing h. Sidewalks i. Bicycle/walking paths j. Street/shoulder/turn lane striping k. Highway and street signage The Planning Administrator may require an applicant to prepare a proposed amendment to the Township Emergency Operations Plan if a project will represent a public health or safety hazard. Erosion Control. A soil erosion and sedimentation control plan shall be submitted to the Township with the Final Plan and to the County Conservation District. Prior to the start of any construction or earth moving, soil erosion and sedimentation control plans shall be found acceptable in writing by the County Conservation District. The Township, prior to the start of such activities, shall receive a copy of the approval. 0- 1 District. For any new lots within the 0-1 zoning district, the applicant shall add the following note on each deed, or similar text pre-approved by the Township Solicitor:

“All purchasers of property are hereby notified that this lot,is located within a zoning district established by Stroud Township t%t is primarily intended to provide for agricultural and open space uses and outdoor recreation uses, and not residential development. Therefore, residents should expect to experience the impacts of routine agricultural practices and outdoor recreational activities.”

7.

8.

9.

10. 11.

12.

13.

14.

Final profiles, cross-sections and specifications for street improvements. Final plans of drainage, storm sewer, sanitary sewer and water distribution system. Approval by the appropriate agencies for the water supply, sewage, and storm water runoff. Input fiom the Stroudsburg Area School District transportation coordinator and Monroe County Transportation Authority on possible bus stop locations. For Conservation Design subdivisions, the following shall be submitted: a.

b. c.

d.

Conservation easements or other restrictive covenants to protect the Land Greenway Lands. Home Owners Association documents, where applicable. Offers of dedication for ownership and management of open space and Greenway Lands. Management Plans for Greenway Lands and open space.

D. For any Final Plan for a Maior Subdivision, the following note shall be shown, if applicable:

“All roads shall remain private, not open to public travel, and shall not in the future be offered for dedication to Stroud Township by the subdivider, heirs, successors or assigns, unless all requirements of the Township have been installed.”

E. Record Plan. See Section 2.406.

Article 2 - Submission and Processing ofApplications 2-26


2.405 Action on Final Plan

A. See Section 2.401 concerning consistency between the Preliminary and Final Plan.

B. Planning Commission. After the Final Plan has been reviewed, the Planning Commission shall recommend to the Board of Supervisors whether the Final Plan be approved, conditionally approved or disapproved. Such recommendation shall occw in a timely manner that provides sufficient time for a decision by the Board of Supervisors within the time limits of State law. In most cases, the Planning Commission recommendation is intended to occur within 60 days after the date of the meeting where the submission was officially accepted.

C. Supervisors. The Board of Supervisors shall approve, conditionally approve or disapprove the Final Plan within the time limits established by the PA. Municipalities Planning Code, unless a written extension of time is provided by the applicant. (Note - in most cases, this is intended to be a maximum of 90 days after the meeting where the regular Planning Commission after the submission was officially accepted.)

D. Approval. Upon the approval of the Board of Supervisors, it shall enter the approval in writing upon the Final Plan along with the signatures of the Board Chairman and the Board Secretary and the date. The Township may delay signing a Plan until conditions are met. 1. Dedication. The approval of the Final Plan by the Board of Supervisors shall

not constitute an acceptance of the dedication of any street or other proposed public way, space or area shown on said Plan. Any such acceptance shall be specifically stated along with the signatures required above. Rejection. When the Application is rejected, the decision shall specify defects found in the Application and describe the requirements that have not been met and shall cite the provisions of the statute or ordinance relied upon.

2.

E. Notice. The Township shall communicate the Board of Supervisors’ decision in conformance with State law, unless the applicant has agreed in writing to an extension of time or a change in the manner of notification. (Note - it is generally intended to be that the Applicant be notified not later than 15 days following the decision.)

F. Phasing of Approvals. See Section 2.304.E.

G. Timing of Improvements. A legally binding agreement shall ensure that streets are properly graded and improved so as to be passable prior to occupancy of housing units that need to be served by those streets. A legally binding agreement shall also ensure that fire hydrants, water facilities and sewage facilities are completedprior to occupancy of housing units that need to be served by those improvements.



2.406 RecordinP of the Final Plan

A. Conditions. A Final Plan shall not be recorded until the Township has determined that the Applicant has met all conditions of the approval that need to be satisfied prior to recording.

B. Print. The plan for recording shall be a clear legible reproducible on “mylar film” or comparable quality material, unless the Township Staffand Recorder of Deeds Ofice pre-approve another form of submittal. A mylar print shall also be provided for Township files, which should also include signatures.

C. Time Limit. Upon the approval of a Final Plan, the Applicant shall, within 90 days of such final approval, or 90 days after the date of delivery of an approved signed plan, following the completion of conditions imposed upon the fmal approval, whichever is later, record such Plan in the Ofice of the Recorder of Deeds of Monroe County. Any approved subdivision plans not recorded in accordance with this Section shall become null and void. The Board of Supervisors may extend the time periods of this Section 2.406 in writing for good cause.

D. Receipt. The applicant shall provide a written receipt of the recording to the Township, which shall be provided within 7 days afterwards. The Township may withhold the issuance of related permits until such receipt is provided.

2.500 SUBMISSION OF A MINOR SUBDIVISION PLAN

Submission of a Final Plan for all Minor Subdivisions is required by this Ordinance. A Preliminary Plan submittal is not required for a Minor Subdivision. See additional submission requirements in Section 2.100, including deadlines for submittals. All drawings and plans shall be folded. All Minor Subdivision Plans submitted for approval shall meet the requirements outlined in the following sections:

2.501 Number of CoDies to be Submitted - The submission of the Minor Subdivision Plan shall be comprised of the following, in addition to one copy of each item submitted by the applicant to the County Planning Commission:

A. 15 copies of a completed and signed Subdivision Plan Review Application.

B. 15 copies of each request for a Modification of Regulations. See Section 1.200.

C. 15 legible paper prints of the Minor Subdivision Plan, in compliance with the requirements of Section 2.500 of this Ordinance.

D. 3 copies of all other required supporting data and information, including but not limited to the following:

1. 2.

3 copies of the existing and proposed centerline profiles of all streets. 5 copies of the latest deed(s) of record for the Plan property.



3. 3 copies of the appropriate Pennsylvania Department of Environmental Protection Land Planning Module found adequate and signed by the Township Sewage Enforcement Officer. (where applicable)

E. Submittal to Countv. The applicant shall provide the Township with a receipt showing that one copy of each plan and each ofthe above items were submitted by the applicant to the County Planning Commission. The applicant shall also provide a receipt to the Township that the appropriate County Planning Commission fee was paid, payable to the County of Monroe. 1. Such plans and fee shall be submitted to the County Planning Commission prior

to the submittal to the Township. 2. See provisions of the PA Municipalities Planning Code regarding the time

period needed for County review.

F. The applicant shall separate the submission into packets as set forth in section 2.502 and label the recipient of each packet, for distribution by the Township.

2.502 Distribution of a Minor Subdivision Plan - The Township Staff shall, after all fees are paid, refer the submitted items as listed below:

A. Township Planning Commission 2 copies of each of the items listed in Section 2.501, A, B, C & D.

B. Township Planning Commission Members One copy of each of the items listed in Section 2.501, A, B & C.

C. Township Planning Commission Solicitor One copy of each of the items listed in Section 2.501, A, B, C & D.2.

D. Township Engineer One copy of each of the items listed in Section 2.501, A, B, C & D.

E. Township Supervisors One copy of each of the items listed in Section 2.501 A, B & C.

G. Township Solicitor One copy of each of the items listed in Section 2.501 A, B, C, and D.2

2.503 Plan Requirements for Minor Subdivision

A. Plans for Minor Subdivisions shall be drawn at a scale of one inch equals 50 feet (or other scale pre-approved by the Township Staff or Township Engineer) and be legibly and accurately presented. One inch equals 100 feet may be found acceptable on unusually large sites with proposed lot sizes over one acre. Plans shall be in conformance with requirements for Final Plans for Major Subdivisions as set forth in Section 2.404A.



B. A Minor Subdivision Plan shall show the following, at a minimum:

1. 2.

3.

4. 5 . 6. 7.

8.

9. 10.

11.

12. 13.

14.

15.

16.

Name of proposed subdivision or land development. Land Owner and Applicant names and addresses, including names and addresses of corporation officers and major stockholders, if applicable. Location map at a minimum scale of 1" = 1000' showing major roads, watercourses, points of interest and Township boundaries within 1000'. North arrow, true or magnetic. Graphic scale. Name and address of plan preparer and date. A plat of the area proposed to be subdivided, including tract boundaries, street lines, names and numbers, lot lines, rights-of-way or easements (existing or proposed, if any). Sufficient data, acceptable to the Engineer, to determine readily the location, bearing and length of every boundary, street and lot line (based upon an accurate field survey, closed with an error not to exceed one on five thousand and balanced). All dimensions shall be shown in feet and hundredths of a foot with all bearings shown to the nearest one second of an arc. Names of adjoining property owners including those across adjacent roads. Locations and names, if any, of existing man-made and natural features including but not limited to:

a. Watercourses and lakes. b. Wetlands (with source of delineation), or statement that wetlands do not

exist. c. Buffers around lakes, ponds and wetlands. (See Section 6.660 of Zoning

Ordinance.) d. Rock outcrops and stone fields. e. Buildings and structures. f. Wooded areas and tree masses and information required by tree protection requirements of Zoning Ordinance.

Locations of 100-year flood zones, and 100-year flood plain elevations if available. Location and description of any registered historic sites and/or structures. Location, purpose and nature ofany existing right-of-way or other easement and any restrictive covenFts that might affect the development. Existing topography including contour lines at an interval of not more than 20 feet as accurately superimposed fkom the latest U.S.G.S. Quadrangle map. In the event contour lines at a closer interval are available, such contours shall be shown. Areas of 15 to 30 percent and greater than 30 percent existing slope shall be highlighted. ' Location and extent of various soil types. The DEP Group classification for each soil type shall be provided where on lot or in-ground sewage disposal systems are proposed. Location of soil test pits and perc test locations, if applicable. See Section 3.500.

1 Article 2 - Submission and Processing of Applications 2-30


17.

18.

19. 20.

21. 22.

23.

24.

25.

26.

27.

The recommended areas for location of wells and primary and alternate subsurface disposal systems, if applicable. Evidence shall be provided that the locations would meet separation distances required under State DEP regulations. Site data, including: a. Total acreage of subdivision. b. Number of proposed lots. c. Lineal feet of new roads. d. Type of water supply proposed. e. Type of sewage disposal proposed. f. Tax number(s). g. Source of title to the land being subdivided (Deed Book Volume and page

and Plot Book Volume and page, if applicable). h. Zoning District, including required setbacks and applicable bulk and

coverage control requirements. Lot identification by number system. Area of each lot in square feet or acres. Lot area shall be stated as both total lot area and net lot area after deleting over 30% slopes, 100 year floodplain and wetland areas. Location, width and purpose of proposed easements, utilities and improvements. Existing and proposed reference monuments andor lot markers shall be shown on the plan and shall be placed in accordance with Section 3.905. A place on the plan for recommendation by the Planning Commission and for approval of the Board of Supervisors, including a space for the date of approval. See Appendix B. Seal and signature of the plan preparer. A certification by a Registered Surveyor is required if a new lot is proposed. Locations, sizes and dimensions of proposed buildings, other improvements and curbing fiom lot lines Approximate location of wetlands, steep slopes, waterways, drainage channels and 100 year floodplains that are within 200 feet of the subdivision or land development. These locations may be based upon visual inspection, existing reports or existing mapping, as opposed to an actual survey. Ifwells or septic systems are proposed within the subdivision, then the locations of any well or septic system within 100 feet of the subdivision shall be shown. If the location cannot be determined, then the approximate location shall be shown and labeled as such.

C. A Minor Subdivision Plan shall show or be accompanied by the following:

1.

2.

The latest U.S.G.S. Quadrangle map or portion thereofwith the perimeter ofthe development plotted thereon to scale. A sketch to an appropriate scale, on one sheet, covering the entire tract showing the location ofthe area to be subdivided together with a sketch of any proposed roads to demonstrate that the proposed subdivision provides for the orderly development of any residual lands and/or does not adversely affect the residual lands.

Article 2 - Submission and Processing of Applications 2-3 I

1 1 1

I I 1 I I ' I I I I 1 I I I I I

' I


3. Certification fiom the applicant that the title and all street rights-of-way, easements and other lands offereii for dedication or transfer to the Township are fiee and clear of all encumbrances and liens and that no prior conflicting rights- of-way or easements have been granted.

D. The following shall be stated on the plan, or alternative wording approved by the Township:

1.

2.

3.

4.

5 .

6.

7.

"This plan is subject to all requirements and restrictions as set forth in both the Stroud Township Subdivision and Land Development Ordinance, Stormwater Management Ordinance, Floodplain Ordinance and Zoning Ordinance."

In the event the subdivision incorporates a street or shared accessway that the Township has not agreed to accept as a public street, the following notation shall be stated, or alternative wording acceptable to the Township: "The improvement and maintenance of the street shall be the sole responsibility of those persons benefiting by the use thereof"

In the event the Subdivision qualifies as a merger of lots under the definition of Minor Subdivision &-I this Ordinance, the following statement shall be provided, or alternative wording acceptable to the Township: A Lot Number shall be joined to and become an inseparable part of lands of (Grantee) as

, and can not be recorded in Deed Book Volume subdivided or sold separately or apart there fiom without Township approval."

3 Page

Specific restrictions or covenants, which the Board of Supervisors deem necessary and appropriate.

Protective covenants for comer lot sight easements (if applicable) .

Protective covenants for utility, drainage and slope easements.

The following statements, as applicable, or similar alternative wording acceptable to the Township: a. All well and sewage disposal systems shall be constructed in accordance

with the standards of the Pennsylvania Department of Environmental Protection."

b. "Individual owners of lots must have a valid sewage permit from the Township prior to undertaking the construction of an on-lot sewage disposal system or principal building."

c. "Stroud Township has not determined the feasibility of any individual lot or location within a lot for a well or sewage disposal system."

d. A highway occupancy permit shall be required before new or intensified vehicle access is allowed onto any public right-of-way, in compliance with the State Highway Law, as amended. A utility occupancy permit shall be required before any utility work is conducted within a the public right-of- way.



E. In the event the subdivision incorporates a private access street, as defined in this Ordinance, which serves as access to a parcel which could legally be further subdivided or improved with more than two dwelling units, then the design of such street shall conform to the requirements set forth in Section 3.200. Typical cross-sections shall be submitted for all private access streets, the design of which shall be adequate for the anticipated traffic. The Planning Commission may, at its discretion, require that centerline profiles, together with all vertical curve data, be submitted.

F. Erosion Control. The Planning Administrator may require that a soil erosion and sedimentation control plan be submitted to the Township with the Plan and to the County Conservation District. Prior to the start of any construction or earth moving, soil erosion and sedimentation control plans shall be found acceptable in writing by the County Conservation District. A copy of the approval shall be received by the Township prior to the start of such activities.

2.504 Action on Minor Subdivision Plan.

A. Site Review. The Planning Commission may conduct a site inspection of the proposed Minor Subdivision prior to taking action upon the Plan Application.

B. Commission Review. After the Minor Subdivision Plan has been reviewed, the Planning Commission shall recommend to the Board of Supervisors whether the Plan be approved, conditionally approved or disapproved. Such recommendation shall occur in a timely manner that provides sufficient time for a decision by the Board of Supervisors within the time limits of State law. (Note - In most cases, the Planning Commission recommendation is intended to occur within 60 days after the date of the regular Planning Commission meeting after the submission was officially accepted.)

C. Supervisors Action. The Board of Supervisors shall approve, conditionally approve or disapprove the Plan within the time limits established by the PA. Municipalities Planning Code, unless a written extension is provided by the applicant. (Note - in most cases, this is intended to be a maximum of 90 days after the regular Planning Commission meeting after the submission was officially accepted.)

D. Approval. Upon the approval of the Board of Supervisors, it shall enter the approval in writing upon the Final Plan along with the signatures of the Board Chairman and the Board Secretary and the date. 1. The approval of the Plan by the Board of Supervisors shall not constitute an

acceptance of the dedication of any street or other proposed public way, space or area shown on said Plan. Any such acceptance shall be specifically stated along with the signatures required above.

2. When the Application is rejected, the decision shall specify defects found in the Application and describe the requirements which have not been met and shall cite the provisions of the statute or ordinance relied upon.


Stroud Township Subdivision and Land Development Ordinance 1 E. Notice. The Township shall communicate the Board of Supervisors’ decision in

conformance with State law, unless the applicant has agreed in writing to an extension oftime or a change in the manner of notification. (Note - such notice is intended to be communicated to the Applicant not later than 15 days following the decision.)

2.505 RecordinP of Minor Subdivision Plan - Section2.406 shall apply for a Minor Subdivision Plan.

2.600 SUBMISSION OF A LAND DEVELOPMENT PLAN

Submission of a Final Plan for all Land Developments is required by this Ordinance. See additional submission requirements in Section 2.100, including deadlines for submissions. A Preliminary Plan is not required unless the Land Development would also meet the definition ofa Major Subdivision.

A. Conservation Desim Development. The provisions of Section 2.303.D shall also apply to a Land Development.

All Land Development Plans submitted for approval shall meet the requirements outlined in the following sections:

2.601 Number of Copies - The submission of a Land Development Plan shall be comprised ofthe following, in addition to the copies submitted by the applicant to the County Planning Commission. All maps shall be folded prior to submittal:

A. 17 copies of a completed and signed Land Development Plan Review Application. B. 17 copies of each request for a Modification of Regulations. See Section 1.200. C. 17 legible paper prints ofthe Land Development Plan, which shall fullycomplywiththe

requirements of this Section 2.600 of this Ordinance. D. 3 paper prints of a schematic drawing of any proposed central water supply and

distribution system in accordance with Section 3.400 of this Ordinance. (when applicable)

E. 3 paper prints of a schematic drawing of any proposed central or community sewage collection and disposal system in accordance with Section 3.500 of this Ordinance. (when applicable)

F. 4 paper prints of existing and proposed centerline profiles for all streets and drives drawn in conformance with Sections 3.200 with typical cross sections for each street and drive.

G. 3 copies of a complete and adequate Storm Water Management Plan which, in compliance with Section 3.800 and the Stroud Township Storm Water Management Ordinances 186 and 20 1, as amended.

*Note: items D-G may be combined onto one or more utilities and public improvements plans.

1. 3 copies of the latest deed(s) of record for the Plan property. 2. 5 copies of any proposed offers of dedication or reservation ofrights-of-way or land

with specific conditions attached.

H. The following items:



3. 5 copies of any proposed special or unusual deed restrictions, protective or restrictive covenants referenced to the Development Plan or special area of the said Plan.

4. 17 copies of any data relating to the Plan or to the use of the proposed Land Development that would be helphl or informative to the Planning Commission in its review.

I. Submittal to County. The applicant shall provide the Township with a receipt showing that two copies of each plan and each of the above items has been submitted by the applicant to the County Planning Commission. The applicant shall also provide a receipt to the Township that the appropriate County Planning Commission fee was paid, payable to the County of Monroe. 1. Such plans and fee shall be submitted to the County Planning Commission prior to

submittal to the Township. 2. See provisions of the PA Municipalities Planning Code regarding the time period

needed for County review. J. Packets. The applicant shall separate the submission into packets as set forth in section

2.602 and label the recipient of each packet, for distribution by the Township.

K. Adjacent Municipalities. If a land development will include land within 1,000 feet of the border of another municipality, a copy of the land development plan shall be provided to the municipal ofices of that municipality by the applicant. A dated copy of the transmittal letter shall be provided to the Planning Administrator.

2.602 Distribution of the Land DeveloDment Plan - The Township Staff should, after all fees are paid, refer the submitted items as listed below:

A.

B.

C.

D.

E.

F.

H.

I.

J.

Township Planning Commission Two copies of each of the items listed in Section 2.601 .A through H. Township Planning Commission Members One copy of each ofthe items listed in Section 2.601, A, B,C &H to each individual member. Township Planning Commission Solicitor One copy of each of the items listed in Section 2.601, A, B, C & H. Township Engineer One copy of each of the items listed in Section 2.601 .A through H. Township Traffic Consultant One copy of each of the items listed in Section 2.601, A, B, C & F. Board of Supervisors One copy of each of the items listed in Section 2.601 .A, B, C &H4. Township Solicitor One copy of each of the items listed in Section 2.601 .A, B, C, H Park and Recreation Director One copy of each of the items listed in Section 2.601 .A, B, & C Township Fire Department


1 I I I I I I 1 I 1 I I 1 I i 1 I 1 I


In addition, one copy ofthe layout plan and any central water supply plan shall be sent by the applicant to the Township Fire Department to ask for their input.

2.603 Reauirements for Land DeveloDment Plans

A. Land Development Plans shall be clearly and legibly drawn at a scale of one inch equals 50 feet or other scale pre-approved by the Planning Administrator or Township Engineer. One inch equals 100 feet may be found acceptable onunusually large sites with proposed lot sizes over one acre. Plans shall be prepared on a standard sheet of 24"~36"except when the Planning Administrator or Township Engineer pre-approves another size plan. The plan for recording shall be a clear legible reproducible original or print on "mylar" or comparable quality material or other format pre-approved by the Township Staff.

B. Land Development Plans shall show:

1. 2.

3.

4. 5. 6.

7.

8.

9. 10. 11.

Proposed land development name. Land Owner and Applicant names and addresses, including names and addresses of corporation officers and major stockholders, if applicable. Location map at a scale no smaller than 1 "400' showing major roads, adjacent roads, road names, watercourses, points of interest and Township boundaries within 1000 feet. The Location Map should be at least 6 by 6 inches in size. North Arrow, true or magnetic. Graphic scale. Name and addresses of plan preparer and date of preparation and any revision dates. Tract boundaries with bearings in degrees, minutes and seconds and distances in feet and hundredths of a foot. These boundaries shall be determined by accurate field survey, closed with an error not to exceed one in five thousand and balanced. Excepted parcels or sections shall be marked "not included in this plat" and their boundary completely indicated by bearings and distances. Names of adjoining property owners including those across adjacent roads. Names, numbers and right-of-way widths of adjoining roads. Location and names, if any, of existing man-made and natural features including but not limited to: a. Watercourses and lakes. b.

c.

d. e. Buildings and structures. f.

g.

Wetlands (with source of delineation, or statement that wetlands do not exist). Buffers around lakes, ponds and wetlands. (See Section 6.660 of Zoning Ordinance.) Rock outcrops and stone fields.

Wooded areas and tree masses, with delineation of areas of trees proposed to be removed and areas to be protected. Paved areas, sidewalks, culverts, storm sewers, utilities and all other significant man-made features.



12.

13.

14.

15.

16. 17.

18.

19.

20.

21.

22.

23.

24.

h.

i. j.

Soils with a shallow depth to the seasonally high water table (see County Soils Survey or more accurate source) Delineation of watershed basins and subbasins. Land areas covered by impervious coverage (or typical for a dwelling), and proposed percentage impervious coverage compared to maximum percent coverage in zoning ordinance.

Location of 100-year flood zones and 100-year flood plain elevations, if available. If a flood-prone watercourse was not included in the official Federal Floodplain Mapping study, then the Township may require that the applicant provide a professional delineation of the extent of the 100 year floodplain. Location and description of any certified historic sites, structures or natural features. Location, width and purpose of all existing rights-of-way or other easements and any restrictive covenants which might affect the development. The location and extent of various soil types. DEP Group classification of each soil type shall be provided where on-lot sewage disposal is proposed. Location of soil test pit and perc locations, ifapplicable. Site data, including: a. Total acreage of land development. b. Type of water supply proposed. c. Type of sewage supply proposed. d. Tax number(s). e. Source oftitle to the land being developed (Deed BookVolume andpage). f Zoning District. Building setback lines as required by Zoning Ordinance, as well as coverage and bulk control requirements. Contour lines (existing and proposed) at intervals of two feet. In areas of steep slopes (greater than 15%), five ( 5 ) foot contour intervals may be used. a. Areas with an existing slope of 15 to 30 percent and greater than 30

percent shall be highlighted. Proposed improvements including buildings & structures ( s i x & location), off- street parking and loading, lighting, landscaping, sidewalks, drives (including advertising), signs, utilities, drainage facilities, fences and all other improvements. Proposed areas for location of wells and primary and alternate subsurface disposal fields (if applicable). Evidence shall be provided that PA. DEP regulations for separation distances will be met. Location, width and purpose of proposed easements, utilities and improvements. A place on the plan for recommendation by the Planning Commission and for the approval of the Board of Supervisors, including a space for the date of approval. See Appendix B. The name, seal and signature of the Professional Engineer or Registered Surveyor responsible for preparation of the plan. A seal of a Registered Landscape Architect may be included for matters authorized by State law.



25.

26.

27.

28.

29.

30.

31. 32.

C. For

Estimates of traffic volumes generated by the project, based upon estimates fiom the current edition of the Institute of Transportation Engineering Tril, Generation Manual. Evidence of compliance with the Township Zoning Ordinance, including but not limited to environmental protection regulations, and the sizes, heights and locations of proposed signs. Locations, sizes and dimensions of proposed buildings, other improvements and curbing fiom lot lines Approximate location ofwetlands, steep slopes, waterways, drainage channels and 100 year floodplains that are within 200 feet of the land development. Approximate location of existing principal buildings within 100 feet ofthe land development. These locations may be based upon visual inspection, existing reports or existing mapping, as opposed to an actual survey. If wells or septic systems are proposed within the subdivision, then the locations of any well or septic system within 100 feet of the subdivision shall be shown. If the location cannot be determined, then the approximate location shall be shown and labeled as such. The names of adjoining property owners (including those across the street). The use of adjoining properties shall also be identified (such as “undeveloped” or “single family detached dwelling.”) Proposed outdoor trash dumpster locations, and proposed screening. Proposed elevation of buildings, structures and signs.

any Land DeveloDment Plan, the following supportive documents and information shall be submitted:

1.

2.

3.

4.

Copies of the proposed deed restrictions, protective and restrictive covenants referenced to the drawing. Proposed offers of dedication and reservation of rights-of-way and land areas with conditions attached. Certification of central water supply system when the land development is to be served with water by an existing water company or authority: a. The Applicant shall submit 4 copies of a letter fiom the water company or

authority which states that the company or authority can adequately serve the land development.

b. The Applicant shall submit a Plan of the proposed system showing all pertinent features.

Certification of a central sewage disposal system: a. Public - When the land development is to be served by an existing sewer

company or authority the Applicant shall: Submit 4 copies of a letter fiom the company or authority which states that the company or authority can adequately serve the subdivision. Submit a Plan of the proposed sewerage system showing all pertinent features. The Applicant shall submit 4 copies of a completed Land Planning Module, if applicable.

i.

.. 11.

iii.



5.

6.

7.

8.

9.

10. 11.

12.

13.

14.

b. Private - When the land development is to be served by a private central sewage disposal system: i. The Applicant shall submit a Plan of the sewerage and treatment

systems showing all pertinent features. ii. The Applicant shall submit 4 copies of a completed Land Planning

Module. iii. The approval af the land development shall be conditioned upon the

receipt by the Township of the Township of the approval of the sewerage and treatment system by the appropriate agencies and offer of dedication to the Stroud Municipal Authority. The Planning Commission and Board of Supervisors shall have the right to review any such Plans to determine compliance and compatibility of the same with any Township plans or studies and the overall adequacy of the proposed system

Certification of on-lot sewage system. When the land development is to be served by individual on-lot sewage disposal systems: a. The Applicant shall submit 4 copies of a completed Land Planning Module

Plan, if applicable. b. The approval ofthe land development shall be conditioned upon the receipt by

the Township of the approval of the Land Planning Module by the appropriate agencies.

Evidence shall be presented indicating the manner in which the Environmental Protection Requirements of this Ordinance and the Zoning Ordinance will be met. Other Holdings. Map of entire contiguous holdings and all other holdings of the Applicant within 2,000 feet, indicating area ofproposed land development. A Sketch Plan ofproposed road system will be required for any contiguous area not included in the Preliminary Plan. A Drainage Plan in compliance with Article 3 and the applicable Stormwater Management Ordinance. The Plan shall consist of location, type and character of storm sewers, culverts, natural water courses, drainage easements, impoundment areas, existing and proposed topographic contours. Clear Title. Certification from the applicant that the title and all street rights-of-way, easements and other lands offered for dedication or transfer to the Township are fiee and clear ofall encumbrances and liens and that no prior conflicting rights-of-way or easements have been granted. Certification of the property boundary by a Pennsylvania Registered Surveyor. A Traffic Study if required under Section 3.214 of this Ordinance or the Zoning Ordinance. A description of how the project relates to recommendations in the Township’s Comprehensive Traffic Plan. A description of how the project relates to relevant recommendations and policies in the Township’s Comprehensive Plan. Construction Details, including but not limited to the following, as applicable: a. Street construction b. Landscaping c. Stormwater improvements d. Outdoor Lighting

iv.


15.

16.

17.

18.

19.

20.

21.


e. Water improvements f Sanitary sewage improvements g. Curbing h. Sidewalks i. Bicycle/walking paths j. Street/shoulder/turn lane striping A preliminary Fiscal Impact Evaluation from the County Planning Commission projecting the estimated tax revenues and expenditures to the Township and School District fiom the development upon completion. A complete Fiscal Impact Study shall be required if a project will eventually involve over 25 new dwelling units or over 100,000 square feet of non-residential building floor area. (See also Section 7.734 ofthe Zoning Ordinance if within the Enterprise Park zoning district.) or result in a net revenue loss to the Township. Emergency Preparedness. The Planning Administrator may require an applicant to prepare a proposed amendment to the Township Emergency Operations Plan if a project represents a public health or safety hazard. Such plan(s) may be required to address matters such as spill containment and response. Notice. If a new principal building is proposed, the applicant shall provide a written notice to the last known names and address of all property-owners within 500 feet of the boundaries of the project. This notice shall state the type of development and number of housing units proposed and describe the location of the project. The notice shall also list the phone number of the Township Ofices for residents to call with questions. The applicant or hidher representative shall provide a signed written statement certifling that the notices were mailed or delivered. Erosion Control. A soil erosion and sedimentation control plan shall be submitted to the Township with the Land Development Plan and to the County Conservation District. Prior to the start of any construction or earth moving, soil erosion and sedimentation control plans shall be found acceptable in writing by the County Conservation District. A copy of the approval shall be received by the Township prior to the start of such activities. Hazards. Applicants shall submit a description ofknown hazardous site conditions, such as former landfills, sinkholes, underground storage tanks or uncapped wells. The Planning Administrator may require the submittal of a Phase I Environmental Site Assessment if redevelopment is proposed on a site of over one acre that formerly had a non-residential use. Access. The following note shall be stated on the plan if applicable: A highway occupancy permit shall be required before any new or intensified vehicle access is allowed onto a State road, in compliance with the State Highway Law, as amended. A utility occupancy permit shall be required before any utility work is conducted within a public right-of-way. Water Study. If any activity will involve the withdrawal from groundwater or springs of more than 10,000 gallons per day of water, the applicant shall submit a hydrogeologic study. This study shall be prepared by a qualified professional. This study shall explain whether the withdrawal will have a negative impact on nearby uses. This study shall also describe any mitigating measures that the applicant agrees to institute, such as reducing water usage during dry conditions or measures to



increase groundwater recharge. This requirement shall not apply to uses connected to a municipal central water supply system.

2.604 Action on a Land DeveloDment

A. The Planning Commission and staff may conduct a site inspection of the proposed Land Development prior to taking action upon the Plan Application.

B. Commission Review. After the Land Development Plan has been reviewed, the Planning Commission shall recommend to the Board of Supervisors whether the Plan be approved, conditionally approved or disapproved. Such recommendation shall occur in a timely manner that provides sufficient time for a decision by the Board of Supervisors within the time limits of State law. (Note - In most cases, the Planning Commission recommendation is intended to occur within 60 days after the regular meeting after the submission was officially accepted.)

C. Action. The Board of Supervisors shall approve, conditionally approve or disapprove the Plan within the time limits established by the PA. Municipalities Planning Code, unless a written extension is provided by the applicant. (Note - in most cases, this is intended to be a maximum of 90 days after the Planning Commission meeting after the submission was officially accepted.)

D. Decision. Upon the approval of the Board of Supervisors, it shall enter the approval in writing upon the Land Development Plan along with the signatures of the Board Chairperson and the Board Secretary and the date. I . The approval of the Plan by the Board of Supervisors shall not constitute an

acceptance of the dedication of any street or other proposed public way, space or area shown on said Plan. Any such acceptance shall be specifically stated along with the signatures required above. When the Application is rejected, the decision shall specifL defects found in the Application and describe the requirements which have not been met and shall cite the provisions of the statute or ordinance relied upon.

2.

E. Notice. The Township shall communicate the Board of Supervisors decision in conformance with State law, unless the applicant has agreed in writing to an extension of time or a change in the manner of notification. (Note - such notice is generally intended to be communicated to the Applicant not later than 15 days following the decision.)

F. Staged Approvals. If requested by the Applicant, the Board of Supervisors, at its discretion, may permit the completion of the required improvements in a series of sections or stages, each covering a portion of the proposed land development as shown on the Land Development Plan. Ifthe Land Development Plan is submitted in sections or stages, each sectionor stage shall relate logically to provide continuity of access, extension of utilities and availability or amenities. The stages shall be hlly described in a binding Development Agreement. The applicant shall provide



evidence that each stage will be able to function properly individually and will meet Township ordinances if later stages are not completed.

G. Recording. 1. Conditions. A Final Land Development Plan shall not be recorded until the

Township has determined that the Applicant has met all conditions of the approval that need to be satisfied prior to recording.

2. Print. The plan for recording shall be a clear legible reproducible on “mylar film” or comparable quality material, unless the Township Staff and Recorder of Deeds Office pre-approve another form of submittal. A mylar print shall also be provided for Township files, which should also include signatures.

3. Time Limit. Upon the approval of a Final Land Development Plan, the Applicant shall, within 90 days of such final approval, or 90 days after the date of delivery of an approved signed plan, following the completion of conditions imposed upon the final approval, whichever is later, record such Plan in the Office of the Recorder of Deeds of Monroe County. Any approved subdivision plans not recorded in accordance with this Section shall become null and void. The Board of Supervisors may extend the time periods of this Section 2.406 in writing for good cause.

4. Receipt. The applicant shall provide a written receipt of the recording to the Township, which shall be provided within 7 days afterwards. The Township may withhold the issuance of related permits until such receipt is provided.

2.700 PROCEDURE FOR INSTALLATION OR GUARANTEE OF REOUIRED IMPROVEMENTS

2.701 IrnDrovernents to be Provided by the Amlicant - The Applicant shall be responsible for the installation of all required improvements.

2.702 Method of Providinp ImDrovements

A. No Final Plan shall be approved by the Board of Supervisors until: 1. 2.

required improvements have been properly installed and approved, or a Performance Guarantee acceptable to the Township is provided and a Development Agreement is executed.

B. Stages. Where the completion of a subdivision or land development in stages or phases has been allowed by the Board of Supervisors, the Board of Supervisors may require the completion of or inclusion in the Development Agreement of any improvements in fbture sections or stages that it finds essential for the protection of any finally approved section or stage of the subdivision or land development. See also Sections 2401.C. and 2604.F. See also appropriate sections of the PA Municipalities Planning Code.

C. Performance Guarantee. The provisions of the PA Municipalities Planning Code shall apply.



1. Any required improvement guarantees shall be deposited as cash, irrevocable letter of credit or certificate of deposit fiom a bank located Within the state of Pennsylvania or other security acceptable and payable to the Board of Supervisors in an amount of 1 10% of the costs of all required improvements as estimated or reviewed by the Township Engineer and approved by the Board of Supervisors. Such a guarantee or other security, shall provide for and secure to the public the completion of all required improvements within a period of one year fkom the execution ofthe Development Agreement referred to below. The Township shall be notified 60 days prior to cancellation of the improvement guarantee or financial security. Inflation Adjustment, If the party posting the financial security requires more than one year from the date of posting of the financial security to complete the required improvements, the amount of financial security may be increased by an additional 10% for each one-year period beyond the first anniversary date fkom posting of financial security or to an amount not exceeding 1 10% of the cost of completing the required improvements as reestablished on or about the expiration of the preceding one-year period by using the procedure established for such circumstances by the State Municipalities Planning Code. The provision of improvement bonds shall be in accordance with any Staging Plans approved by the Board of Supervisors.

2.

3.

D. If water mains or sanitary sewer lines, or both, along with apparatus or facilities related thereto, are to be installed under the jurisdiction and pursuant to the rules and regulations of a public utility or municipal authority separate and distinct fiom the Township, financial security to assure proper completion and maintenance thereof shall be posted in accordance with the regulations ofthe controlling public utility or municipal authority and shall not be included within the financial security as otherwise required by this section.

2.703 Method of Approving Required Improvements. The provisions of the PA Municipalities Planning Code applicable to completion of improvements and release of improvement guarantees shall apply.

2.704 Maintenance Securitv/ Guarantee

A. Where the Board of Supervisors accepts dedication of all or some of the required improvements following completion, the applicant shall post financial security to secure structural integrity of said improvements as well as the hnctioning of said improvements in accordance with the design and specifications as depicted on the final plat for a term not to exceed 18 months from the date of acceptance of dedication. Said fmancial security shall be of the same type as otherwise required in this section with regard to installation of such improvements, and the amount of the financial security shall be determined by the Township and shall not exceed 15% of the actual cost of installation of said improvements.


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2.705 DeveloDment Agreement

A. All Applicants proposing any subdivision and/or land development requiring the installation of improvements as required herein shall be required to enter into a legally binding Development Agreement with the Township guaranteeing the installation of said improvements in accordance with all Township requirements, prior to Final Subdivision Plan or Land Development Plan approval.

B. The Development Agreement shall be in a form suitable for execution by the Board of Supervisors and it shall consist of the following, where applicable:

1. 2.

3. 4. 5.

6.

7. 8.

9.

10.

11.

12.

13.

14.

15.

The required improvements according to the approved plans in itemized format. Construction of streets with related curbs, street signs, drainage facilities and related improvements. Installation of utility lines. Dedication of streets, transfer of water and sewer lines and easements. Prevention of erosion, sedimentation and water damage to the subject and adjacent properties. Provisions regarding the dedication, improvement and maintenance of common open space or recreation areas, if applicable. Applicant's responsibilities for damage to other property. A work schedule setting forth the beginning and ending date, and such other details as the Township deems fit and appropriate, for improvements contained herein. The estimated cost ofthe improvements not yet completed, including a detailed breakdown in a form acceptable to the Board of Supervisors and amount of performance bond. Security, in the form of a cash escrow fbnd, for the repair or reconstruction of improvements which are found by the Township Engineer to be defective within one year fiom the date on which the Township Engineer certified them to have been Completed, shall be indicated together with provisions for disbursement thereof (See Section 2.704). The developer shall provide the Township with a set of reproducible "AS BUILT" plans prepared by and certified to by a Professional Engineer or Registered Surveyor. The agreement shall include provisions for violation of the Development Agreement. The developer shall secure or maintain public liability insurance for the duration of improvements construction. A copy of other evidence of coverage shall be submitted to the Township. A save harmless clause shall be provided by the developer to protect the Township &om liability. Completion. Following construction, the Applicant shall provide the Township with a certified statement prepared by a Professional Engineer to the effect that the sanitary sewers, streets, stormwater facilities, sewage treatment facilities, water supply and distribution facilities comply with the approved plans and have been constructed in accordance with all applicable rules and regulations.


Stroud Township Subdivision and Land Development Ordinance 1 16.

17.

17.

18.

Costs. The developer shall be responsible for all reasonable engineering and legal costs and expenses for inspection, consultations, and preparation of agreements, to the extent that such costs and expenses exceed the monies paid by the developer in accordance with the standard fee schedules. Recording. The Final Subdivision Plan or Land Development Plan shall not be approved for recording by the Board of Supervisors prior to the execution of this agreement, and the delivery of any required bond or escrow agreement. Expiration of Financial Securities. The developer shall have the responsibility to make sure that any required bond or escrow agreement is still in effect while required improvements have not yet been completed. If such security or escrow expires before the improvements have been completed, it shall be considered a violation of this Ordinance, and the Township may withhold all issuance of permits. As built plans showing compliance with approved and recorded subdivision or land development plans shall be submitted prior to release of financial security.


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ARTICLE 3 DESIGN STANDARDS AND REQUIRED IMPROVEMENTS

3.100 REQUIRED IMPROVEMENTS AND OVERALL REOUIREMENTS.

A.

B.

C.

D.

E.

F.

G.

H.

This Article sets forth the design and construction standards for required improvements, regardless of whether the improvement will be dedicated to the Township.

Modifications and Exceptions. See Section 1.200 of this Ordinance.

Additional or higher type improvements may be required in specific cases where the Board of Supervisors determines such improvements are clearly necessary to protect the public health and safety.

Land shall be suitable for the purpose for which it is to be subdivided or developed, and shall comply with the Zoning Ordinance.

Hazardous Conditions.

1. Subdivisions or land developments subject to hazardous conditions (such as open quarries, hazardous or toxic site pollution, limestone solution channels, unconsolidated fill, floods, excessive erosion or unsafe water supply) shall not be approved until the developer has provided or has legally committed to provide adequate measures to overcome or eliminate the hazards, in the determination of the Board of Supervisors, to the best of their knowledge. See the floodplain requirements of the Township Zoning Ordinance. The Township accepts no responsibility to identify hazards or to guarantee their resolution. See the "Liability" section in Article I. No subdivision or land development shall occur in such a way that would significantly threaten the public health and safety, including hazards of toxic substances, trflic hazards, explosive hazards and fire hazards.

2.

3.

Zoning. All aspects of a proposed subdivision or land development shall conform to the Township Zoning Ordinance and all other Township Ordinances and specifications.

Nearby Develooment. A subdivision or land development and its street pattern shall be coordinated with existing or approved nearby developments or neighborhoods to help develop the area harmoniously and to help prevent conflicts between neighboring development.

Official Map and Comprehensive Plan. Any subdivision or land development plan shall conform to proposed improvements shown on each of the following: 1) any "Official Map" formally adopted by the Board of Supervisors, 2) the Transportation Plan recommendations of the Township Comprehensive Plan, 3) the Comprehensive Traffic Study of Stroud Township.

Article 3 - Design Standards and Required Improvements 3-1

3.200


Where there is a specific conflict between the recommendations in the above documents, the most recent document shall apply.

STREETS AND DRIVEWAYS.

3.201 Access to Streets.

A. All proposed subdivisions and land developments shall have adequate and safe access to the public street system.

B. Frontage. Any lot created under this Ordinance shall have frontage and access onto either: 1. a public street (which may be required to be improved as necessary under this

Section) or 2. a private street constructed to the same standards as a public street and that has a

permanent system to ensure adequate maintenance, except as provided below.

C. Private Streets and an Existing Lot. A pre-existing lawful lot of record that abuts an existing private street that does not meet Township standards may have access for a single principal use onto such private street, but no new lot shall be created with access onto such street, except as provided in subsection D. below.

D. Existing Private Street and New Lots. An existing private street that does not meet Township standards may be used as access for new lot(s) only if approved by the Board of Supervisors and if all of the following conditions are met:

1. The applicant shall grant a sufficient width of easement to affected property-owners to result in a total 30 feet minimum width along all street fiontage that is owned by the applicant.

2. The applicant shall document that the lots have a legally guaranteed right to use the street in perpetuity.

3. After improvements made by the applicant prior to the occupancy of any new dwellings, the street shall have a minimum improved width of 12 feet if only 2 or 3 lots are served, and 16 feet in other cases. Such width shall include a minimum of 6 inches of coarse aggregate base course or sub base, or 4 inches of PENNDOT 2A aggregate and 2.5 inches of bituminous binder and 1.5 inches of surface course. Such surface shall extend from the driveways of the new lots to a public street or other street meeting Township standards. Portions ofthe street within apublicright- of-way shall include 6 inches of sub base (PENNDOT 2A Aggregate), 3.5 inches of bituminous binderkurface course and 1.5 inches of surface binding course.

4. The applicant shall demonstrate to the satisfaction of the Township Engineer, that: a. the street will be suitable for access by emergency vehicles, after any

improvements that the applicant may agree to make; and b. minimum sight distance will be available where the private street meets a public

street.

Article 3 - Design Standards and Required Improvements 3 -2

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E. Parking. Courts. If individual units of an office park, townhouse, garden apartment or mobile home park development have vehicular access onto a private parking court, that parking court is not required to meet Township construction standards for streets, provided that:

1.

2.

the parking court and related accessways are paved with asphalt, concrete or similar dust-fiee hard-surface material with 3” minimum depth over a 4” aggregate sub base and have vehicular access onto a public street, and (except for a rental development) that there be an system to ensure maintenance of the parking court that is acceptable to the Board of Supervisors.

F. Shared Drivewav. Two lots may utilize a shared driveway, provided:

1. The shared driveway shall enter onto a public street or a private street that meets the same standards as a public street.

2. The driveway shall be constructed of a minimum of 6 inches of crushed aggregate and 2.5 inches of bituminous binder with a 1.5 inch surface course, for a minimum cartway width of 12 feet.

3. The applicant shall demonstrate to the Township Engineer that the driveway will: a. meet Section 3.213.D. pertaining to emergency vehicle access, and b. have adequate sight distance where it meets a street.

4. An easement shall guarantee use of the driveway in perpetuity. 5. The driveway shall have a maximum length of 750 feet. 6. The applicant shall demonstrate that the shared driveway is necessary to allow

reasonable use of the site or to improve traffic safety.

G. Alleys. The Board of Supervisors may permit a lot that abuts a public street to have its traffic access onto an alley, if the applicant demonstrates that all of the following standards are met:

1. such access is appropriate for proper traffk flow and will allow a higher quality site design,

2. there will be an acceptable system to ensure permanent maintenance of the alley, 3. the alley shall meet Section 3.206.G. and 3.210.F., 4. the alley will be laid out so as to not invite use by through-traffic.

3.202 Streets and ToDoeraDhv. Proposed streets shall be adjusted to the contour of the land to produce usable lots and reasonably sloped streets. See the steep slope regulations in the Zoning Ordinance and in this section.

3.203 Street Continuations.

A.Stub Streets, Upon recommendation by the Planning Commission or Township Engineer,the Board of Supervisors may, for efficient movement of traffic, permit a subdivision or land development to include the extension of a proposed street withright- of-way to the boundary line of the tract to provide for an eventual extension into the adjacent tract for efficient circulation of traffic throughout the area.



B. Widening. - Where a subdivision or land development abuts or contains an existing street of inadequate cartway or right-of-way width, additional right-of-way andor cartway width shall be required conforming with Section 3.206.

3.204 Intersections.

A. The centerlines of streets shall intersect at right angles.

B. Alignment of Street Intersections.

1. No more than two streets shall intersect at one point. 2. Where a proposed street or business driveway intersects an existing cross

street, such proposed street or business driveway shall be aligned with any street intersecting on the other side of the cross street, unless the Board of Supervisors or PENNDOT determine that such alignment is not reasonable or feasible.

3. If a proposed street cannot intersect at the same location as a street on the other side of the cross street, then the proposed street shall be offset by the following minimum distances fiom the nearest intersection of streets: a. 150 feet along a local street, b. 400 feet along a collector street, and c. 1,000 feet along an arterial street. d. Measurement. The minimum distances of this subsection shall be

measured between the points where the centerlines ofthe right-of-ways of the intersecting streets intersect with the centerline ofthe cross street (See the following figures).

At least 150' if local street At least 400' if collector street

-

t S T R E E T ' - e - -

STREET INTERSECTION UNACCEPTABLE DESIGN

Article 3 - Design Standards and Required Improvements

STREET INTERSECTION ACCEPTABLE DESIGN

3 -4

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I

C. At street intersections, lot lines shall be rounded by arcs with the radii listed below. For arterial streets or streets serving commercial or industrial areas, the Board of Supervisors may require a larger radius than stated below, if recommended by the Township Engineer.

Minimum Radius of Arc at Intersection of Cartway

Tvpe of Street Edge or Curb Line (in feet) Arterial 40 30 Collector 35 25 Local 30 25

Minimum Radius of Arc at Intersection of Right-

of-Way (in feet)

3.205 Arterial and Collector Street Frontage. The following provisions are specifically intended to apply along Route 61 1, as well as any other streets that may be classified as arterial or collector streetdroads.

A. Subdivisions or land development that abut or contain an existing or proposed arterial or collector street shall be required by the Board of Supervisors to use one or more ofthe following methods of layout and site design in order to avoid increased traffic congestion and improve traffic safety. The Board’s decision to use one or more of the following methods will be based on the recommendations of the Planning Commission, the Township Engineer, comments fiomPENNDOT and any professional traffic studies that have been submitted.

1. Use of a marginal access or “fkontage” streets with access only onto side or interior streets. These “fiontage streets” would collect traffic fkom numerous driveways and direct it to a select few number of entrances onto the arterial or collector street, andor

2. Minimize the number and width of driveway cuts or street intersections onto an arterial or collector street. This may include requiring the use of shared driveways between adjacent uses or lots, andor

3. Restricted ingress and egress involving left-hand turns onto or off of the arterial or collector street, andor

4. Limiting traffic access to the street that has lower traffic volumes, in the case of lots that abut two or more streets (such as a comer lot), andor

5. Prohibit driveways from individual dwellings from entering directly onto an arterial or collector streets. If there is no alternative to this, each driveway entering onto an arterial or collector street shall have adequate turn-around space for vehicles provided within the lot so that vehicles do not back onto the street.

I Article 3 - Design Standards and Required Improvements 3-5


B. Interconnected Parking Lots. The following provisions shall apply adjacent to a collector or arterial street when a lot proposed for subdivision or land development includes more than 10,000 square feet of lot area:

1. When two abutting business uses are in common ownership, the parking lots shall include an interconnection to allow motorists and pedestrians to travel fiom one business to another business without needing to re-enter a public street.

2. Where two abutting lots involving current or future businesses are not incommon ownership, the applicant for a subdivision or land development shall seek permission fkom the abutting lot owner to allow a vehicle interconnection between the parking lots. Unless the abutting property owner refuses to permit the interconnection, the subdivision or land development shall include the construction of a vehicle and pedestrian interconnection between the parking areas. If the abutting property owner refuses to permit the interconnection or the interconnection is currently not feasible, the Board of Supervisors shall require that the subdivision or land development include an easement allowing a future interconnection and/or construct the interconnection as a “stub” up to the applicant’s property line.

3. When an interconnection is required or planned between two uses or lots, the subdivision or land development shall include a suitable cross-easement that permits vehicles and pedestrians fiom one use or lot to have access through the parking lot and driveway of the adjacent use or lot.

C. Commercial Parkinn.

1. See Section 3.20 1 .F. concerning shared driveways. 2. Shared Parking. To the maximum extent feasible, adjacent commercial uses shall

utilize shared or coordinated off-street parking. See provisions in Section 8.1 12 of the Zoning Ordinance that may allow reduced parking if the applicant demonstrates that certain spaces will not be used concurrently.

3. Phased Parking. In the instance of a phased development, construction of a portion of the required parking with the initial phase may be permitted under the following circumstances: a. The total parking area required for built out project is available and reserved

on the site for parking use only. b. The portion needed in the initial phase is developed and may be expanded, at

such time as is specified by the Board of Supervisors or the Zoning Officer.

D. Residential Driveways. In a subdivision or land development of over 5 new dwelling units, vehicle driveways fkom individual dwelling units shall first enter onto a local street, marginal access street, approved alley or parking court before entering directly onto a collector or arterial street.

3.206 Public and Private Street Desim Standards.

A. Minimum public and private street design standards shall be as shown in the following table, unless PENNDOT establishes a more restrictive requirement.


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DESIGN STANDARDS FOR STREETS (All Dimensions in Feet Unless Specified)

TYPE OF STREET: DESIGN SPECIFICATIONS

Arterial Collector Local or Marginal

Right-of-way Width ***** Cartway Width:***** (in addition to shoulders described below, plus turning lanes and acceleration/ deceleration lanes, as determined to be needed by the Board of Supervisors or PENNDOT) -with no on-street parking

-with on-street parking on 1 side -with on-street parking on 2 sides

Width of Shoulders, for any street without curbs and without a paved parking lane on that side of street******

Minimum Sight Distance* Minimum Tangent between Reverse

Minimum Centerline Radii for Horizontal Curves Maximum Grade****

Curves* *

80

28

36 44

8 475 200

600*** 6%

60

24 to 28 34 42

6 350 100

350 8%

50

22

4 200 100

200 12%

* Horizontal sight distances shall be measured 10 feet back fiom The stop line from a point 3.5 feet above the road surface to a point 6 inches above the road surface, and shall be based upon standards of the American Association of State Highway and Transportation Officials (AASHTO). All tangents shall be measured along the street centerline. Larger radii may be required as determined to be needed by the Township Engineer or PENNDOT. Minimum grades for all streets shall be 1 .O percent, unless the Township Engineer determines that a lesser grade is acceptable. The Board of Supervisors shall determine the appropriate width within the ranges provided in this table, unless an official modification or waiver is granted to these standards. See Section 3.21 1 regarding dedication of right-of-way. The Township may also require slope, drainage and utility easements. Shoulders shall be constructed to PENNDOT specifications.

** ***

**** * * * **

* **** * *

B. Horizontal curves shall connect street lines that are deflected in excess of 2 degrees.

C. Vertical curves shall be used at changes of grade exceeding 1 percent. The length ofthe vertical curve shall be determined by the required sight distance specified in the above table.

Article 3 - Design Standards and Required Improvements . 3-7


D. Leveling Area. The leveling area for all street intersections shall be provided as follows: 1 . The grade of the through street at the point of intersection of the center-

lines of the two streets shall not exceed 8 percent. 2. The grade of the connecting street(s) shall not exceed 4 percent within the

right-of-way lines ofthe through street, and within 25 feet approaching the right-of-way.

E. The minimum grade of any street or alley centerline and gutter shall be 1.0 percent.

F. Horizontal Curve. A minimum tangent of 100 feet, measured from edge of cartway, shall be required between a curve and a street intersection where one of the intersecting streets is a collector or an arterial street. See also leveling area in subsection D. above and vertical curves in subsection C.

G. Alleys. An alley shall have a minimum right-of-way width of 30 feet and a minimum cartway width of 16 feet for two-way traffic, and a minimum right-of- way width of 20 feet and a minimum cartway width of 12 feet for one-way traffic. An alley shall not exceed a slope of 12 percent, and a minimum sight distance of 60 feet. See construction standards in Section 3.2 1 O.F.

H. See Section 3.21 1 regarding street widening and right-of-way reservations.

I. PENNDOT Permit. An applicant for a subdivision or land development abutting a State highway shall be responsible to obtain all necessary State approvals, including a PENNDOT Highway Occupancy Permit.

J. Street Dedication. An applicant for final subdivision or land development approval shall certify that the title to any street right-of-way is fiee and clear ofall liens and encumbrances and that no prior conflicting right-of-way has been granted to any utility or any other person. No street will be offered for dedication unless all design standards as specified herein are met.

When 80 percent of the lots fionting a street are built and occupied, or in the case ofa street serving commercial or industrial uses, 80 percent ofthe fiont footage is occupied the applicant may offer the Township a deed of dedication, pending acceptance of improvements by the Township Engineer.

K. Required right-of-way widths are based upon the need for utilities, storm water management, grading, storage of plowed snow, emergency parking, temporary road adjustments during maintenance and accidents, and to accommodate fbture improvements.

3.207 Street Maintenance. As a condition for Final Plan approval, the developer must enter into a legally binding mechanism to establish the responsible parties for the improvement and maintenance of any street that is not pre-approved for dedication as a public street. If an association of lot owners is to be made responsible, such


I I 1 1 1 I I I I I I I I I I I I I I


commitments shall be legally established on the recorded plan and be part ofthe deed of each lot before it is sold. The form of such legal agreements shall be subject to acceptance by the Board of Supervisors, based upon review by the Township Solicitor.

3.208 Sight Triangle and Sight Distance.

A. At any intersection of a street with another street(s), an accessway or a driveway, a clear sight triangle shall be provided. Such triangle shall be graded, cleared and kept clear of sight obstructions (other than official street sign posts and individual canopy tree trunks) for a height between 2 and 10 feet above the ground level.

1. Such clear sight triangle shall be protected by a permanent deed restriction, covenant stated on the record plan, municipal easement or other legally binding method acceptable to the Township. Such clear sight triangle shall be determined by the distances stated below, which shall be measured along the centerlines of the right-of-ways (or cartways where right-of-ways do not exist) of streets/ accesswayd driveways. Such distances shall be measured fiom the intersection of such lines, with the third leg of the triangle connecting the opposite ends of each leg. a. A 100 feet length shall be used along the centerline of an arterial street.

A 75 feet length shall be used along the centerline of any other street or any accessway or driveway required to provide a clear sight triangle, except as stated in part "E." below.

b. Except, where a local street or driveway or accessway serving two or more non-residential principal uses enters onto an arterial street, a clear sight triangle shall be used with a distance of 350 feet along the arterial street and only 20 feet back f?om the existing right-of-way of the arterial street measured along the centerline of the local street, driveway or accessway, instead of the sight distance stated above.

2.

B. An applicant for any new driveway onto a Township street shall demonstrate that the driveway would meet the same PENNDOT sight distance requirements as if the street was a State road.

3.209 Number of Street Access Points and Turn -Arounds.

A. A subdivision of 15 or more dwelling units shall have two points of access onto the exterior street system, unless the applicant proves to the Board of Supervisors that a second access would be infeasible, unreasonable or would result in improper access management.

B. Cul-de-sac streets shall not be permitted. However, the Board of Supervisors may approve acceptable alternative turn-around designs, including a turn-arounds of acceptable radii incorporated into a parking court or a landscaped island .

C. No street shall dead-end without an approved turn-around at the end of the street. Temporary stub streets shall be required to include at least a temporary turn



around, if the stub would be longer than 150 feet or serve more than 3 dwellings or lots.

3.210 Street D e s k and Construction Standards.

A. Streets shall be graded, improved and surfaced to the grades and dimensions shown on the approved plans, profiles and cross-sections.

B. Right-of-way and Cartway Grading.

1. The entire right-of-way shall be graded to the approved cross-section. All trees, stumps and other material deemed unsuitable by the Township Engineer shall be removed. The excavation shall be backfilled and suitably compacted to the satisfaction of the Township Engineer and in accordance with PENNDOT Publication 408. The finished travelway paved surface of tangent sections, and of curved away fiom the centerline. Properly super-elevated cross-sections shall be required on arterial and collector streets when the center-line radius is less than 500 feet a. The maximum permissible super-elevation shall be 6 percent (.06 foot

per foot). Super-elevation may be incorporated with longer radius curves and may be incorporated into local streets, at the discretion of the Township Engineer.

Shoulder surfaces shall be graded at a slope of one half inch per foot away &om the paved travelway. The grade of the inside shoulder in an area of super-elevation may be increased to coincide with the grade of the super- elevation. In areas of earth or earth fill, such grading shall be done to a maximum slope of 3 feet horizontal to 1 feet vertical, conditioned on the recommendation of a geotechnical engineering report. In areas of earth excavation, such grading shall be done to a maximum of 2 feet horizontal to 1 foot vertical. In areas of rock excavation, a maximum of 1 feet horizontal to 2 feet vertical shall be permitted. Where cut or fill slopes abut a sidewalk, there shall be a 2 foot level area adjacent to the sidewalk.

2.

3 .

4.

5.

C. Grading Beyond Right-of-way.

1. The subdivider or developer may be required to grade beyond the right-of-way line in order to provide continuous slope fiomthe right-of-way line to the proposed elevation of the abutting property. Such grading beyond the right-of-way shall generally maintain the original directions of slope except where storm water runoff designs dictate changes. Approved plans, either preliminary or final, showing proposed grading, shall be a covenant running with the land, unless altered by written permission fiom the Board of Supervisors.

2.

3 .



4. In no case shall the required street grading extend onto an adjoining property with a different landowner, unless the other adjoining property owner gives a written agreement to the developer to accomplish such work.

D. Trench Excavation. 1. All trenches excavated within the cartway of a proposed public street or

right-of-way shall be mechanically compacted with backfill acceptable to the Township Engineer (using PENNDOT 2RC or 2A). All trenches within the cartway of an existing street (either public or private) shall be sawcut prior to excavation and be mechanically compacted with stone backfill (PENNDOT 2RC or 2A), in accordance with PENNDOT Publication 408.

2.

E. Drainage of streets shall comply with Section 3.800 of this Ordinance.

F. Street Construction Standards. All street pavements shall follow the approved plans, profiles and cross-sections and consist of the following construction, and follow the Typical Street Cross-Section as shown, except if a modification is granted under Section 1.200 or a specific different standard is required by PENNDOT for a State road:


1 3-1 1

LJ

I

2 E F'

TYPICAL STREET CROSS SECTION NOT TO SCALE

50 FT. MINIMUM RIGHT OF WAY (see Section 3.206)

I_ y - -- --- - --- - ------

-WEARING COURSE SURFACE COURSE

COLLECTOR & LOCAL STREETS

I I I I I 8 I 1 I E I 1 I I I I I I I


G. Required Street Improvements Table

Minimum Shoulder construction- Based

PENNDO T Standards

Upon

Street Classification

Base Course

Compacted Depth

(BCBC) - Surface Course

Com- pacted Depth

ID-2

Compacted Depth of Sub-Base (PENNDOT Type 2A Aggregate or Better), Based Upon the following subgrade groups (as described below)

A B

10"

10"

C

8 'I

D

6" - 6"

~

4" BCBC and 2" binder

5"

Type 1-1 Arterial Street Engineering Design*

Engineering Design *

Any Collector Street; or Local Street serving a commercial or industrial subdivision

8" 1.5" Type 1-1

Local Street - Other than serving a commercial or industrial subdivision

7" 6" 6" 4" 1.5" Type 3

Alley 8 6" 5" 5" 3.5" 1.5" B

' laboratory evaluation, but not 2 rs than the requirement * To be determined from field an for Subgrade Group B.

1. Subbase is the compacted crushed aggregate placed on the prepared subgrade. Subbase aggregate shall conform in type and be compacted to the depths stated in the above table. Construction of the sub-base shall conform to PENNDOT Publication 408 and inspection by the Township Engineer.

2. The base course shall be bituminous concrete base course (BCBC) conforming to and placed in accordance with PENNDOT Publication 408 and compacted to the depths stated in the above table. Installation ofthe base course is subject to inspection by the Township Engineer.

3. The surface course shall be bituminous concrete ID-2A wearing course conforming to and placed in accordance with PENNDOT Publication 408 and compacted to the depths stated in the above table. Installation of the surface course is subject to inspection by the Township Engineer.

4. Shoulders shall be designed and constructed in accordance with the PENNDOT standard stated above, and in accordance with PENNDOT Roadway Construction Standards and PENNDOT Publication 408.



C

D

Unsuitable

H. Sub-Grade. Sub-grade includes the native soils on which a street is placed. Preparation of the sub-grade shall conform to PENNDOT Publication 408 and inspection by the Township Engineer. All streets shall be constructed upon a properly rolled and crowned sub-grade. The Required Street Improvements Table (see above) requires different depths of sub-base depending upon the sub-grade group ofthe soil type. The following sub-grade groups shall apply to the following soil types.

Swartswood, Volusia, Wellsboro

15 Chenango, Chippewa, Oquaga, Wurtsboro

20 or greater Bath, Wyoming

Unsuitable Mucky Peat

1. An applicant may conduct a field analysis to prove to the Township Engineer that soils in a particular area should be considered to be within a different sub- grade group.

2. Mucky peat is generally unsuitable as sub-grade. Unsuitable soils, wet soils, and soils subject to frost heave shall be removed and replaced, drained or otherwise stabilized to handle anticipated loads.

Variable - Engineering Evaluation Required

Bearing Capacity Sub-grade Groups of Soils

Variable Alluvial lands, cut and fill lands

Sub-grade Group Presumptive California Bearing Ratio (CBR)

I SoilType

A 7 Alden, Holly, Kedron, Lawrenceville, Meckesville, Morris, Philo, Shefield, Shelmadine, Wayland

B I lo Benson, Braceville, Dekalb, Lackawanna, Lordstown, Marion, Pope, Rexford,

I. Frost Heave Potential. The design of the sub-grade shall hlly consider the supporting capabilities of the sub-grade, with particular attention to those soils which are subject to ftost heave. The following soil types have been identified by the U.S. Natural Resource Conservation Service as having potential fiost heave problems within the following categories:

Severe Frost Heave Potential - Alden, Morris, Shadmadine, Wayland, Wellsboro, Wurtsboro Moderate Frost Heave Potential - Low Strength - Braceville, Lawrenceville, Meckesville


1

3-14


Moderate Frost Heave Potential - Bath, Lackawanna, Mardin, Oquaga, Swartswood, Volusia.

The design and construction of a street on soils which are subject to fiost heave shall include provisions to lower the water table below the fiost line. The design and construction shall require the installation of sub-grade drains, parallel drains, geo textile filter fabric or other facilities. The design of such facilities shall be in accordance with PENNDOT DM-2 and PENNDOT Roadway Construction standards. Installation shall be in accordance with PENNDOT Publication 408. The design ofthe street in these areas may require field and laboratoryevaluation to determine the depth of the seasonal water table and the supporting capacity of the native soil.

J. Required Inspection. Construction of street improvements shall be inspected and approved by the Township Engineer at the following construction stages: 1. preparation of the sub grade, 2. installation of the sub base, 3. installation of the base course, 4. completion of the surface or wearing course. The Township engineer may require core brings as needed to conform compliance prior to acceptance of an offer of dedication by the Township.

K. PENNDOT Construction Standards.

1. Streets and related structures and appurtenances shall be constructed in accordance with published PENNDOT construction standards, including but not limited to, the following or their successor standards: a. PENNDOT Design Manual Part 2 Highway Design b. PENNDOT Design Manual Part 4 Structures c. PENNDOT Roadway Construction Standards d. PENNDOT Specifications Publication 408 e. PENNDOT Traffic Standards Series TC 7600,7700 and 7800

L. Structures. Bridges and other waterway crossing structures shall also receive any necessary approvals fiom the PA. Department of Environmental Protection. The applicant shall submit sealed design drawings, specifications and calculations, along with a geotechnical report on foundation requirements.

M. Subsurface Drains. Subsurface drains shall be installed where directed by the Township Engineer when warranted, in hidher opinion, by field conditions.

N. Retaining Walls. When retaining walls are proposed, drawings and calculations sealed by a licensed professional engineer shall be provided along with a geotechnical report on foundation requirements.

0. Storm Water Facilities. required improvements.

Refer to section 3.800 of this Ordinance regarding

P. Street and Highway Signs. Any highway and street signs shall conform with PENNDOT standards. Prior to approval, Township Roadmaster shall approve all street names.



3.211 Rewired Trafic ImDrovements.

A.

B.

C.

Purpose. In recognition of the definition of "On-Site Improvements" in Section 502-A and the provisions of Sections 503(2)(ii) and 503(3) of the PA. Municipalities Planning Code, this Section is primarily intended to ensure that streets, bike lanes and walkways bordering a subdivision or land development are coordinated and of such widths and grades and in such locations as deemed necessary to accommodate prospective traffic and to facilitate fire protection and to ensure that the access into and out of subdivisions and land developments is sufficiently safe.

Process. This subsection 3.21 1 shall be carried out through determinations ofthe Board of Supervisors, after considering any recommendations of the Planning Commission, the Township Engineer, the applicant, the applicant's professional representatives, any comments fiom PENNDOT that may be provided regarding a State road and any professional traffic studies that may have been submitted.

On-Site/ Abutting Traffic Improvements. If, in the determination of the Board of Supervisors, there is a reasonable relationship between the need for an "on-site improvement" of a street and the traffic created by a proposed subdivision or land development, the applicant for such subdivision or land development shall be required to complete the needed improvement or fbnd hidher fair share ofthe cost of such traffic improvement and to dedicate sufficient street right-of-way for needed improvements.

1 . Widening of Abutting Roads. An applicant for any land development or major subdivision shall be required to dedicate additional right-of-way, pave any existing unpaved street and widen the cartway and any shoulders of abutting streets to meet Section 3.206. a. Where the Board of Supervisors determine that land owned by another

entity on the other side of the street is likely to be developed in the near future, the Board of Supervisors may permit an applicant to only improve the street fiom the centerline of the street right-of-way inward towards the project's lot lines, provided that sufficient improvements would still be completed for public safety.

b. A lesser width may be permitted where the Supervisors determine that such would be appropriate andor is justified to save mature trees.

c. Where the cartway is widened by the installation of curbing or otherwise, fill-in paving shall be required.

d. The plan shall show the existing legal right-of-way line and any additional width that is being dedicated to the Township or PENNDOT.

2. Such improvements and right-of-way shall be required unless the Board of Supervisors determine: a. that there is not a reasonable relationship between the improvements and

the traffic created by the proposed development, or b. that widening or right-of-way or other improvements are not needed or that

a lesser improvement is sufficient or Article 3 - Design Standards and Required Improvements 3-16

Stroud Townshe Subdivision and Land Development Ordinance

c. that PENNDOT specifically refuses in writing to allow such improvement to a State road in the foreseeable future, in which case the Township may still require that abutting right-of-way be dedicated to the Township or reserved for future dedication if needed in the future.

3. Any improvement to a State street shall meet all PENNDOT standards.

D. TyDes of Reauired Traffic ImDrovements.

1. The following shall be the definition of "on-site improvement," (unless this definition is amended by State law): "all street improvements constructed on the applicant's property, or the improvements constructed on the property abutting the applicant's property necessary for the ingress or egress to the applicant's property."

2. On-site improvements may include, but are not limited to, a new or upgraded traffic signal, land dedication to improve an abutting intersection, realignment of an abutting curve in a road or the widening of the abutting cartway and right- of-way.

3. Traffic calming devices may be required by the Township.

E. Funding. In place of completing a required street improvement as a condition of final approval, an applicant may enter into a legally binding development agreement with the Township for the applicant to fund the improvement, or hidher fair share of such improvement, as determined by the Board of Supervisors.

F. Accounting. Any such funds may be placed in escrow until such time as sufficient f h d s are available for a more comprehensive improvement, with interest being used towards the cost ofthe improvement. Any such funds received under this sub section shall be accounted for separately.

G. Staging. Any completion or funding of a required road improvement may occur in stages in relationship to the stages of the development, if so stated in a legally binding development agreement andor as a condition of final plan approval.

3.212 Reservation for Future Street. If the Board of Supervisors determines it will be necessary to provide suitable traffic access to the interior of a site, the Board of Supervisors may require as part of a proposed subdivision plan that a 50 feet minimum width right-of-way be reserved for a future cross-street. Such future street is not required to be constructed until such time as the lots that would access it would be developed. Such right-of-way shall be retained in the same ownership as the abutting interior land until a street may be developed.

' Article 3 - Design Standards and Required Improvements 3-17


Type of Subdivision or Land Development

3.213 Driveways.

Minimum Distance Between Centerline of Driveway and Nearest Intersecting Street by Type of Intersecting Street

A. Permits. A State Highway Occupancy Permit is required for all access onto or work within the right-of-way of a State road. For any driveway entering a Township road or a private road, a Township Occupancy Permit is required.

I

B. Driveway Slopes. Grades ofaccess drives or driveways shall not exceed 15 percent for any horizontal distance longer than 20 feet, except for a driveway that: 1. enters onto street, the first 30 feet fiom the cartway shall have a maximum slope

2. serves a commercial or industrial use, which shall have a maximum slope of 12 of 8 percent, with a maximum grade differential of 8 percent; and

percent.

Arterial Collector Local

C. Drainage. The developer shall make adequate provisions to maintain uninterrupted parallel drainage along a street where intersected by a driveway. The minimum culvert size shall be stated on a subdivision plan for each lot. The main travel routes within parking lots shall be graded and drained to keep those routes open for travel during storms. A minimum 12 inch cover shall be provided over a pipe, measured fiom the subgrade. The minimum driveway culvert diameter shall be 15 inches.

Residential

Non-Resident ial

D. Emergency Access. Driveways shall be designed to be accessible to emergency vehicles. Driveways shall have a 10 feet minimum horizontal clearance, a 12 feet minimum vertical clearance and be designed to support the weight of a loaded fire engine pumper truck.

150 feet 100 feet 75 feet

300 feet 200 feet 150 feet

E. Shared Driveways. See Section 3.201.F.

F. Separation Between Driveways and Streets. Any new driveway entering onto a street shall be separated by the following minimum distance along that street fiom any cross-street intersection. The minimum separation distance shall be measured between the centerline ofthe driveway and the centerline ofthe nearest cross-street. These separation distances shall not apply ifa driveway is aligned witha cross-street that intersects at the same point on the opposite side of the receiving street.

G. Separation Between Driveways. Any new driveway entering onto a street shall be separated by the following minimum distance along that street from any other driveway intersecting along the same side of that street. The minimum separation distance shall be measured between the centerlines of the driveways. This separation distance shall not apply where two driveways are approved to be located

Article 3 - Design Standards and Required Improvements 3-1 8


-

Type of Subdivision or Land Development

Residential

Non-Residential

immediately next to each other, effectively forming a shared driveway. On corner lots, driveway access shall be provided on the “minor” street.

Minimum Distance Between Centerline of a New Driveway and Centerline of Any Existing Driveway,

by Type of Intersecting Street

Arterial Collector Local

100 feet 75 feet -- 150 feet 100 feet 75 feet

H.

I.

J.

K.

L.

M.

N.

Driveway Locations. The following minimum setbacks shall apply fromthe edge of a new driveway: 1. 5 feet fkom a f r e hydrant, catch basin or inlet; or 2. 5 feet fkom a property line, unless otherwise approved by the Township as part

of the subdivision or land development plan.

Opposite Driveways. Where possible, driveways on opposite sides of the street shall be located opposite one another to create a “true intersection.”

Non-Residential Driveway Surfaces. The entire length of driveways used as the primary access for principal commercial, industrial and institutional uses shall be paved in asphalt or concrete. Portions of any driveway that are within a public street right-of-way shall be improved as follows: 6 inches ofcrushed aggregate, 2.5 inches of bituminous binder course and 1.5 inches of wearing course.

Radius. The driveway radius shall not extend beyond the property line.

Driveway Width. Driveway widths shall conform to PENNDOT Publication441, or its successor.

Driveway Curbing. In curbed sections, a minimum 1.5 inch curb reveal must be maintained at the driveway. When existing curbing is to be removed to construct a driveway, the length of curbing to be removed shall be carried to the nearest expansion joint or sawcut if the joint is more than 5 feet fiom the end of the curb removal. No partial breaking out of the curb shall be permitted.

Turnaround. Sufficient area for vehicle turnaround shall be provided. Backing onto public right of way is prohibited.

3.214 Traffic Impact Studies.

A. A Traffic Impact Study meeting the same requirements as are listed in Section 7.610 of the Zoning Ordinance shall apply for any subdivision or land development that will involve any the following after build-out:



1. traffic generation is excess of 500 average daily trips, 2. any new principal non-residential building or use that is on a lot with fiontage on

an arterial street, 3. where the Planning Commission or Board of Supervisors, after a

recommendation by the Township Engineer, determines that a subdivision or land development may adversely impact road safety or congestion conditions.

4. not for profit developments may be exempted fiom the requirement to perform traffic review unless specifically required by the Board of Supervisors.

B. The estimates of vehicle trips shall be based upon the latest edition of the Institute of Transportation Engineering Trip Generation manual.

C. Developers shall be required to complete traffic mitigation improvements, revise roadway design and/or contribute a fair share contribution to transportation improvements projects prior to Final Approval.

3.300 LOTS. REAR YARD BUFFERS, AND EASEMENTS.

3.301 Lots.

A. Side lot lines shall abut and be approximately at right angles to straight streetsand on radial lines to curved streets, unless otherwise permitted by the Board of Supervisors. Pointed or very irregularly shaped lots shall be avoided.

- UNACCEPTABLE LOT LAYOUT ACCEPTABLE LOT LAYOUT

UNACCEPTABLE LOT LAYOUT

B. 1. Lots abutting two streets on two non-contiguous sides shall ordinarily not be created except as needed to avoid direct vehicular access onto an arterial or collector street by individual driveways. This shall not apply to a lot abutting an expressway.



2. Rear Yard Buffers Along Major Streets. a. Any residential lot of less than 2 acres with a rear yard directly abutting

a collector or arterial street or expressway shall along such rear yard include a 10 feet wide planting strip along the back of the lot, with access across this strip clearly prohibited on notes on any approved plan.

b. In addition to any street trees required by this Ordinance, this planting strip shall include evergreen trees with a minimum initial height of 3 feet, following a landscaping plan approved as part of the subdivision plan. The plantings shall be hardy, and shall not primarily include American Arborvitae.

c. Any fencing in the rear of such lots shall be placed on the inside of such plantings. Such plantings shall be placed so that they do not obstruct safe sight distance.

C. A lot, other than dedicated open space, that would not be suitable for uses permitted in that zoning district shall not be created as part of a subdivision, but instead shall be incorporated into another lot.

3.302 Easements. Easements shall be provided as follows:

A.

B.

C.

D.

E.

F.

Drainage, sanitary sewage, central water, underground utility, emergency access and other types of easements shall be provided as determined necessary by the Township and as indicated on the plans.

Locations. Unless waived or modified by the Township Engineer or the Board of Supervisors, all lots shall include a drainage and utility easement around the perimeter ofeach lot, including adjacent to the street right-of-way. However, such easements shall not be required where buildings (such as townhouses) are to be attached at a lotline.

Width. The standard minimum width of an easement shall be 10 feet, unless specifically approved or required otherwise, based upon review by the Township Engineer. If an abutting easement width of at least 5 feet will exist on the abutting lot, then this width may be reduced to 5 feet.

See also drainage easement provisions in Section 3.800 of this Ordinance.

Recreational Easements. For properties bordering Brodhead Creek, Pocono Creek and McMichael Creek, a 30 foot wide recreational easement, as measured fiom the top of bank, shall be required.

Other width requirements. Additional width of easements shall be provided for additional utilities if required by the water or sanitary sewage supplier or the Board of Supervisors, based upon advice of the Township Engineer. The easement widths along side lot lines may be reduced if the Zoning Ordinance allows a principal building setback that is more narrow than the width of the easement that would otherwise be required.



G.

H.

I.

J.

K.

Separation. Minimum separation distances between utility lines shall be as required by the applicable utility, applicable codes (State, Federal, Township or industry) or as deemed necessary by the Board of Supervisors based upon advice of the Township Engineer.

Pipelines. If any activity is proposed within the right-of-way of an underground fuel or gas pipeline, the applicant shall provide written evidence &om the operator of such pipeline that such activity is acceptable under their safety standards and the terms of that right-of-way.

Location. Easements shall be placed along lot lines or street rights-of-ways, to the maximum extent possible, as opposed to the center of a lot.

Maintenance and Obstructions. The owner of the lot shall properly maintain an easement or right-of-way in such a condition that does not interfere with its intended purpose(s). Fill or structures shall not be placed in an easement or right- of-way in a way that inhibits its intended purpose(s). Specifically, structures or grading that could alter or obstruct stormwater flows in violation ofthe approved Final Plan shall be prohibited within stormwater easements.

Entry. The Township, at its option, shall have the right to enter a stormwater easement or any municipal easement or right-of-way to maintain it or improve it for its intended purpose(s), although the Township does not accept the responsibility to complete such work.

3.400 WATER SUPPLY AND FIRE HYDRANTS.

3.401 In General. All subdivisions and land developments shall be served with an adequate on-lot or central water supply system that will meet DEP and Township requirements.

3.402 Required Connections to Central Water Svstems.

A. The Board of Supervisors, after requesting any recommendations ofthe Planning Commission, the Township Engineer and the appropriate water supplier, shall require all lots and principal uses within a subdivision or land development to be connected to an existing public or Public Utility Commission-regulated central water system where the Board of Supervisors determines that such connection would be feasible, cost-effective and reasonable.

1. An applicant may seek to prove that an extension would not be reasonable because of the distances that the lines would need to be extended and the average cost per dwelling or lot.

2. See Stroud Township Ordinance No. 209 that mandates connections to the public water system.



B. Dry Water Lines.

1. The Board of Supervisors, after requesting any recommendations of the Planning Commission, the Township Engineer and the appropriate water supplier, may require that a subdivision or land development include the installation of "dry" water lines if the Board of Supervisors determine that such requirement would be reasonable and that such development is likely to be able to be served by an extension of an existing public or PUC-regulated central water system within 10 years. a. The Township is not responsible to guarantee that such water connection

will occur or be possible within the 10 year period. 2. Such lines shall be required to meet the construction standards of the water

supplier to which the lines are intended to be connected. 3. A developer in such case shall only be required to install:

a. such lines that would be needed to be located within the right-of-way of a

b. such other lines that would be needed within the boundaries of the newly constructed or reconstructed street@) and

subdivision or land development.

C. Private Water System

1. The Board of Supervisors, based upon recommendations of the Township Engineer, may require or permit the development of a new private central water system if such system is determined to be necessary and feasible. Any water system shall be subject to approval by PA DEP.

2. The Board of Supervisors may require that a non-public central water system be designed and constructed so that it can be efficiently connected inthe future into an existing public or PUC-regulated central water system. a. Such system in that case shall be constructed following official standards of

the water supplier to which it is intended to be connected. Easements andor rights-of-way shall be established prior to construction to allow an efficient interconnection with a larger system.

b. In such cases, the approved plan should include a specific provision addressing how the system could be dedicated to become part of a larger system in the future.

D. Water SuDplier Approval. Proposed extensions of central water systems shall meet all applicable procedures, reviews and requirements of any appropriate municipal authority or water company. Such extension shall be approved by such agency prior to Final Plan approval, although specific detailed service agreements are not required to be signed until prior to recording.

E. Non-Public Supplier. Any new central water system that is not owned by apublic authority or municipality shall be found to be acceptable in capacity, pressure, design and construction by the Board of Supervisors, based upon review of the Township Engineer. The Board of Supervisors may deny permission for a subdivision or land development to be served by a non-public central water system if such system cannot guarantee sufficient water pressure and capacity and



would not include a suitable process for long-term professional operation and maintenance.

F. Engineering Plans. See the provisions of Article 2 regarding submission requirements. The applicant shall ensure that the water supplier provide a written statement describing their ability and willingness to serve the proposed development.

G. Central Water System Standards.

1. Central water systems shall be designed by a professional engineer with experience in such matters.

2. The following requirements shall apply for a new or extended non-public central water system: a. Wells shall be sited, drilled and tested under the direct supervision of a

professional engineer or professional groundwater geologist. b. The projected capacity of the water source shall be sufficient to produce a

minimum of 1 10 gallons per person per day and/or 400 gallons per day per dwelling unit and to meet the needs of any non-residential use.

c. Any well shall be pump tested utilizing a controlled step-drawdown test to establish the specific capacity of each well and to establish a long-term pumping rate. The well shall be pumped at the above determined long- term pumping rate for a sufficient period oftime for stabilization to occur and the recovery noted. In no case shall the test be less than 48 hours in duration. In no case will a pumping rate greater than the recharge rate be allowed.

d. Well construction shall be consistent with good practice and regulations of the PA Department of Environmental Protection. The well shall be constructed by a licensed well driller.

e. Wells shall be so located away fiompotential sources ofpollution. Awe11 serving multiple lots shall be located on a reserved one acre minimum parcel.

f The effect of areal drawdown shall be carehlly evaluated and reported. 3. The distribution system shall be designed and sized to provide the design

flows at a minimum pressure of 25 pounds per square inch at curb stops. 4. Pipe classes shall be consistent with design pressures. Class 52 Ductile Iron

Pipe shall be used at a minimum, unless specifically approved otherwise by the Township.

5. Service connections shall be a minimum of 3/4 inch diameter. Corporation stops, service connections and curb stops shall be installed concurrent with the installation of the water main.

6. Before being placed into service, the system must be tested and chlorinated by procedures established by a professional engineer. A system shall meet American Water Works Association standards for disinfection and design.

7. The applicant shall prove to the Board of Supervisors that the water system will maintain adequate storage for the uses being served. Such storage shall normally be not less than one full day=s supply.


I 1

3.403

3.404

3.405

3.406

3.407


8. Flow Rates. a. Systems serving residential development shall provide for a minimum

flow rate of at least 5 gallons per minute for each lot or proposed dwelling unit for domestic purposes.

b. Systems serving non-residential development shall provide for a minimum rate of flow per minute not less than 25 times the projection from the average daily rate of flow.

c. Systems intended to provide for fire flow shall provide for minimum flow rates in accordance with standards of the Insurance Services Organization or the National Fire Protection Association.

9. Fire Flow. Developments that provide central water service shall provide water storage for fire flow purposes according to NPA standards.

10. DEP. All water systems must be designed and permitted in accordance with PA. DEP regulations.

11. Wellhead Protection. The Township may require a developer to establish easements around a central well to prohibit incompatible uses near the well, such as storage or handling of highly hazardous materials, or the installation of impervious containment measures to contain any possible spill.

On-Lot Water Svstem Wells). When a subdivision or land development is not required to connect to a central water system, acceptable locations for on-lot water systems shall be shown on plans and shall be constructed in accordance with regulations of DEP. The Township may require that a well be drilled, tested and found suitable prior to issuance of a building permit. A. The applicant shall show compliance with DEP isolation distances from septic

B. All wells shall be constructed by a licensed well driller. C. The Township may require the installation of test wells prior to final subdivision

approval to show that adequate water supply will be available. For example, one test well might be required for every 5 proposed wells.

D. The Township may require that the well be drilled, tested and found suitable prior to issuance of a building or zoning permit for a related building. A note on the frnal plan may be required to this effect.

systems.

Fire Hvdrants. All subdivisions and land developments that will be served by central water service shall provide fire hydrants as needed with appropriate water pressure so that all dwelling units and principal buildings are within 600 feet of an active fire hydrant.

Submission. See the submission requirements in Article 2.

Hiph Water Usape Activities. See Article 3, which may require a hydrogeological study for withdrawals of more than 10,000 gallons per day of water. Such study should also examine opportunities for reuse or recharge of treated wastewater.

Water Towers. Water towers are not permitted in new subdivisions or land development.



3.500 SANITARY SEWAGE DISPOSAL.

3.501 In General.

A. All subdivisions and land developments shall be served with an approved and adequate sewage disposal system (either on-lot or public) that will meet State and Township regulations.

Public Sewage Connections. Any principal building or use within a subdivision or land development that generates wastewater and that in the determination of the Board of Supervisors, based upon the advice of any applicable municipal authority and the Township Engineer, could reasonably connect into a public sewage system shall be required to connect into that system. The applicant shall be responsible to pay such reasonable capital expenses that are necessary for such connection. 1. See the Township Mandatory Sewer Connection Ordinance (Ordinance

No.185) that mandates connections to the public sewage system, and Township Ordinance 180, that establishes standard construction specifications for sewage systems.

B.

3.502 Central Sewape Service.

A. If a municipality or a municipal authority is to provide the central sewage service, such agency shall have the authority to approve or reject the proposed sewage collection system for just cause. A central sewage extension shall be designed to provide transmission capacity for future development areas that would most reasonably be served through such lines.

B. Non-Public Sewage Service. A non-public central sewage system shall include, but not be limited to, a shared community cluster septic system and be considered only in conservation subdividisions. 1. If non-public central sewage service is proposed, the Board of Supervisors

shall have the authority to permit or not permit such service to meet the central sewage requirements of this Section and the Zoning Ordinance based upon: a. whether the uses could be reasonably served by a public sewage system, b. whether the proposed system would be consistent with the Township' s

official Sewage Facilities Plan, c. whether the system would include an appropriate permanent system for

properly funded and professional operation and maintenance by the Stroud Township Sewer Authority, and

d. whether the system would reduce problems fiom existing failing septic systems.

If failing septic systems are present, developers of a central sewage system are encouraged to connect those lots into the central system. The Township has the ability to establish a Sewage District to make sure that the developer of a private central sewage system is compensated over time for the additional costs of serving nearby properties.

2.


1 1 I I 1 8 I I 1 I I I I I I 8 I I I


3. The Board of Supervisors shall require that the responsibilities for operations and maintenance of new central sewage systems be turned over to Stroud Township Sewer Authority.

C. The Board of Supervisors shall require that a non-public central sewage system be designed and constructed so that it can be efficiently connected in the fbture into an existing public or PUC-regulated central sewage system.

1. Such system, in that case, shall be constructed following official standards of the system to which it is intended to be connected. Easements andor rights- of-ways shall be established prior to construction to allow an efficient interconnection with a larger system. In such case, the approved plan should include a specific provision addressing how the system could be dedicated to become part of a larger system in the future.

2.

D. Submission. See submission requirements in Article 2. The applicant shall submit plans for any new sewage system or sewage extension that were prepared by a professional engineer, and that are consistent with the PA Department of Environmental Protection regulations and Sewage Manual. The applicant or utility provider shall prove that adequate treatment and conveyance capacity will be available. The applicant shall present a financial feasibility study showing that the customers will be able to adequately fund needed operations, maintenance and repair of the sewage system over time.

E. Open SDace. Areas used for sewage treatment and disposal, other than wetlands and spray irrigation fields, shall not count towards required common open space, unless specifically approved otherwise by the Board of Supervisors.

F. The Board of Supervisors, after requesting any recommendations of the Planning Commission, the Township Engineer and the appropriate sewage supplier, shall require all lots and principal uses within a subdivision or land development to be connected to an existing public or Public Utility Commission-regulated central sewage system where the Board of Supervisors determines that such connection would be feasible, cost-effective and reasonable. An applicant may seek to prove that an extension would not be reasonable because of the distances that the lines would need to be extended and the average cost per dwelling or lot.

3.503 On-Lot Sewape DisDosal Svstem.

A. If connection to a public sewage system is not required at the time of occupancy, and ifa non-public central sewage system is not approved by the Township, then each lot shall be required to be served by an on-lot sewage disposal system that will meet all applicable State regulations.

Article 3 -Design Standards and Required Improvements 3-27

!

1


B. Prior to Final Plan recording, each new lot that will not be served by an approved central sewage system prior to occupancy shall have been found by the Township Sewage Enforcement Officer to meet all PA DEP requirements for an on-lot septic system, including an approved perc test.

C. Prior to Final Plan recording, each new lot that wiU not be served by an approved central sewage system prior to occupancy shall include an appropriate land area for an alternate septic system location.

1. The Sewage Enforcement Officer shall provide written evidence that the alternate septic system location includes sufficient isolation distances, slopes and a perc test to meet PA DEP requirements. Such SEO shall also certify that soil probes indicated that the site would be appropriate.

2. An alternate septic system location shown on an approved plan shall be kept in open vegetation, unless the lot owner submits documentation and a site plan to the Township Staff proving that a different location would meet requirements of this section and would be reserved.

3. The Township shall require a deed restriction to ensure that the alternate drain field location is kept open with undisturbed soils until such time as the drain field may be needed.

D. The applicant shall submit results or a s u m m q of the tests of required on-lot septic tests and shall show approved test locations on the plans in accordance with DEP planning module requirements.

E. Portable chemical toilets allowed as per DEP regulation or other approved privies shall not be used as a primary method of sewage service for a subdivision or land development that operates more than 10 days in any calendar year, other than publicly-owned outdoor recreation uses and construction sites.

F. Common Open %ace. The Board of Supervisors may approve the location of on- lot septic system alternate drain field locations within common open space areas, provided that adequate easements and/or deed restrictions will be in place to ensure the availability of the site and to limit alteration of the soils. If a portion of common open space is used in the future by a septic system, cleanouts shall be labeled or underground pins used to identirjr the owner and the limit ofthe system.

3.504 Laterals. Each lot with central sewage service shall be served by a separate sewage lateral.

3.600 CURBS, SIDEWALKS, BIKEWAYS AND PATHWAYS.

3.601 Sidewalks.

A. Sidewalks built to Township specifications shall be required for all major subdivisions or land development plans. For minor subdivisions, the Board of Supervisors shall require that:


1 I I I 1 I u I I I I I I I I 1 8 1 I

Sh-oud Township Subdivision and Land Development Ordinance

1. A level or gradually sloped open area parallel to a street be provided and be required to be kept open for pedestrian use, or

2. The shoulder of the road be paved to allow use by bicyclists, with striping or line painting to designate the edge ofthe vehicle travel way.

B.

C.

D.

E.

Location and Width of Sidewalks. 1. Sidewalks shall be located within the street right-of-way unless specifically

approved otherwise. A minimum 6 feet landscape strip is required to be provided between the curb and sidewalk.

2. Sidewalks shall have a minimum width of 4 feet. Along arterial street near schools and parks, sidewalk widths shall be 6 feet width.

3. Combined width of landscape strip and sidewalk shall be 12 feet, minimum.

Construction.

1. Sidewalks shall be designed and constructed in accordance with applicable provisions of PENNDOT Publication 408 or any replacement publicationor standard approved by the Board of Supervisors. Sidewalks shall be graded at a slope of 3 inch per foot toward the curb or street. Sidewalks shall be separated by expansion joints into sections approximately 20 feet in length. The sections shall be separated for the full depth of the sidewalk slab by approved 2 premolded bituminous material. Between expansion joints, the section of walk shall be divided into subsections approximately 5 feet in length by using c inch steel templates equal in depth to the concrete slab. Premolded bituminous expansion material shall also be placed between the sidewalk and any adjacent curb or adjacent sidewalk. Concrete forms and templates shall not be removed less than 12 hours after placement of the concrete. All construction joints and scoring shall be filled with approved dry sharp sand. Minor defects shall be corrected by patching with mortar; plastering shall not be permitted.

2.

3.

Handicap-ped Access. All sidewalks and curbs at the intersection of 2 or more public streets shall include a sloped curb cut suitable for use by wheelchairs. The Township may require an audible signal where a new traf€ic signal and crosswalk would be Iocated.

Maintenance. It shall be the responsibility of directly adjacent landowners to maintain, plow snow and remove ice off of and repair sidewalks and maintain any planting strip that exists between the street and the sidewalk.

3.602 Pathwav or Bikewav.

A. For the convenient and safe circulation of bicycles and pedestrians, the Board of Supervisors, after a review by the Planning Commission, shall require that a major subdivision or land development include the construction of a pathway or bikeway.


Stroud Township Subdivision and Land Development Ordinance I; 1. Pathway, trail and bikeway recommendations of the Comprehensive Plan,

Greenway Plan and Stroud Area Regional Open Space and Recreation Plan shall be carried out as part of a subdivision or land development, to the maximum extent feasible. A pathway shall be required between lots to connect adjacent devebpments, particularly when pedestrian connections are not possible along streets. For example, if lots along two cul-de-sac streets are adjacent to each other, the Township may require a pathway between them.

2.

B. A pathway shall have a minimum width of 4 feet, while a bikeway shall have a maximum width of 6 feet, within a 10 foot wide easement. However, if a bikeway is expected to routinely experience two-way traffic, the minimum width shall be 9 feet.

C. A bikeway, pathway or trail shall be constructed to standards acceptable to the Board of Supervisors, considering slope and intended use. Ramps shall be provided at intersecting streets with a maximum slope of 6: 1.

D. A pathway, bikeway or trail located outside of a street right-of-way may be counted within the minimum lot area of the lot.

E. Along Streets. The Board of Supervisors may require the installation of a reasonably smooth shoulder along a street in such a manner that it could serve bicycles. In such case, striping shall be used to separate the shoulder from the travel lanes. A bikeway may also be provided along a street with a separation by a vegetative strip. In most cases, the bikeway and pathway shall be separated by a landscape strip of at least 4 feet in width.

3.603 Curbs.

A. Curbs shall be provided along both sides of all public and private streets, based upon review by the Township Engineer and after offering the Planning Commission an opportunity for review. Curbs shall specifically be required whenever sidewalks are required, at an absolute minimum.

B. If curbs are not provided, appropriate stabilized drainage channels designed to handle a 25-year storm shall be required along all streets, within the street right- of-way, or drainage easements.

C. All required curbs shall meet the following specifrcations and PENNDOT Publication 408:

1. Straight curbs of Portland cement concrete shall be 21 inches in height, 6 inches in width at the top, 8 inches in width at the bottom, and shall have an exposed face of 8 inches. Concrete shall be placed and be in accordance with Class A Cement Concrete as specified in PENNDOT Publication 408. I



2. Each curb section shall be 10 feet in length where practical, however, the minimum section length shall not be less than 5 feet. Sections shall be separated when pouring by an c inch steel template extending the full depth of the curb. Expansion joints of approved 2 inch premolded bituminous material extending the full depth of the curb shall be placed at points of curvature and tangency of street returns and not over 20 feet apart on any run ofthe curb. Premolded bituminous material shall be placed to the full depth of any sidewalks as the same abuts a curb.

3. If the concrete curb is placed on an embankment or on native soil, which is subject to fiost heave, the curb shall be reinforced with 3 number 4 reinforcing bars spaced 4 inches apart running longitudinally the 111 length of the curbing.

4. Concrete forms and templates shall not be removed less than 12 hours after placement of the concrete. All construction joints shall be filled with approved dry, sharp sand. Minor defects and honeycombing shall be corrected by patching with mortar; plastering will not be permitted. All exposed concrete shall be rubbed to a smooth surface and corners finished with a 3 inch edging tool.

5. Alternatives. The Board of Supervisors may approve alternate curbing designs, if recommended by the Township Engineer.

6. Gutter design shall be subject to the approval ofthe Township Engineer based upon standard engineering practices.

7. Stormwater discharge pipes shall not be installed through curbing.

3.700 RECREATION, COMMON OPEN SPACE AND IN-LETU FEES.

3.701 Pumoses. To provide adequate open spaces, recreational lands and recreational facilities to serve new inhabitants of new developments, for both active and passive recreation. To recognize and implement the Stroud Area Regional Open Space and Recreation Plan, adopted in 2002.

3.702 Amlicabilitv. This section shall apply to any subdivision for which a preliminary plan or a combined preliminary/ final plan and any land development for which a plan is submitted after the enactment date of this amendment.

A. In conformance with the State Municipalities Planning Code, this sectionrequires the public dedication of land suitable for park land, non-commercial recreational uses, preserved open space and the construction of recreational facilities. Upon agreement of the Board of Supervisors, any of the following alternatives may be approved by the Board of Supervisors in lieu of public dedication of land, as specified in this Section: 1. payment of recreation fees, 2. construction of recreation facilities, 3. dedication of recreation land or preserved open space to a homeowner

association or other responsible entity pre-approved by the Township, or 4. a combination of these alternatives.



B. This section shall not apply to plans that the Board of Supervisors determines only involve adjustments or corrections to an approved preliminary plan or a preliminary plan that was before the Township for consideration as of the date of the adoption of this Section, provided the adjustments do not increase the number of proposed dwelling Units.

C. The applicant shall submit the following with the subdivision or land development plan: 1. A description of the anticipated population characteristics of the future

occupants of the development, such as likely age groups. 2. The method by which the applicant wishes to comply with the requirements of

this Section, such as payment of recreation fees, dedication of public recreation land, dedication of land to a homeowners association, construction of recreational facilities or another method.

D. The preliminary and final plans shall contain a sheet depicting the land proposed for use in meeting common open space requirements, or a note stating that the applicant proposes to pay fees-in-lieu of land. The plan shall also describe any improvements or facilities that the applicant proposes to make to the land.

E. The proposal for common open space, installation of recreation facilities andor fees shall be offered for review by the Planning Commission and the Stroud Township Park and Recreation Committee or regional equivalent. The Board of Supervisors may require changes to the proposal for common open space and/or fees in compliance with this Section. If an applicant does not prove compliance with this Section or refuses to dedicate common open space where the Board of Supervisors does not agree to fees-in-lieu of land dedication, the Board of Supervisors shall have grounds to deny approval of the submission.

3.703 Limitations on Use of Fees.

A. Any fees collected under this section shall be placed within an interest-bearing account and shall be accounted for separately fiom other Township funds. Such account shall be controlled by Stroud Township, and its interest shall become funds in that account.

B. To emure that the lands and facilities are accessible to the inhabitants of the developments that paid fees towards their cost, such fees shall only be used within a 5-mile radius ofthe boundaries ofthe subdivision or land development that paid the fees, unless the Board of Supervisors determine that a proposed improvement is regional in nature and would clearly serve the entire population of the Township. In addition, the Township may commit fees to public recreation areas in adjacent Townships or Boroughs that would be intended to serve the inhabitants of the development where the fees originated.

C. Such fees shall only be used for the following: acquisition of public open space, development of public recreational facilities, landscaping of public open space and closely related engineering and design work.



D. Unless the Township identifies fees for a different set of facilities or recreation area, priority shall be given to the further development of the Brodhead- McMichael-Pocono Creek Greenway and adjacent recreation facilities. The Creenway is a centrally located recreation area providing programs and facilities for the entire Township.

E. The Township shall use any fee paid within three years of the date of payment for the intended open space or recreation purpose.

3.704 Land Dedication. Any subdivision or land development regulated under this Section 3.700 shall be required to dedicate the specified amount of common open space, unless the payment ofrecreation fees-in-lieu of land are approved by the Board of Supervisors.

A. Development of 5 or fewer dwelling units, that do not include land that is adjacent to existing publicly owned land, shall be required to pay a recreation and open space fee in lieu of dedicating land and/or constructing recreation improvements.

B. The land and fee requirements of this section shall be based upon the number of new dwelling units that would be permitted on the lots of a subdivision or land development after approval.

C . Prime ODen Space. For the purposes ofthis section, the term Prime Open Space shall mean land proposed to be dedicated as common open space that would meet all of the following standards: 1. less than 6 percent slope, 2. not a “wetland” under Federal andor State regulations, 3. be part of a contiguous tract of at least 2 acres (which may include existing

adjacent common open space), and 4. not be within the IO0 Year Hoodplain as defined by official floodplain maps

of the Township, as prepared by FEMA.

D. Residential - Amount of Common Open Space. If a residential subdivision or land development is required to dedicate common open space, the following amounts for each permitted new dwelling unit shall be required, unless revised by resolution of the Board of Supervisors:

Percentage of the Total Required Common Open Space that Would Meet the Definition of “Prime Open Space”

Minimum Required Common Open Space Per Permitted Dwelling Unit

0% to 25.0% 25.1% to 75.0% 75.1 yo to 100%

5,200 square feet 2,600 square feet 1,300 square feet



E. Non-Residential - Amount of Common Open Space. If a non-residential subdivision or land development is required to dedicate common open space, the following amounts of common open space shall be required, unless revised by resolution of the Board of Supervisors:

Percentage of the Total Required Common Open Space that Would Meet the Definition of ‘‘Prime Open Space”

Minimum Required of Development Tract Required

to be Dedicated as Common Open Space

0% to 25.0% 25.1% to 75.0% 75.1% to 100%

6 percent 4 percent 3 percent

3.705

3.706

F. Other Ordinances. Any required land dedication or fees under this Section shall be in addition to any land dedication or improvement requirements of any other Township ordinance.

- Fees. If it is determined that a proposed subdivision or land development is required to pay fees-in-lieu of dedicating open space, this fee shall be as established by the Township Fee Schedule, which may be updated by resolution of the Board of Supervisors. The fee is based upon the fair market value of comparable undeveloped land, as reflected in the Township Fee Schedule.

Decision on Land vs. Fees. The Township reserves the right to determine, on a case- by-case basis whether dedication of land is preferable or the payment of an in-lieu fee. If the applicant does not propose dedicating common open space that meets Township requirements or Xthe Board of Supervjsors and applicant agree to the payment of fees, then the payment of recreation fees shall be required instead of land dedication. It is desirable to reach a tentative agreement on whether land or fees shall be required at the sketch plan stage, although the formal decision shall be made during the review of the fxst official plan submittal. The Township should, at a minimum, consider the following in this decision:

A. B.

C.

Whether the land in that location would serve a valid public purpose. Whether there is potential to make a desirable addition to an existing public or School District recreation area. Whether the proposed land would meet the objectives and requirements of this section and any relevant policies of the Township Comprehensive Plan, Stroud Area Regional Open Space and Recreation Plan or Brodhead-McMichael-Pocono Greenway. Whether the area surrounding the proposed development has sufficient existing recreation and open space land, and whether it is possible for pedestrians and bicyclists to reach those lands. Any recommendations that may be received fiom the Planning Commission, the Township Engineer, any regional Open Space Committee, the Stroud Township

D.

E.

Article 3 - Design Standards and Required Improvements 3-34 I


Environmental Advisory Council the local School Board or School District staff and the Township Parks and Recreation Committee.

3.707 Common ODen SDace and Recreation Land to be Dedicated.

A. Suitability. Land required to be dedicated shall be suitable for its intended purpose, in the determination of the Board of Supervisors. The applicant shall state what improvements, if any, he/she intends to make to the land to make it suitable for its intended purpose, such as grading, landscaping, or development of trails. 1. Such land shall be fiee of construction debris at the time of dedication. 2. Lands intended for active recreation shall be well-drained, less than 6 percent

slope, and fiee of wetlands. 3. To the maximum extent feasible, common open space shall be linked with

existing or future open space in the vicinity. 4. To the maximum extent feasible, common open space shall be linked with

homes within the development by paths, trails or easements. 5. Recreation facilities shall be designed to meet applicable regulations under

the Americans With Disabilities Act. 6. On areas that are not intended for active recreation, where existing attractive

natural vegetation does not exist and/or will not be retained, the applicant shall plant trees and shrubs on the common open space according to a landscaping plan submitted with the Final Plaa

7. Common Open Space shall meet the definition of "Open Space, Common" in Article 5.

8. An applicant shall not be permitted to dedicate an amount of common open space that is too small to be usefid for recreation, even in combination with recreation fees.

B. Ownership. Required common open space shall be dedicated to the Township, unless the Board of Supervisors agree to accept a dedication to any of the following: the School District, Monroe County, the PA Bureau of State Parks, the PA. Fish and Boat Commission, the PA Game Commission, a homeowner association, a single property owner in the case of agricultural land or an environmental organization acceptable to the Board of Supervisors. Inthe case of a rental development, the Township may permit the common open space to be retained by the owner of the adjacent buildings.

1. If required common open space is to be owned by a homeowner association, the developer shall be required to establish such association in a form that requires all property owners within the development to annually contribute to the maintenance of the common open space.

2. Any homeowner association agreements regarding required common open space shall be subject to acceptance by the Board of Supervisors, based upon review by the Township Solicitor. The provisions of Section 705(f) of the State Municipalities Planning Code should serve as a model for such agreement.

Article 3 -Design Standard and Required Improvements 3-35


3. Where another form of ownership is not practical, the Board of Supervisors may permit the required open space to be added onto a privately owned lot, provided a permanent conservation easement protects the open space from development.

4. The Board of Supervisors may require that the required common open space be dedicated to the Township, as opposed to a private entity. The Board of Supervisors shall not be required to accept dedication of any open space.

C. Deed RestrictiondConservation Easements. Common Open Space shall be protected from future development and subdivision by a permanent conservation easement or deed restriction enforceable by the Board of Supervisors. Such restriction may also be enforceable by other parties. Such restrictions shall prohibit the construction of any buildings, except buildings for non-commercial recreation or that are necessary to support maintenance of the open space.

D. Priority shall be given to dedication of land that would be suitable for a) additions to existing public schools and public parks, or b) would preserve woods, steep slopes or other important natural features or land along a creek or river, or c) that would be suitable for centralized active recreation, d) connect to openspace areas through greenways, or e) serve as passive recreation for hiking and related activities.

Land that is not suitable for active or passive recreation shall not be permitted to meet the requirements of this section, including areas within a stormwater detention basin that are not suitable for recreation. Portions intended for active recreation shall be well drained, of less than 4 percent average finished slope and not require f i h g in of a wetland for use.

E.

F. Access and Contiguousness. Common open space within a subdivision or land development shall be contiguous, except as may be specifically exempted by the Board of Supervisors, and shall have adequate access for maintenance and by pedestrians. If open space is limited to residents of a development, the Township may still require that a defined trail easement be open to all pedestrians to provide for a needed link.

G. Lands Close to Buildings. For the purposes of this section, no land shall be used to meet the minimum common open space requirements of this section if such land is within: 1. 20 feet of any building (other than a noncommercial recreation building), or 2. includes vehicle parking areas (other than parking areas specifically

developed to only serve the common open space for non-commercial recreation).

H. Sewage Facilities in Common Open Space. See Section 3.502.E.

I. Wells. Wells may be located in common open space. Adequate easements shall be established to clarify rights and responsibilities.


I

t

t

I I I; I: i

j

I I I I I I I I I I I i I I I 1 ~I I I

3.708

3.709

3.710


J. Residual Lands. If only a portion of a larger tract of land is currently proposed to be subdivided, or the applicant owns one or more adjacent tracts that are not currently proposed to be subdivided, the applicant shall provide a sketch of a possible future land dedication on these adjacent lands in case they would be developed in the future.

K. Coordination With Future Adiacent Dedication. The Board of Supervisors may require that a required land dedication within a property currently being subdivided be placed along an edge of the property so that it may, in the future, be combined with an open space dedication on the edge of an adjoining property when that adjoining property is subdivided or developed.

Combination of Land and Fees. Upon mutual agreement of the Board of Supervisors and the applicant, the Township may accept a combination of common open space and fees-in-lieu of land to meet the requirements of this section for a subdivision or land development. For a residential development, this combination shall be based upon the common open space requirement applying for a certain number of dwelling units and the fee-in-lieu of land requirement applying for the remaining number ofdwelling units. See Section 3.707.A.8.

TiminP of Fees. Fees required by this Section for all ofthe dwelling units shall be paid prior to the recording of the final plan, except as follows:

A. If the required fee would be greater than $2,000, and the applicant and the Township mutually agree to provisions in a binding development agreement to require the payment of all applicable recreation fees prior to the issuance of any building permits within each clearly defined phase or sub-phase of the development, then fees are not required to be paid prior to recording of the final plan but may instead be paid within the requirements of that development agreement. For example, the development agreement may state that the fees from lots 1 through 5 must be paid before any building permits may be issued for lots 1 through 5.

B. If the applicant agrees to pay such fees in installments, then all such fees shall not be considered to be "paid" for the purposes of any applicable time limitations for utilization under the Municipalities Planning Code until all such fees are paid in full, including all installments and phases.

Facilities in Place of Land or Fees. An applicant may seek a modification of the requirements of this section under the procedures of Section 1.200 by offering to construct substantial permanent recreation facilities within the proposed subdivision or land development or on nearby public open space, if the applicant clearly proves to the satisfaction ofthe Board of Supervisors that those facilities will be approximately equal in market value to the land or fees that would otherwise be required. Such action must be consistent with Section 3.702 A.2. of this ordinance.



3.800 STORM WATER MANAGEMENT.

3.801 General Provisions.

A. Act 167 Ordinances. See the provisions of the Township "Stormwater Management and Earth Disturbance Ordinances" for those portions of Stroud Township that are within the McMichaels Creek and Brodhead Creek watersheds. Those two stormwater ordinances, as amended, shall be referenced herein by the term '?he Act 167 Stormwater Ordinances."

B. Consistency With Act 167. The provisions of this Section 3.800 shall apply except where a specific provision of a Township Act 167 Stormwater Ordinance supercedes this Ordinance under a specific provision of the PA Stormwater Management Act, such as regarding release rates. In case of any differences between an Act 167 Stormwater Ordinance and this Section where the Act 167 Stormwater Ordinance does not supercede, then the more restrictive requirement shall apply.

C. Velocity Control Measures. The Board of Supervisors, based upon the recommendations of the Township Engineer, may require specific sizes or types of stormwater velocity control measures based upon both the need to control the velocity and upon long-term maintenance concerns. Energy dissipaters shall be placed at the outlet of all pipes where flow velocities exceed the maximum permitted velocities of the receiving swale or watercourse.

D. Stormwater runoff fiom any subdivision or land development (including during construction and earthmoving) shall not occur at a peak rate (measured in cubic feet per second) that is greater after development than occurred prior to development.

E. Runoff fiom a site shall be controlled using appropriate means of detention of water on the site andor other approved types of stormwater management, within the requirements of this Ordinance. Underground systems will be favorably considered.

F. Runoff that is detained shall be held and released at a pre-determined controlled rate by appropriately installed devices. The release shall be in the same manner as the nathal or pre-development means of discharge fiom a site (such as point discharge or sheet flow).

G. Stormwater runoff shall not be increased or redirected in such a way that it results in hazards to persons or property or interferes with the normal movement of vehicles.


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All stormwater management methods are subject to approval by the Township Engineer, including all outlet locations.

All lots shall be laid out and graded to prevent cross lot drainage, to provide positive drainage away fiom proposed building locations and any primary or alternate septic system locations. Stormwater shall also not be redirected towards buildings or on-lot septic systems off of the site.

All stormwater management plans shall take into account and provide for existing flow fiom upstream areas within the entire watershed.

The existing points of natural drainage discharge onto adjacent property shall not be altered to increase flows nor shall the concentration of water runoff be increased because of development without the written approval of all affected landowners.

No stormwater runoff or watercourse shall be diverted in a way that overloads existing drainage systems, or creates flooding or the need for additional drainage structures on other private properties or public lands, without Township approval ofprovisions to be made by the developer for properly handling such conditions, including water runoff impoundments, if necessary.

An adequate storm sewer system consisting of inlets and underground drainage pipes with approved outlets shall be constructed where the runoff of stormwater and the prevention of erosion cannot be accomplished satisfactorily by surface drainage facilities, as determined by the Board of Supervisors, based upon the recommendation of the Township Engineer. Such determination shall be based upon the expected velocity and depth of the stormwater flows (including depths in the street) and the proximity of dwellings.

1. Underground Flows. Any diverted or affected underground water flows shall be properly dissipated or controlled to prevent velocities or concentrations that could harm a street or cause erosion within the right-of-way. Appropriate methods of control may include, but are not limited to: perforated pipe or other methods to slow the discharge of the water.

Sequence of Construction. No substantial grading shall occur and no building permits shall be issued for any building and no street or parking lot construction shall be allowed unless any detention basin, siltation basin or improved major swale approved to handle the resulting runoff is in place. Any detention basin shall be seeded and stabilized and have an installed outlet structure prior to the construction of any streets or buildings within that drainage basin.

Phasing. The phasing of a development shall ensure that all stormwater facilities needed to manage runoff from a phase are in place and functioning adequately prior to and after the construction of buildings and other improvements in that phase. This shall, for example, include the extension of the main outfall line. This may require the use of temporary structures, which shall be shown on submitted



plans. If the development occurs in phases, the entire system shall be shown as part of the preliminary plan submission.

P. Innovative Methods. Under Section 1.200, the Supervisors may approve or require innovative alternative methods of stormwater management, based upon review and recommendation of the Township Engineer.

Q. Wellhead Protection. Care shall be used in directing stormwater runoff that may include pollutants away fiom wellhead areas around central well sites and other public water supplies.

R. Best Management Practices (BMP). Infiltration and Stormwater Ouahty .Methods of stormwater management that encourage groundwater recharge, minimize impervious coverage and filter pollutants from runoff shall be required by the Board of Supervisors where determined by the Township Engineer to be feasible. Stormwater infiltration measures may be required where hydrological group Aor B exists.

1. BMP devices include seepage beds, seepage trenches, infiltration trenches, underground detention basins and similar devices (see definitions in Article 5) . These types of devices or their equivalent shall be used where soil conditions are suitable. These devices may allow smaller detention facilities.

2. See the manual entitled "Best Management Practices for Developing Areas in Pennsylvania" that is available through the County Conservation District. Stormwater infiltration shall meet the standards of such Manual or an alternative standard acceptable to the Township Engineer.

3. To increase the effectiveness of infiltration devices, the following shall apply: a. Areas proposed for infiltration devices shall be protected fiom sedimentation and compaction during the construction phase, in order to maintain their maximum infiltration capacity. b. Infiltration devices shall not receive runoff until the entire contributory drainage area to the devices has been stabilized.

4. Where groundwater recharge measures are proposed, the Township Engineer may require a geologic study to determine the suitability of the site for such facilities. Such study should address soil permeability, depth to bedrock, susceptibility to sinkholes, and subgrade stability.

5. Where pervious surfaces are proposed to encourage groundwater recharge, pavement construction specifications shall be stated on the plan and be subject to approval of the Township Engineer.

6. Within new major subdivisions and land developments, the Township may require that a one year 24 hour design storm (using the SCS Type I1 distribution) be detained so that it takes a minimum of24 hours to drain from the facility from a point where the maximum volume of water fiom the one- year storm is capture (in other words, where the maximum water Surface elevation is achieved in the facility). The release of water can begin at the start of the storm (in other words, the invert of the water quality orifice is at the invert of the facility). The design of the facility shall consider and minimize the chances of clogging fkom sediment.


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7. The use of alternative Best Management Practices shall consider the

a. The total contributing area. b. c. d. e. f. g.

8. The Township may require the installation of oil separators and similar devices to help separate pollutants fiom stormwater runoff.

9. The Township may require the planting of thick vegetation along waterways to filter pollutants fiom runoff.

following:

The permeability and infiltration rate of the soils. The slope and depth of bedrock. The seasonally high water table. The proximity to building foundations and wellhead areas. The erosion potential of soils. The land availability and topography.

3.802 Calculations of Stormwater Runoff. The methods and design storms described in the Act 167 Ordinances shall apply.

A. The stormwater calculations shall include the following: 1. Information required for Preliminary and Final Plans within Article 2 of this

Ordinance and within any applicable Township Stormwater Management Ordinance,

2. Pre- and post-development drainage maps showing existing and proposed grades and including any off-site tributary area, and flow paths used to determine the time of concentration,

3. Pre- and post-development runoff calculations, 4. Detention basin design calculations (as applicable), 5. Pipe and swale sizing calculations, and 6. Such information as the Township Engineer determines is needed to

determine compliance with this Ordinance, including but not limited to, slopes, proposed elevations, typical cross sections and details.

B. Where crop &rmi.ng or disturbed earth exists on the site prior to development, meadow in good condition shall be used as the starting base for the pre- development calculation.

3.803 Stormwater Design Submission.

A. Within the 100-year floodplain, any stormwater management structures and systems shall be designed to handle a 100-year storm. A 24-hour Type I1 storm shall be used if using the soil complex method.

B. The stormwater management plan shall show that a 100-year, 24-hour storm can be safely conveyed without jeopardizing any principal building on or adjacent to the site.

C. All plans showing the proposed storm drainage construction must be accompanied by a complete design stamped and signed by a PA Registered Engineer, Landscape Architect or Surveyor.



D. Within the Brodhead and McMichaels Creek watersheds, the regulations in the Act 1 67 Ordinances pertaining to pre-development versus post-development peak stormwater release rates shall apply.

E. Within areas not regulated by an adopted Act 167 Ordinance, if a subdivision or land development will result in an increase of 5,000 or more square feet inthe total amount of impervious coverage, then based upon a 2 or 2.33 and a 50-year storm (considered individually), the applicant shall prove to the satisfaction of the Township Engineer that no increase in peak stormwater discharge will leave the tract after development than occurred prior to development.

3.804 Methods of Detention and Flow Delav. The following methods of detention or flow- delay devices may be found to be acceptable by the Township Engineer:

A. B.

C.

D. E. F. G. H. I. J. K. L.

Wet or dry ponds and detention basins, including underground basins, Roof storage and increased roof roughness (provided a professional engineer certiiies the structure strength of the roof), Parking lot detention (which shall be limited to the least used portions of the parking lot and shall not obstruct driveways and access aisles), Infiltration trenches, Grassed channels and vegetated strips, Cisterns, underground reservoirs or covered ponds, Increasing the roughness coefficients on the developments surface area, Decreasing the percentage of impervious area, Promoting groundwater recharge, Routing flow over lawns in swales within stormwater easements, Detention storage within the storm sewer, and Another method approved by the Township Engineer.

3.805 Groundwater RechaEe. In general, all runoff control measures should be designed to encourage groundwater recharge, if suitable subsurface conditions are present. However, in any such recharge, proper precautions shall be taken to prevent pollution of the groundwater and the formation of sinkholes and to promote safety. See also Section 3.80 1 .R.

3.806 Detention Basins Standards.

A. approved by the Township Engineer, may be required for outlet control.

Perforated risers, staggered orifices, V notch weirs, or other outlet structures as

B. All detention basins shall be designed with an emergency spillway.

1. All stormwater detention facilities shall provide a minimum 1 .O foot of fkeeboard above the maximum pool elevation associated with the 2-year through 50-year runoff events. An emergency spillway shall be designed to pass the 1 00-year runoff event with a minimum 1 .O foot of freeboard.

Article 3 -Design Standards and Required Improvements 3 -42

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2. The downstream slope of the spillway shall as a minimum extend to the toe of the berm embankment. The edge of the basin grading shall be within the subject property.

3. All detention basin outflow structures shall be designed with trash racks over the outflows.

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D.

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The emergency spillway and the outfall of the detention basin shall be lined with rip rap or other suitable lining approved by the Township Engineer and shall meet requirements of PENNDOT Publication 408, or its successor publication.

The Township Engineer shall determine that the minimum top width of a detention basin berm is sufficient for maintenance and structural purposes.

In order to provide proper drainage, a minimum grade of 1.0 percent, directed toward the outlet structure, shall be maintained across the basic floor, unless otherwise approved for a retention basin. A lesser grade may be permissible provided that a concrete low flow channel is provided.

SloDes of Basin. No basin shall exceed 4 feet in total depth. The sides shall have a maximum slope of 4 feet horizontal to 1 foot vertical. Grading shall avoid uniform “engineered appearance” and use contour-type grading to appear as a natural landform. Any request for a waiver shall describe the engineering justification, the visual impact of the proposal and the proposed method of maintenance.

Outfall. Where no existing point of concentration exists, the outfall from a detention basin shall not discharge closer than 30 feet fiom the adjoining property line, unless permission is given, in writing, by said adjacent property owner.

Where discharge fkom the detention basin is to be spread into sheet flow, the allowable flow shall be determined by the pre-development flow rate for a 2-year storm, across the length of the spreader.

Anti-seep collars and a cutoff trench shall be required on basins having a berm height exceeding 5 feet. Watertight anti-seep collars shall be installed around the discharge pipe at intervals not to exceed 24 feet or as approved by the Township Engineer. Such collar shall extend a minimum of 2 feet beyond the outside of the pipe.

Basins not having direct access to a public street shall have a 15 feet wide, usable access easement to a public street for the purpose of maintenance.

Detention basin landscaping shall conform to general requirements of any applicable Township Ordinances. Basins shall be seeded to maintain a lawn like appearance.



L. For the purpose of this Section, a retention basin shall be required to meet the same standards as a detention basin.

M. Maintenance. Areas of stormwater basins that are visible fiom streets and dwellings shall be attractively maintained. The applicant shall submit a written description of the maintenance that will be needed of any stormwater basins. The Township may require the establishment of an escrow account to assist in funding the maintenance of any basin for which the Township may agree to accept responsibility.

N. All outflow structures fiom storage facilities shall be equipped with a regulatory device that will permit modification to regulate the amount of outflow. Suitable anti-vortex andor velocity retarders shall be used. 1. Entrances to stormwater pipes, including outflow pipes in detention basins,

shall have childproof grates or similar devices.

0. Retention Basins. Aeration devices may be required, dependent upon the quality of the influent, depth and detention time. The above requirements for seeding and mowing shall not apply to retention basins.

P. Recreation. When reasonable, efforts should be made to allow suitable recreational uses of portions of detention areas. This might include designing a detention basin with a low-flow channel so that only a portion would be wet after a minor storm, and the remainder would be well drained during all except the most serious storms. These areas may be acceptable at the discretion of the Township as part of any Township requirement to provide recreation land.

3.807 Stormwater Construction Standards.

A. Standards. Construction and materials of storm drainage and control facilities (including pipes) and erosion control facilities shall be in accordance with the approved plans and any accompanying specifications. The constructiondetails and standards of the following publications, or their successor publications, in their most recent revision shall be used:

1. 2. PENNDOT, Form 408, Specifications. 3. 4.

Standards of the County Conservation District.

PENNDOT, RC Series, Roadway Construction Standards. In cases where the above documents conflict with Township specifications, the Township’s specifications shall supercede, except in areas of PENNDOT jurisdiction.

B. Design and installation of culverts and storm sewers shall conform to the requirements of PENNDOT Publication 408. However, any corrugated steel pipe shall be galvanized and be fully coated with bituminous material.

C. The ends of culverts or storm sewers shall terminate with prefabricated endwalls or concrete endwalls or drainage structures designed in accordance with


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PENNDOT Roadway Construction standards and installed in accordance with PENNDOT Publication 408.

3.808 Drainage PiDe. Culvert and Catcb Basin Desim.

A. Open pipe ends must be fitted with concrete endwalls, prefabricated end sections, rip-rap and/or energy dissipaters, as deemed appropriate by the Township Engineer. Inlets, culverts and drainage pipes shall be sized to accommodate passage of flow rates resulting fiom the 25-year design storm.

B. Drainage pipes shall have a minimum slope of 0.25 percent. At a minimum, the tops of all pipes should be at the same elevation when changing pipe sizes.

C. Manholes or inlets shall be used at all changes in horizontal alignment, at changes of vertical grade and at all pipe intersections. No run of pipe shall exceed 400 feet in length, without appropriate measures to allow cleanout. Trash racks shall be placed on all stormwater entrance structures.

D. Bridges and culverts shall meet PENNDOT Construction Standards. DEP shall be contacted to determine i fa dams and waterways permit is required.

E. Grating. Appropriate safety grates shall be attached to all catch basins, stormwater inlets, pipe openings and other stormwater receiving structures, as needed, to ensure that maximum openings do not exceed 25 square inches. Along streets and pedestrian areas, bicycle safe grates shall be used within all street rights-of-way and as needed.

F. Storm Sewer Outfall. Storm Sewer outfhlls shall be designed, with respect to the elevation of the invert or other features, that when the receiving watercourse is within a 25-year storm, the storm sewer will continue to drain the area it is designed to serve.

G. "V" shaped swales shall not be permitted. I 1 I I

H. Pipe Materials. 1. RCP (reinforced concrete pipe) shall be required to be installed within any

public right-of-way. Smooth lined HDPE pipe may also be approved by the Township Engineer where appropriate. Pipe thickness and reinforcement shall be in accordance with approved engineering calculations. Pipe sizes shall be in accordance with that shown on the approved plans. Minimum pipe sizes for drainage facilities shall be 15 inches in diameter for on-site collection.

2.

3.

I. All inlets shall have weep holes covered with geotextile fabric placed at the appropriate elevations to completely drain the subgrade prior to placing the base course and surface course.



J. At all low points in curbed sections, swales and easements shall be provided behind the curb and through the adjacent properties to channel and direct any overflow of water away from structures and buildings. The swale should be grass- line and designed to accommodate a flow equal to that being collected by the inlets at the low point plus any additional drainage that may be directed to or collected by the swale itself.

K. Inlets over 5 feet in depth shall have ladder rungs.

L. Inlet boxes shall be sized such that the corners of all boxes remain with clearances in accordance with PENNDOT RC standards.

3.809 Stormwater Easements.

A. The Township may require the establishment of a drainage easement where a watercourse traverses a subdivision or land development. The width of the easement shall be adequate to provide for unimpeded flow of storm runoff based on calculations of the 50-year return period runoff.

B. The drainage easements required by the above subsection are intended to preserve the unimpeded flow of natural drainage and to provide for future possible widening, deepening, relocating, improving or protecting of such drainage facilities. The Township Engineer may require up to a 0.5foot freeboard andor an additional 10 feet building setback if deemed necessary along newly constructed watercourses.

C. If a major man-made drainage channel would pass within close proximity to homes and possibly threaten the safety ofpersons, the Board of Supervisors, based upon the advice of the Township Engineer, may require such certain length of such channel to be placed within appropriate underground pipes.

D. It shall be the responsibility of the applicant to obtain all stormwater easements on, over or through other properties that are needed to carry out the proposed storm management plan.

E. Areas where stormwater easements have or will be granted shall not be obstructed during or after construction, other than for construction of stormwater conveyance facilities.

F. See also the easement requirements in Section 3.300 of this Ordinance, including provisions in Section 3.302.1. regarding maintenance and obstructions.

3.810 Surface Waters.

A. All natural streams, channels, swales, drainage systems and/or areas of concentration of surface water shall be maintained in their existing condition, unless alterations are approved by the Township Engineer. The applicant shall be


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responsible to obtain all necessary PA DEP permits (see Chapter 105 of Title 25 of the State regulations) and any applicable Army Corps permits.

B. Creek Alignments. Any change to the alignment of a watercourse, or any blocking, impeding or redirecting of a watercourse shall only occur with written approval of PA DEP and the Township Engineer, and the Army Corps if applicable.

3.81 1 Ownership and Maintenance of Stormwater Facilities.

A.

B.

C.

D.

E.

F.

A system for the ownership and maintenance responsibilities of all temporary and permanent stormwater facilities and erosion and sedimentation control facilities that is satisfactory to the Board of Supervisors shall be established prior to Final Plan approval including:

1. Description of temporary and permanent maintenance requirements. 2. Identification of responsible individual, corporation, association or other

entity for ownership and maintenance of both temporary and permanent stormwater management and erosion and sedimentation control fitcilities.

3. Establishment of suitable easements for access to all facilities for maintenance.

The Township shall accept only offers of dedication for stormwater facilities located in the public right-of-way. If the Township accepts ownership and maintenance responsibilities for stormwater facilities, the applicant may be required by the Board of Supervisors to find a dedicated account to fund the first 20 years of such maintenance. This hnding shall be based upon a reasonable estimate by the Township staff or the Township Engineer.

Stormwater hilities shall be designed to require minimal maintenance.

All storm drainage facilities shall be properly maintained by the party designated as responsible on the final subdivision plan, unless the Board of Supervisors agree to accept a change in the party responsible or the party owning the facility. The developer shall notify the Township in writing if a change in such party is planned. This matter may be required to be added as a note on the plan.

Should a facility not be maintained in proper working order, the Board of Supervisors may, after due notice to the responsible party, arrange for the needed maintenance to be accomplished with all such expenses charged to the responsible party. These expenses shall be collectible as municipal claims are now collected by law.

The Township Engineer and Code Enforcement Staffshall have the right to enter. private property to inspect storm drainage facilities, after making reasonable efforts to contact the property owner prior to any such inspection.

3.812 Erosion Control and Grading.

Article 3 -Design Standarcis and Required Improvements 3-47


A. Ground Cover and To~soil. After completion of construction on a lot, all exposed ground surfaces that are not paved and that are not covered by approved gravel areas or decorative stones or similar material shall be covered by a minimum of4 inches of topsoil and an attractive non-poisonous vegetative ground cover that will prevent soil erosion and the raising of dust.

B. Erosion Control.

1. Any earth disturbance shall be controlled by proper measures to prevent soil erosion and sedimentation, following DEP regulations and standards of the County Conservation District. a. A soil erosion and sedimentation control plan is required to be submitted

to the Township prior to earth disturbance. If over 20,000 square feet of earth disturbance will be involved, such plan shall be required to be submitted to and found to be adequate by the County Conservation District.

b. Compliance with such plan shall be an automatic condition of any approval or permit under this Ordinance.

c. Township permits may be suspended if earth disturbance does not comply with such approved plan.

2. Both the owner of the property at the time of any earth disturbance and the person(s)/ company accomplishing the work shall be responsible to ensure that adequate erosion control measures are used.

3.900 MISCELLANEOUS IMPROVEMENTS.

3.901 Liphtina

A. Provision of Street Lighting.

1. Street lights shall be placed along streets within and abutting a proposed subdivision or land development. Unless specifically approved otherwise, street lights shall be installed in the following situations: a. At intersections of two or more public streets. b. At an intersection of a principal commercial, industrial or institutional

use driveway with a public street (such light fixtures shall be privately owned and maintained).

c. At curves in a street with a 300 foot horizontal curve or a sharper curve. Such lights shall meet lamp and wiring standards established by the applicable electric company. Pole types shall be acceptable to the Township and shall be shown on the submitted plan. Where street lights are required, the developer shall be responsible to complete all installation that is not undertaken by a utility at its own cost. A system acceptable to the Board of Supervisors shall be established to fund maintenance and electricity costs of street lights. This may include, but not be limited to, assessing property owners in the development for the operating and maintenance costs of the lighting. In any case, the developer shall be

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responsible for the costs of street lighting along a proposed public street until such time as a street is dedicated. Where street lighting is provided, it should be in accordance with the Illuminating Engineering Society of North America’s National Standards for Roadway Lighting .

5.

B. &-Site Lighting (not including Street Lighting).

1. On-site outdoor lighting shall be required for safety and personal security in areas of public assembly and traverse, including but not limited to, multi- family dwelling units, commercial, industrial, public recreational and institutional uses. In addition to the minimum placement requirements, the Board may require lighting to be incorporated for other uses or locations as they deem necessary, including major pedestrian crossings. The glare control requirements herein contained apply to all lighting installations, including residential.

2. Design Criteria: a. Illumination Levels - Illumination, where required by this Ordinance,

shall have intensities and uniformity ratios in accordance with the current recommended practices of the Illuminating Engineering Society of North America (IESNA) A.ll proposed lighting, including wall mounted fixtures shall be included in the calculation of these standards.

i) Fixtures shall be of a type and design appropriate to the lighting application, and aesthetically acceptable to the Planning Commission for recommendation to the Board of Supervisors.

ii) Flat lens, sharp cutoff type fixtures shall be used. iii) Fixtures shall be equipped with or be capable of being back fitted

with light directing devices such as shields, visors or hoods when necessary to redirect offending light distribution.

Directional fixtures such as floodlights, spot lights and sign lights shall be installed or aimed so that they do not shine directly into the windows of neighboring residences, directly into a roadway or skyward. Unless otherwise permitted by the Board of Supervisors, lighting shall be controlled by automatic switching devices such as timers, motion detectors and/or photocells, to extinguish offending sources between 1 1 :00 p.m and dawn, to mitigate glare and sky-lighting consequences. Vegetative screens shall not be employed to serve as the primary means for controlling glare. Rather, such control shall be achieved primarily throughthe use of sharp cutoff fixtures. Maintenance. Lighting fktures shall be maintained so as to always meet the requirements of this Ordinance. All lighting shall be properly directed, reflected and/or shielded to avoid glare, to avoid shining light directly into the eyes of motorists and to direct lighting away from neighboring dwellings. Shields, visors, hoods andcarehl aiming shall be used as necessary to control the direction of lighting. Luminaires that are near residential areas shall utilize cut-off type furtures

b. Fixture Design:

3.

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6.

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Design Standards and Required Improvements 3-49


that direct lighting away from neighboring properties. Signs shall not have a lighting intensity that creates glare or nuisances for residents of dwellings. Lighting shall not cause a nighttime spillover of light that exceeds 0.5 horizontal footcandle on a lot occupied by an existing primarily residential use. This light level shall be measured 10 feet inside the residential lot line between the hours of 10 p.m and 6 a.m.

9. No light fixture shall use blinking, flashing or fluttering lights visible from the outdoors, other than routine Christmas season lighting.

10. Light fixtures under canopies (such as over gas pumps) shall be placed so the lens cover is recessed or flush with the bottom surface of the canopy andor shielded by the edge of the canopy so that light is restrained to no more than 85 degrees fiom vertical.

11. Lighting furtures shall not have a height exceeding 20 feet, unless the applicant proves to the Township Engineer that a taller height would reduce nuisances for neighbors. In addition, building mounted lights shall not exceed a height of 15 feet above the ground s h c e .

8.

12. Neon tube lighting is prohibited.

3.902 Street Names. Street names are subject to the approval of the Board of Supervisors after consubtion with the Monroe County 91 1 coordinator, and shall:

A. B.

continue the name of any street with the same or similar alignment, and not duplicate or be closely similar to the name of another street within the Township, the same frre company or ambulance service district, andor the same 5 digit zip code area.

3.903 Regulatory and Street Name Signs.

A. All traffic regulatory signs shall meet current standards of PENNDOT. The developer shall reimburse the Township for the cost of providing and installing all necessary street regulatory signs, unless the Township agrees to allow the developer to install signs.

B. The developer shall provide and install street name signs at the intersection of all streets, unless the Township agrees to the installation at the developer’s expense. Such signs shall be consistent with the standard Township street name sign design, unless an alternate design is pre-approved.

C. Developers shall provide an engineers report indicating that all signs are installed in accordance with PENNDOT standards.

3.904 LandscaDine. Street Trees and Tree Preservation.

A. Street Trees. Within and abutting all land developments and major subdivisions, along any existing or proposed street or any access drive serving more than one commercial, industrial or institutional principal use or any access drive serving 5 or more dwelling units, street trees are required to be planted. However, street trees shall not be required: 1) along a single family detached residential lot or


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agricultural lot with a lot area of greater than 3 acres, or 2) where the Township determines that existing healthy trees proposed to be preserved will serve generally the same fimction.

1. The Board of Supervisors may approve other species of trees than those listed below if the applicant proves to the satisfaction of the Supervisors that the trees would be sturdy, attractive and resistant to disease and road salt. Use of native plants, for revegetation purposes and as street trees where applicable, is preferred. A tree required by this Section3.904 shall be ofone ofthe following species. This list shall not regulate types of trees that are not required to be planted by this Ordinance.

2.

Acer rubrum - American Red Maple Acer saccharum - Sugar Maple Carpinus - Hornbeam Celtis occidentalis - Common Hackberry Fagus sylvatica - European Beech Fraxinus pennsylvania - Green Ash Fraxinus americana - White Ash Ginko biloba fastigiata - Maiden Hair Tree (male only) Gleditsia triacanthos - Thornless Locust or Honey Locust Liriodendron tulipifera - Tulip Poplar Prunus sargentii - Sargent Cherry Quercus - all varieties of Oak Sorbus aucuparia - Mountain Ash Sophora japonica - Japanese Scholar tree Tilia americana - American Linden Tilia petiolaris - Silver Linden Tilia euchlora - Crimean Linden Tilia cordata - Little Leaf Linden Ulmus - hybrids: Homestead or Sapporo Autumn Gold Ulmus parviflora - Chinese or Lacebark Elm, not including Siberian Elm Zelkova serrata - Zelkova

3. In certain cases where evergreen trees would provide a buffer between a street and dwellings, or be more consistent with native vegetation, then the Township may permit the planting of evergreen trees instead of deciduous trees. In such case, the trees are intended to be planted immediately outside of the right-of-way. Such trees shall be of one of the following species:

Ilex opaca - American Holly Picea - all varieties of Spruce Pinus - all varieties of Pine Pseudotsuga taxifolia - Douglas Fir

4. Quality of Trees.



a. Trees shall be of symmetrical growth, fiee of insect pests and disease and durable under the maintenance contemplated.

b. Trees, which have died or have become diseased or pest-ridden within 18 months fiom the time of planting, shall be replaced by the developer.

5. Minimum Sizes and Standards.

a. The trunk diameter (measured at a height of 4.5 feet above the finished grade level) of deciduous shade trees required by this Ordinance shall be a minimum of 2.5 inches. The minimum height above the ground level at the time ofplanting of evergreen trees required by this Ordinance shall be 8 feet.

b. All required trees shall conform to the standards of the American Association of Nurserymen and shall have been grown in the same hardiness zone as Monroe County.

6. Planting and Maintenance.

a. Trees shall be planted and staked in conformance with good landscaping practices.

b. Trees adjacent to or within parking areas shall be properly protected fiom damage by vehicles by raised curbs, raised earth, similar devices and/or sufficient setback.

c. Required trees shall be properly maintained and shall not be removed without being replaced by another tree that meets the requirements of this section. Replacement of any dead or damaged tree is the responsibility of the owner and must occur within 3 months.

d. A covenant running with the land, or other method acceptable to the Township, shall be placed on the plan. Such covenant shall stipulate that the responsibility for maintenance and replacement of street trees shall be borne by the owner of record of the land on which the trees are placed or who owns the land immediately adjacent to the right-of-way.

7. Required Number and Spacing of Street Trees.

a. Along streets and access drives where street trees are required, an average of one street tree shall be required for every 50 feet of distance along the street right-of-way line on each affected side of the street. Where a right-of-way does not exist, an average of one street tree shall be required for every 50 feet of length of cartway. This spacing requirement shall replace the street tree spacing requirement in Section 6.301 of the Zoning Ordinance. Spacing. The trees required under this Section shall be spaced throughout the development along the street, but are not required to be planted at exact intervals and may be clustered following an approved plan. Trees shall be located so that they do not restrict sight distance at driveway and street intersections.

b.


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8. Location of Street Trees. The trunks of required street trees shall be planted within a street right-of-way, unless an alternative location is specifically approved by the Township or required by PENNDOT. Street trees when planted shall be at a minimum of a) 3 feet fiom any established curb line or sidewalk, b) 10 feet fiom the cartway if there will be no curbing, or c) a greater distance along a State road is required by the clear zone width requirements of PENNDOT Publication 13, DM-2, Section 12.

9. Parking Lot Trees. If an off-street parking lot includes 10 or more parking spaces, then one deciduous shade tree shall be planted for each Sparking spaces. Such trees shall meet the requirements of this Section 3.904, including but not limited to subsections A.5 and A.7.b. Such trees shall be planted within or immediately adjacent to the parking area. Requirement of such trees may be waived by the Board of Supervisors if existing trees immediately adjacent to the parking area will remain and serve the same PurPo!=

10. Other Requirements. The street trees required under this Section shall be in addition to any trees required under other Township regulations, unless otherwise stated in this Ordinance. See Section 6.300 of the Zoning Ordinance, and 7.441 for the EP district.

B. Buffer Yards. See the requirements for buffer yards in the Township Zoning Ordinance.

. C. Preservation of Existing Trees. See the Township Zoning Ordinance.

3.905 Monuments and Lot Pins.

A. Monuments and markers shall be placed so that the center or a scored or marked point shall coincide exactly with the intersection of the lines to be marked.

B. Monuments shall consist of either: 1. Solid steel rods not less than 2 inch in diameter or less than 24 inches in

length, centered in a cylinder of concrete, not less than 12 inches in diameter or less than 9 inches in depth, poured in place; or

2. Steel pipes not less than %I inch in diameter or less than 24 inches in length, centered in a cylinder of concrete not less than 12 inches in diameter or less than 9 inches in depth; or

3. Disc monuments or other monuments as the Township Engineer may approve.

C . Monuments, including the rod or pipe and the concrete, shall be placed flush with the ground.

D. Monuments shall not be placed until road grading has been completed.

E. Monuments shall be set as follows:



3.906

3.907

3.908

1. One in each quadrant of a street intersection. In the instance of a “T” intersection, one shall also be placed at the lot corner most nearly opposite the intersecting street.

2. One at a comer on each side ofthe street approximately midway through the block when the distance between intersecting streets exceeds 800 feet.

3. One at the intersection of street right-of-way lines with exterior lot lines. 4. All exterior property comers where permanent comers do not exist at the time

of the perimeter survey. Existing comers shall not be removed.

F. Markers shall consist of either: 1. Solid steel rods not less than 2 inch in diameter or less than 24 inches in

length. 2. Steel pipes not less than% inches in diameter or less than 24 inches in length. 3. Such other markers as the Township Engineer may approve.

Markers normally shall be set 2 inches above the surrounding grade.

Markers shall be set as follows: 1. At all points where lot lines intersect street right-of-way lines. 2. At all interior comers. 3. At such other lot comers as the Township Engineer may direct.

G.

H.

Waste Dumpsters. All apartment developments and non-residential principal uses sball include conveniently located waste collection facilities for the occupants. All bulk waste collection dumpsters shall be screened on 3 of 4 sides by decorative walls, solid woodor vinyl post fences or evergreen landscaping fiom view of existing dwellings, residential districts and public streets.

1. Bulk waste dumpsters shall not be placed within a required minimum front yard setback, within a required buffer yard, nor between a principal building and a street.

2. Suitable containers and locations shall also be provided for collection of recyclables.

Miscellaneous Utilities. All new electric power (other than high voltage transmission lines), telephone, cable television (where available) and natural gas Service lines within a new subdivision or land development shall: 1) be placed underground except where the Board of Supervisors determines it is not feasible, and 2) be installed in accordance with the current standards of the utility serving the subdivision or land development. Transformer boxes shall be placed in a utility easement and screened fiom public view.

Steep Slopes.

A. See Zoning Ordinance.

B. A new lot for a single family detached dwelling shall not be approved unless a “proposed building area” has an average slope of less than 15 percent or the building lot has a minimum lot area of 2 acres. Such proposed building area shall include a minimum of 1,000 square feet inside of required building setbacks, and


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shall be in addition to any area proposed for any on-lot septic system. Such slope shall be measured prior to any regrading.

C. A new lot that is proposed for uses other than a single family detached dwelling shall not be approved unless a “proposed building area” has an average slope of less than 15 percent. Such proposed building area shall include the outer boundaries of land intended to be used for the construction of buildings and shall be inside of required building setbacks. The proposed building area shall be in addition to any area proposed for an on-lot septic system. Such slope shall be measured prior to any regrading.

D. Driveways. See also driveway slope provisions in Section 3.213.

3.909 Wetlands.

A. See Zoning Ordinance.

B. If a proposed subdivision or land development includes areas that are suspected of including wetlands, then a professional wetland delineation shall be required to be completed and submitted to the Township. The Planning Commission or Board of Supervisors may require that the applicant obtain a Jurisdictional Determination &om the Army Corps ofEngineers. Until such time as the Board of Supervisors has approved theLand Development Plan, the wetland limits shall be visibly identified in the field.

C. Any approval under this Ordinance is automatically conditioned uponcompliance with Federal and State wetland regulations. The Township may refuse to approve a plan for recording or delay the issuance of permits until an applicant proves compliance with applicable State and Federal wetland regulations.

3.910 Setbacks from Waterwavs, Lakes and Ponds. The provisions ofsection 6.600 ofthe Zoning Ordinance shall apply.

3.911 High Water Table Soils. The provisions of Section 6.600 of the Zoning Ordinance shall apply.

3.912 Sinkhole Prone Areas. The Township Engineer may require an applicant to provide professional analysis ofareas suspected of being prone to sinkholes. Such analysis shall identifl known hazards and recommend mitigation measures on the site.

3.913 Rare. Threatened and Endangered SDecies Habitats. Article 2 requires applicants for a major subdivision to identity Natural Heritage Areas, based upon research by the Nature Conservancy. If a subdivision or land development includes an identified Natural Heritage Area, the Planning Commission may require that the applicant provide a written description of any measures that will be used to mitigate impacts.

3.914 Archeoloeical and Historical Sites. Article 2 requires applicants for a major subdivision or Land Development to seek information fkom the Historical and Museum


3.915

3.916


Commission on known historic or archeological sites. In excavations, developers shall notifj, the Township of the Commission's findings.

Fire Protection. All requirements of the Stroud Township Fire Department shall be installed, including installation of box-type boxes in commercial buildings.

Greenwav Lands DesiPn Standards. A. See Section 2.303 E, regarding the conservation design process and delineation of

Greenway Lands and development sites.

B. The design of greenway lands in any major subdivision or land development shall respect the prioritized list of resources to be preserved. These resources will include:

1. Slopes of 15 to 25 percent and separately, slopes over 25 percent 2. Historic structures and sites. 3. Mature woodlands, hedgerows, very large specimen trees and other vegetation

4. Scenic views from inside the site, scenic views fiom the perimeter of the site

5. Trails and greenways, river and stream corridors. 6. Class I, 11 and 111 agricultural soils as defined by the USDA Natural Resource

Conservation Service. 7. Known wildlife habitat, including areas containing species identified as

endangered, threatened or of special concern, such as those listed in the Statewide Natural Diversity Inventory.

8. Groundwater recharge areas, where topography and soils permit high rates of infiltration and percolation.

representing the site's rural past or natural history.

as well as visually prominent topography such as knolls and ridges.

C. Design Considerations for configuration of Greenway Lands. 1. Green ways shall be free of all structures except historic buildings, stone walls

and structures related to Greenway Use. The Board of Supervisors may approve location of structures and improvements related to storm drainage, sewerage treatment and water facilities within the Greenway. However such facilities shall not be detrimental to the Greenway Lands.

2. Greenway Lands shall be configured for efficient use of the land and shall not be less than three acres, except when part of a corridor or trail link. To the extent possible, they shall be undivided by streets or access ways, except where necessary for trafiic circulation or emergency access.

3. Access to the Greenway Lands shall be provided to each home site within the development with direct access to the lots where possible. They shall be configured to provide pathways for use of the residents of the development.

4. Where Greenway Lands are designated for active recreation use, impact on adjacent dwellings, parking areas, driveways and roads shall be avoided.

5 . Wherever possible, Greenway Lands shall be interconnected to provide a continuous network of open space and shall act as buffers to adjacent parks, preserves or other protected lands.

Article 3 - Design Standards and Required Improvements I'

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6. Provisions shall be made for public access to Greenway Lands, ifthey are part of a designated trail system. Access for maintenance and emergency services shall be provided.

7. Existing natural vegetation in Greenway Lands shall be retained and any disturbed or developed area, such as in the case of trails, shall be landscaped according to an approved landscape plan to protect resources and enhance the natural setting.

D. Greenway Lands shall be subject to an agreement with Stroud Township and recording of necessary conservation easements.

E. Greenway Lands shall be consistent with the Stroud Township Comprehensive Plan and the Stroud Area Regional Open Space and Recreation Plan.

Article 3 -Design Standards and Required Improvements I

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ARTICLE 4 MOBILE/ MANUFACTURED HOME PARK STANDARDS

4.100 APPLICABILITY.

A. The requirements in this Article shall apply to a Mobile/Manufactwed Home Park that is on a tract held in single ownership and provides mobile home spaces on a lease or rental basis, Any other subdivision or land development involving mobildmanufacturedhomes shall meet the same requirements as a single fbmily detached residential development of site-built homes.

B. Every proposed mobile home park shall be submitted, reviewed, approved and recorded as a land development, in addition to any other applicable approvals.

C. Terms. The terms “mobile home” and “manufactured home” shall have the same meaning for the purposes of this Ordinance.

4.200 EXEMPTIONS. The following shall not be considered to be a mobile/manufactured home park, but instead shall be ruled by the applicable sections of this Ordinance and the Zoning Ordinance:

A. Mobile/manufactured home sales, other than sales of mobile homes intended to be placed on the same property as the sale location.

B. A single mobile home used as a residence on a lot with no other dwellings.

C . A mobile home that is used only as a field office or storage unit that is necessary to serve a major construction project that is actively underway on the same lot or an adjacent lot.

The presence of two or more uninhabitable mobile homes on a lot shall be considered a Junkyard.

4.300 OTHER REOUIREMENTS OF THIS ORDINANCE. All provisions of this Ordinance shall apply to a mobile/manufactured home park, except provisions of this Article that specifically differ fiom or conflict with such provisions.

4.400 GENERAL STANDARDS AND REOUIREMENTS.

A. See the Mobile Home Park provisions of the Township Zoning Ordinance. If the specific provisions of this Article directly conflict with specific provisions ofthe Zoning Ordinance for a Mobile Home Park, then for that specific matter, the provisions of this Article shall apply in place of the specific conflicting zoning provision.


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4.500

Article 4 -


B. A mobile/manufactured home park shall be served by Township-approved central water and central sewer services.

C. The maximum density of a mobile/manufactures home park shall be an average of 4.0 dwelling units per acre.

D. All mobile/manufactured homes within a mobile home park shall be located onland with an average natural slope of less than 15 percent and that are not within the 100-year floodplain.

E. The Mobile/Manufactured Home Park shall have paved access to a paved collector or arterial street.

F. The MobileManufactured Home Park shall have adequate access by emergency vehicles and include fire hydrants with sufficient water supply and pressure for firefighting.

G. The minimum lot area shall be 10 acres, which shall be under single ownership.

H. The MobileManufactured Home Park shall be surrounded by a 30 feet wide landscaped buffer yard that shall include substantial trees, except at approved street entrances. No structure within the MobileManufactured Home Park shall be located within a 50 feet wide setback around the perimeter of the development.

I. Each dwelling shall be setback a minimum of 25 feet from any other dwelling. Each dwelling shall be setback a minimum of 20 feet fiom any parking lot or parking court.

J. Each building shall be setback a minimum of 40 feet fiom any internal street or public right of way.

K. A minimum of 15 percent of the total land area of the MobileManufactured Home Park shall be preserved and provided as a suitable recreation area for the residents. Such requirement shall be in place of the requirements of Section 3.700. The required recreation area shall not include any of the following: 100 year floodplain, wetlands and over 15 percent slopes.

MOBILE HOME PARK DESIGN STANDARDS.

A. Access.

1. Access to individual mobile home spaces shall be fiom interior parking courts, access drives, or private streets and shall not be from public streets exterior to the development. Streets within the development providing access to 20 or more dwellings shall have a paved cartway width of at least 24 feet, and other streets shall have a paved cartway width of at least 20 feet.

2. All streets within the Mobile Home Park shall be private and be maintained aspart of the Mobile Home Park. All streets shall be maintained in proper repair by the owner of the Mobile Home Park, unless an alternative method of maintenance is

Mobileh4anufactured Home Park Standards 4-2


specifically approved by the Board of Supervisors. All construction of streets that serve a minimum of20 dwelling units shall conform to the construction requirements for streets contained in Section 3.200.

1 B. Parking.

1. Every mobile home space shall be provided with a minimum of 2 paved off-street parking spaces. In addition, an average of 0.5 off-street parkhg spaces per dwelling unit shall be provided in convenient locations for visitor parking. Parking courts are encouraged to be used for off-street parking.

2. An appropriate area shall be set aside for the parking of recreational vehicles and boats of residents. This area shall not count towards the required recreation land area.

C. Other Design Standards and Immovements.

1. Every mobile home space shall be graded to provide a level, stable and well-drained stand for the mobile home.

2. Every space shall be provided with underground electric, telephone and T.V. Cable (if available) connections.

3. All fuel storage and supply systems shall be constructed and maintained in conformity with the regulations of all authorities having jurisdiction, and if above ground shall adequately be screened with landscaping or a screen wall compatible with the home.

4. The street tree provisions of Section 3.904 shall apply to streets within the mobile/ manufactured home park, whether the streets are public or private.

5. Each mobile home shall be securely anchored to the ground in a manner that resists high winds and that meets or exceeds the method of installation recommended by the manufacturer. A Township Building Permit shall be required for any installation.

6. No mobile home shall be placed within the Township unless it meets the Manufactured Home Safety and Construction Standards of the U.S. Department of Housing and Urban Development.

7. An enclosure of fire-resistant materials (such as metal skirting or masonry) shall be placed between the bottomofthe home and ground level. The hitch of eachunit shall be removed.

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Article 4 - Mobile/Manufactured Home Park Standards 4-3 1


ARTICLE 5 CAMPGROUND DEVELOPMENT STANDARDS AND REQUIRED IMPROVEMENTS

5.100 APPLICATION

The design standards and required improvements set forth in this Article will be applied by the Commission and the Board of Supervisors in evaluating applications for Campgrounds that are in single ownership and provide camp sites on a lease or rental basis only. Camp sites are permitted in approved Campgrounds only.

5.200 GENERAL STANDARDS AND REQUIREMENTS

5.201 All Campground subdivisions or developments shall have a total land area of not less than twenty (20) acres.

5.202 All Campgrounds shall be located on well drained land; the average natural slope of the area to be improved for camp sites shall not exceed twelve percent (12%).

5.203 The location and layout of the proposed Campground shall be consistent with the Township Comprehensive Plan.

5.204 The site ofthe proposed Campground shall not be subject to flooding or to any other hazard.

5.205 The proposed Campground shall have direct access to an existing public street or road which existing public street or road shall intersect one of the arterial streets or roads as set forth in the Township Comprehensive Plan. The existing public street or road which provides direct access to the proposed Campground shall be fiee of traffic hazards and shall meet the geometric, grade and sight requirements for arterial, connector or collector streets as set forth in this Ordinance.

5.206 The area improved for camping sites shall not exceed fifty percent (50%) ofthe total gross areas of the tract being developed as a Campground.

5.207 No camping site may be occupied on a permanent basis. Campsites shall be used for temporary or seasonal recreational use only.

5.300 SUBMISSION, APPLICATION AND COMPLIANCE

5.301 All provisions of Sections 2.100 and 2.200 shall apply with respect to submission, application and approval, including the Township fee schedule.

5.302 The design of the Campground shall conform to the requirements of this Ordinance andor the requirements of the Pennsylvania Department of Environmental Resources for Travel Trailer Parks, whichever is greater or more restrictive. The applicant shall submit proof of approval of the proposed plan by the Department of Environmental Resources before the plan will be considered for final approval by the Commission and the Board of Supervisors.

Article 5 - Campground Development Standards and Required Improvements 5- 1

5.400


DESIGN STANDARDS

5.401 Each camping site shall have a minimum area oftwenty-five hundred (2500) square feet exclusive of street rights-of-way and walkways.

5.402 The maximum gross density of development in the area improved for camp sites shall not exceed ten (1 0) sites per acre.

5.403 To insure privacy, each campsite shall be screened fi-om adjacent sites, preferably by the retention or planting of trees and shrubbery.

5.404 No individual campsite may be located closer than fifty (SO) feet to any exterior property line of the Campground. The land between the campsites shall have sufficient existing or planted trees andlor shrubbery to screen the Campground from the adjacent lands and to serve as a buffer.

5.405 Electric service shall be provided to each campsite. Such electric service shall be installed underground.

5.406 At least fifty percent (50%) of the campsite designed and improved for recreational vehicles shall be provided with a connection to a centralized sewage system.

5.407 All campsites which are not provided with a connection to a centralized sewage system shall be located within three hundred (300) feet of a bath househoilet facility which shall be equipped with toilets, urinals and lavatories in accordance with Department of Environmental Resources regulations. Campsites, which are provided with a connection to a centralized sewage system, shall be located within seven hundred fifty (750) feet of such facilities. There shall be at least one shower head for each sex for each twenty (20) campsites.

5.408 All campsites designed for recreational vehicles shall have off-street on-site parking spaces for the recreational vehicle and for one passenger vehicle. The parking spaces shall be level in a longitudinal direction and shall be uniformly crowned in a transverse direction and shall be well drained. The parking spaces need not be paved, but shall have a minimum depth of six inches of compacted crushed stone, bank run gravel or shale.

5.409 All camp sites designed for tenting may be provided with on-site parking spaces in accordance with Section 5.408 or may have a common parking area not over three hundred (300) feet from the most distant camp site. Common parking areas shall provide at least two (2) spaces per campsite. The minimum area of each parking space shall be at least 200 square feet, exclusive of any aisle.

5.410 The centralized water and centralized sewerage system shall be designed in accordance with the requirements ofthe Department of Environmental Resources and approved by the Department.

Article 5 - Campground Development Standards and Required Improvements 5-2

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5.411

5.412

5.413

5.414

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The Campground shall be equipped with sewage dumping stations designed and constructed in accordance with the Department of Environmental Resources requirements.

Streets within the Campground shall conform to the following:

A.

B.

C.

D.

E.

F.

G.

All Campground streets shall conform to the requirements for Private Access Streets as set forth in Table 3-4 including double surface treatment.

One way streets shall have a minimum right-of-way width of twenty (20) feet and shall be improved with a travelway not less than fifteen (1 5) feet in width.

Two way streets shall have a minimum right-of-way width of thirty (30) feet and shall be improved with a travelway not less than twenty (20) feet in width

The minimum center-line radius of any interior Campground street shall be not less than fifty (50) feet.

The maximum grade of any Campground street shall not exceed twelve percent (1 2%).

Drainage facilities shall be designed and constructed in accordance with the standards set forth in Appendix B

No campground street may be offered for dedication. Construction and maintenance of Campground streets shall be the sole responsibility of the developer or operator of the Campground.

At least five percent (5%), but not less than one-half acre, of the area improved for campsites shall be suitable for and improved to provide for active recreation for users of the Campground. Such active recreation may include, but is not limited to: swimming pools, playgrounds, play fields, ball fields, courts of all types, community building and similar facilities. The Planning Commission and the Board of Supervisors will determine the adequacy of the proposed facilities for the number of campsites and may require additional facilities before granting approval.

The access road(s) serving the Campground shall be designed and constructed in accordance with the standards set forth for Collector Streets in Table 3-1 and Table 3- 4 of this Ordinance.

There shall be provided in each Campground such other improvements as the Commission and the Board of Supervisors may require whereby such requirements shall at all times be in the best interests of the public's health, safety and general welfare and may include, but shall not be limited to, garbage and trash collection, removal and disposal as approved by the Department of Environmental Resources; adequate park lighting system; and maintenance of all areas.

Article 5 - Campground Development Standards and Required Improvements 5-3

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6.200


ARTICLE 6 DEFINITIONS

GENERAL INTERPRETATION.

A. If a word is not defined by this Ordinance, but is defined by the Zoning Ordinance as amended, the Zoning Ordinance definition shall apply.

B. The word “includes” shall mean to specifically include an item but not necessarily limited to such items.

C. Any word or term not defined in this Article or the Zoning Ordinance shall utilize the meaning given in Webster’s New World College Dictionary, Fourth Edition, available at the Stroud Township Municipal Building.

DEFINITIONS. When used in this Ordinance, the following words, terms and phrases shall have the following meanings, unless expressly stated otherwise or unless the context clearly indicates otherwise:

Alley. See Zoning Ordinance.

Apulicant. A landowner or developer who has filed an application for a subdivision or land development, including hidher heirs, successors and assignees.

Best Management Practices (BMP). Stormwater structures, facilities and techniques to maintain or improve the water quality of surface runof€.

Block. A tract of land or a lot or group of lots, bounded by streets, public parks, railroad rights- of-way, watercourses or bodies of water, boundary lines ofthe Township or by any combination of the above.

Board of S u - m r s . The Board of Supervisors of Stroud Township.

Boun* Line Adiustment. Shall have the same meaning as a lot line adjustment.

Building. See Zoning Ordinance.

Business. For the purposes of this Ordinance, shall mean a principal commercial or industrial use, including but not limited to retail sales, service businesses, offices, industrial uses, wholesale sales and warehousing. This term shall not include crop farming or raising of livestock or poultry.

Cartway. The paved portion of a street or highway designed for vehicular traffic and paved areas intended for on-street parking. A bikeway shall not count towards the minimum width of a cartway, but may be approved in place of a shoulder.

C W D ound. See Zoning Ordinance

Article 6 - Definitions 6- 1

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Commission. The Planning Commission of Stroud Township.

Conservation Design Develoument. The layout of development in a manner that emphasizes the permanent preservation of substantial areas of open space, and is based upon a four step design process of: 1) identifying the primary conservation areas that should be preserved, and prioritizing their importance, 2) locating the most appropriate home sites, 3) aligning streets and trails to serve the home sites, and 4) drawing in the proposed lot lines.

Conservation Easement. A legal restriction established on an area of land that restricts certain activities, such as subdivision of land and construction of buildings. A conservation easement typically allows a private owner to continue to own and maintain the land, and sell it to a different owner. The easement continues to be in effect regardless of changes in ownership.

Days. Calendar days.

DEP. The Pennsylvania Department of Environmental Protection, and its successor agencies.

Developer (Subdivider). Any landowner, agent of such landowner or tenant with permission from a landowner, who makes or causes to be made a subdivision of land or land development.

Development. Any man-made change to improved or unimproved real estate, including but not limited to buildings or other structures, the placement of mobile homes, streets and other paving, utilities, mining, dredging, filling, grading, excavation or drilling operations and the subdivision of land, as well as sewage disposal systems and water supply systems.

Development or Improvements Ameement. An agreement in a form and manner acceptable to Township requiring a developer to install the improvements required by this Ordinance or which appear on the official approved plans.

Driveway. A privately owned, constructed and maintained vehicle accessway connecting a street to only one or two lots.

Dwelling Types. The definitions in the Township Zoning Ordinance shall apply.

Easement. A grant by the property owner to the public, a corporation, a person, or group of persons, or another tract of land of a use of land for specified purposes.

EnPineer. Professional. A person licensed to practice as a professional engineer in the Commonwealth of Pennsylvania.

Engineer. Townshiu. The registered professional engineer designated by the Board of Supervisors to perform all duties required of the Engineer by the provisions of this Ordinance.

Environmentally Sensitive Areas. Areas that have ecological importance, including but not limited to: Natural Heritage Areas identified by the Nature Conservancy, 100 year floodplains, slopes over 15 percent and wetlands.

Floodplain. See the Township Zoning Ordinance. Article 6 - Definitions 6-2


Grade. The elevation of ground or paving.

Greenwav Lands. Those lands within a Conservation Design Development that are preserved and unavailable for development.

Groundwater Recharge. Replenishment of existing natural underground water supplies.

Homeowners Association. A formally established organization that includes bylaws. In cases where a homeowner association is given the responsibility to maintain land, streets, utilities or facilities, a legally binding process is established to require each household to fund their share of related expenses.

Infiltration Structures. A structure designed to direct runoff into the ground (such as fiench drains, seepage pits or a seepage trench).

Land Development. Any of the following activities:

A. The improvement of one lot or two or more contiguous lots, tracts or parcels of land for any purpose involving: 1. a group of two or more residential or nonresidential buildings, whether proposed

initially or cumulatively, or a single nonresidential building on a lot or lotsregardless of the number of occupants or tenure; or the division or allocation of land or space, whether initially or cumulatively, between; or among two or more existing or prospective occupants by means of, or for the purpose of streets, common areas, leaseholds, condominiums, building groups or other features.

2.

3.

B. A Subdivision of Land. If an application is both a subdivision and a land development, then the requirements for each shall be met.

C. The definition of “Land Development” as contained herein shall be deemed to exclude each of the following:

1. the conversion of an existing single-f8mily detached dwelling or single family semi- detached dwelling into not more than three residential units; unless such units are intended to be a condominium; the addition of an accessory building, including farm buildings, on a lot or lots subordinate to an existing principal building; the addition or conversion of buildings or rides within the confines of an enterprise which was previously approved by the Township as an amusement park. a. For purposes of this subclause, an amusement park is defined as a tract or area

used principally as a location for permanent amusement structures or rides. This exclusion shall not apply to newly acquired acreage by an amusement park until initial plans for the expanded area have been approved by the Township.

2.

3.

Landowner. See definition in the Zoning Ordinance. Article 6 - Definitions 6-3

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- Lot. See definition in the Zoning Ordinance.

Lot Area. See definition in the Zoning Ordinance

Lot Joining. The merger of two existing lots.

Lot Line Adiustment. The revision or deletion of one or more lot lines in such a way that all of the following are true: A. B.

C. D.

no new lots will be created beyond what was previously approved, no additional street segments or significant changes in alignment are proposed other than what was previously approved, no additional nonconformities will be created under the Township Zoning Ordinance, and no new land development will occur other than a land development that was previously approved or buildings to support crop f8nning.

Lot. Reverse Frontage. A lot that abuts a public street on one side of the lot, but has vehicular access only fiom a public street on the opposite side of the lot.

Maintenance Agreement. An agreement in a form and manner acceptable to the Board of Supervisors requiring the developer of required improvements to make any repairs or reconstructions and to maintain such improvements for a certain period.

Maintenance Guarantee. Financial security which is acceptable to the Township to secure the promise made by a developer in the Maintenance Agreement that required improvements shall be maintained by the developer. (Note: These guarantees typically include acceptable letters of credit, performance bonds, escrow agreements, and other similar collateral or surety agreements.)

Maior Subdivision. See Subdivision, Major.

Mobile/Manufactured Home. See definition in Zoning Ordinance under “Dwellings”. A Mobile/Manufactured Home shall not meet the definition of a “Recreational Vehicle” and shall not include any unit of less than 600 square feet of floor area. The terms “Mobile Home” and “Manufactured Home” shall have the same meaning.

Mobile/Manufactured Home Space. An area of land in a mobile home park improved with the utilities and other improvements needed for the placement of a single mobile home, with the land leased or rented by the park owner to the occupants of the mobile home.

Modification. Request for. A request fkom an applicant for certain waivers or modifications to provisions of this Ordinance, as provided for in Section 1.200.

Municipalities Planning Code. The Pennsylvania Municipalities Planning Code, Act 247 of 1968, as reenacted by Act 170 of 1988, and as may be Wher amended, or its successor legislation.

National Wetland Inventory. See under “wetlands”. Article 6 - Definitions 6-4

i


One Hundred Year Flood. A flood that, on the average, is likely to occur every 100-years, (such as that has a 1 percent chance of occurring each year, although the flood may occur in any year). (Note - The rainfall amount falling in a 24 hour period that is expected to result in a 100 year flood in Stroud Township is 7.29 inches.)

ODen Space. The area of a lot unoccupied by principal or accessory structures, streets, driveways, parking areas; but may include areas occupied by walkways, picnic pavilions, play equipment and other areas occupied by noncommercial outdoor recreation hcilities.

ODen - Space, Common. Areas that meet all of the following requirements: A. It is suitable for active or passive recreation by residents of a development or the general

public, except where the Township may specifically allow preserved open space to be privately owned. It includes legally binding protection to prevent future development and subdivision, in perpetuity, such as a conservation easement andor deed restriction. An appropriate system is established to ensure proper maintenance and oversight of the land. The following areas shall not be used to meet the minimum common open space requirements: 1. 2. 3. 4.

5 .

B.

C.

D.

Areas not permitted to count towards Common Open Space under Section 3.700. Areas with a width of less than 50 feet. Existing or future street rights-of-way. Stormwater detention basins, except for areas that an applicant proves will be a scenic asset or will be suitable for recreation during the vast majority of the year. Areas within 30 feet of an overhead electric transmission tower with a capacity of

35 kilovolts or greater.

Open Space. Public. Common open space owned by a government agency or the Township for public recreation.

Ordinance, This. The Stroud Township Subdivision & Land Development Ordinance, as amended, and any provisions thereofl enacted by the Board of Supervisors.

Parcel. See definition in Zoning Ordinance.

Parking. See definition in Zoning Ordinance.

Pathway. A pedestrian accessway which is not adjacent to a street or access drive and conforms with this Ordinance.

PennDOT. The Pennsylvania Department of Transportation.

Performance Guarantee. Financial security which is acceptable to the Board of Supervisors to ensure that the developer wilI install required improvements. (Note: This typically includes acceptable letters of credit, performance bonds, escrow agreements, and other similar collateral or surety agreements.)

I I I I I I I I 1.

Article 6 - Definitions 6-5

I I I I I I I I I I I I I I I I I I I


Plan. A map of a land development or subdivision and accompanying notations.

A. Sketch Plan. An informal plan, identified with the title “Sketch Plan” on the map, indicating the general layout of the proposed subdivision or land development.

B. Preliminary Plan. A complete plan identified with the title “Preliminary Plan” accurately showing proposed streets and lot layout and such other information as required by this Ordinance.

C. Final Plan. A complete and exact plan identified with the title “Final Plan” including the plan prepared, after approval, for official recording as required by this Ordinance to define property rights and proposed streets and other improvements.

Planning (or Plans) Administrator. The Township Staff person charged by the Board of Supervisors with the responsibility of administering the subdivision and land development applications and procedures. If a staff person does not have this title or responsibility, then such Administrator shall be the Zoning Officer of Stroud Township and any Assistant Zoning Officer.

Planning Commission. See “commission”.

Planning Commission Meeting. For the purposes of establishing time limits for plan approvals, shall mean a regular meeting of the Planning Commission at which the Commission is authorized to conduct official action and which has been scheduled based upon an annual meeting schedule (as may be adjusted by the Chairperson) and which is not a workshop meeting or the official public meeting on an ordinance amendment.

Primary Conservation Area. In Conservation Design Development, shall mean land areas that are required for open space preservation, including but not limited to 100 year floodplains, wetlands and steep slopes over 30 percent.

Public Notice. As defined by the PA Municipalities Planning Code. (As of the adoption date of this Ordinance, the following definition applied: “Notice published once each week for two successive weeks in a newspaper of general circulation in the Township. Such notice shall state the time and place of the hearing and the particular nature of the matter to be considered at the hearing. The fust publication shall not be more than 30 days and the second publication shall not be less than 7 days firom the date of the hearing.”)

Recreational Vehicle. See definition in Zoning Ordinance.

Right-of-way. Unless otherwise stated, shall mean a street right-of-way that involves acorridor that allows use by vehicles, pedestrians and utilities. A public street right-of-way is controlled by the Township or PennDOT.

Secondary Conservation Area. In Conservation Design Developments, land areas that will be seriously considered for preservation in the layout of development and which are ranked by priority for open space preservation within the Greenway Lands. The Secondary Conservation Areas include but are not limited to: mature woodlands, historic buildings and structures, scenic



views, trails and greenways, river and stream corridors, farmland, wildlife habitat and slopes of 15 to 30 percent.

SeeDage Pit/Seeoage Trench. An area of excavated earth filled with loose stone or similar coarse material, into which surface water is directed for infiltration into the ground.

Sewage Disposal System. A system designed to collect, treat and dispose of sewage fiomusers in compliance with regulations of PA DEP and the Township.

A. Central Sewage Service. Service by a sewage disposal system which collects, treats and disposes sewage fiom more than one lot. 1. Public Sewae Service. Central sewage service with the mains and the treatment

facility owned by a municipality, a public authority or the County. 2. Private or Non-Public Central Sewage Service. Central sewage service that does not

meet the definition of “public sewage service.”

B. On-Lot Sewage System A sewage disposal system which collects, treats and disposes of sewage or holds sewage fiom only one principal use or lot.

Sidewalk. A pedestrian accessway which is adjacent to a street or access drive and conforms to the regulations of this Ordinance.

Soil Survey. The latest version ofthe official Soil Survey of Monroe County, published by the U. S. Soil/Natural Resources Conservation Service, or its successor reference.

Swcimen Tree. A living tree with a trunk diameter of 30 inches or greater, measured 4.5 feet above the ground level; or another living mature tree that is particularly rare or unique and designated as rare or unique by the Township.

State. The government of the Commonwealth of Pennsylvania and its relevant subparts.

State Planning Code. See Municipalities Planning Code.

SteeD Slope. An area of 15 percent or greater slope.

Street. For the purposes of this Ordinance, a public or private thoroughfare which affords the principal means of access to 3 or more abutting lots, but which is not an alley or a driveway.

Street Classification. Streets shall be classified according to the Official Street Classification Map, which is included at the end of this Ordinance. Such Map may be amended by resolution of the Board of Supervisors. Such map classifies streets as Expressway, Arterial, Collector or Local Streets.

A.

B.

Expressway - A limited access street which only allows access at interchanges, and which allows high speeds. Arterial Street - A street that provides for high volumes of traffic at moderate speeds, and which connects together different areas within the County. Such streets are generally intended to have an average daily traffic volume of over 7,500 vehicles per day.


I I I I I 1 I I I I I I I I I I I 1 I

I I I I I 1 I I i I I 1 I I 1 I I I I


C. Collector Street - A street that provides for moderate volumes of traffic at moderate speeds, and which is intended to eventually direct traffic fiom numerous local streets onto arterial streets. Such streets are generally intended to have an average daily traffic volume of 1,500 to 7,500 vehicles per day. Collector streets may be divided into minor and major sub-categories. Local Street - A street that is mainly intended to collect traffic fiom individual driveways, with relatively low traffic volumes and speeds. Such streets are generally intended to have an average daily traffic volume of less than 1,500 vehicles per day.

D.

Street. Cul-de-sac. A type of street which is terminated at one end by a permitted vehicular turn-around and which intersects one or more streets at the other end.

Street, Loop. A loop street intersects one street at two different points, and does not have access to any other streets, other than a cul-de-sac street.

LOOP STREET

Street. Mar~inal Access. A type of local street which is parallel and adjacent to collector or arterial streets and provides access to abutting properties. Unless otherwise stated, a Marginal Access Street shall meet the requirements for a Local Street.

Subdivider. See “developer”.

Subdivision.

A. The division or redivision of a lot, tract or parcel of land by any means into 2 or more lots, tracts, parcels, or other divisions of land including changes in existing lot lines for the purpose, whether immediate or future, of lease, partition by the court for distribution to heirs or devisees, transfer of ownership or building or lot development. The subdivision by lease of land for solely agricultural purposes into parcels of more than 10 acres, not involving any new street or easement of access or residential dwellings, is exempt fiom approval under this Ordinance. A “Lot Joining” by itself shall not need subdivision approval by the Board of Supervisors.

B.

C.

Subdivision, Maior. Any subdivision of land which does not quali@ as a ‘‘minor subdivision”.

Article 6 - DeJinitions 6-8


Subdivision, Minor. Aproposal involving land, other than a land development, which is either:

A. B. a subdivision:

a “lot line adjustment” or

1. that results in only 2 new additional residential lots, or only 2 new additional clearly agricultural lots of more than 10 acres each, in addition to the one pre-existing “parent” lot, which does not involve an extension or new segment of a street (other than what was previously approved), and which has not involved the final subdivision approval of2 or more new lots h m the same parent tract within the last two years.

2.

3.

Subdivision Ordinance. The Stroud Township Subdivision and Land Development Ordinance, as amended.

Substantially Completed. In the judgment ofthe Township Engineer at least 90 percent (based upon the cost ofthe required improvements for which financial security was posted [based upon the approved development agreement]) of those improvements required as a condition for final approval have been completed in accordance with the approved plan, so that the project will be able to be used, occupied or operated for its intended use.

Township. Stroud Township, Monroe County, Pennsylvania. Unless otherwise stated, this shall mean the Board of Supervisors and their authorized agents.

Tract. One or more abutting or adjacent lots proposed to be subdivided or developed following an overall coordinated plan.

Tract Area. Total. The space contained within the exterior lot lines of a tract proposed for a subdivision or land development, not including space within the existing and future or ultimate right-of-way of existing streets, but including right-of-way of any streets proposed to be constructed within the tract.

USGS. United States Geological Survey, or its successor agency.

Waiver. See under “Modification.”

Walkwav. A strip of land including a right-of-way dedicated to public use in order to facilitate pedestrian access through or into a block.

Watercourse. See the definition in the Zoning Ordinance.

Water, Central System or Service. Service by a water system which transmits water fiom a common source to more than one lot.

A. Water, Public System or Service. Central water service that is owned and/or operated by a municipality, a public authority or the county, or by an existing established PA PUC regulated water company that currently serves more than 200 lots within the Township.


I I I I 1 I I I I I I I I: 1 I 1 I I I

1 I I I I 1 I 1 I I I I I I

I 11

,I


B. Water Service. Non-Public Central. Central water service that does not meet the definition of Public Water Service.

Water. On-Lot System or Service. Service by a water system which transmits water fiom a source to only one lot.

Wetlands. Areas regulated as "wetlands" under Federal and/or State regulations, whichever is more inclusive.

A. Wetland. National Inventory. An attempt at initial mapping ofwetlands by the U.S. Fish and Wildlife Service that provides indicators of the largest areas of likely wetlands. However, this inventory is not all-inclusive.

Article 6 - Definitions I 6-10


APPENDIX A

SUBDIVISION OR LAND DEVELOPMENT STROUD TOWNSHIP - APPLICATION FOR

For Office Use Only File Number County Parcel Identification Number

New Submission Resubmission

Date of Application: (to be filled in by Township Staff) .* .

. . i.

Date of Acceptance as Complete Submittal: (to be filled in by Township Staff,

Check All of the Following that Apply: -Sketch Plan Review

Name of Development

Major Subdivision Preliminary Plan Major Subdivision Final Plan Minor Subdivision Lo cat ion Resubdivision Lot Line Adjustment Land Development Plan

-Conditional Use (Under Zoning Ordinance)

Property Owner's Name Telephone #

Address

Applicant's Name Telephone #

Plan Preparer's Name Telephone #

Address

Total Acreage

Water Supply: On lot well: Public: Other:

Sewage System: Private (on lot): Public: Other:

Submit copies of this form to the Township Staff. A copy will be receipted and returned to you.

Previous Subdivision or Construction on this Tract within the Past 5 Years:

Number of Proposed Lots

Appendices A- 1


STROUD TOWNSHIP SUBDIVISION/ LAND DEVELOPMENT APPLICATION - Page 2

Any Relevant Zoning Variances/ Special ExceptiodConditional Use Approvals on this Tract (and dates):

Application Fees Paid: 1. 2.

Check to Stroud Township Check sent to County Planning Commission

I HEREBY ACKNOWLEDGE AND REQUEST REVIEW OF THIS APPLICATION

Applicant's Signature

I Hereby Authorize the Planning Commissioners, Board of Supervisors Members, Township Engineer, Code Enforcement Staff and Any Township Consultant to Enter the Exterior Premises of this Property, Between 9 A.M. and 8 P.M. at Their Own Risk, While this Plan Is Being Considered for Approval, as Needed to Determine Compliance with Township Ordinances (Optional)

Applicant/ Land Owner's Signature . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

(Lower Half of Page For Township Use Only)

Initial Review Received From Township Engineer: Reviewed by Zoning Officer: Reviewed by Sewage Enforcement Officer:

(check off) (check oQ

(write in date or 'NA")

County Planning Commission Review: Date Delivered - Date Review from -

Final Action by Township Planning Commission: Date:

Action Taken:

Final Action by Board of Supervisors: Date:

Action Taken:

Date Applicant Notified of Board of Supervisors Final Action:

Township Staff Initial Review Comments:

Appendices A-2


APPENDIX B PLAN PREPARER'S STATEMENTS; OWNER'S STATEMENT;

APPROVAL/REVIEW BLOCK FORMS

B. 1 PLAN PREPARER'S STATEMENTS. - Model Forms.

I, , a registered surveyor of the Commonwealth of Pennsylvania, do hereby certify that the Plan, prepared fiom a field survey on

9 20 correctly represents the property boundary of the proposed subdivision or land development.

Date Registered Surveyors' Signature

1, , a registered surveyor, registered landscape architect or licensed professional engineer in the Commonwealth of Pennsylvania, do hereby certify that the accompanying application, plans and supporting documentation are true and accurate, to the best of my knowledge.

Date Plan Preparer's Signature

Address Printed Name

B.2 OWNERS STATEMENT. - Model Form.

We, the owners of record of the land involving the accompanying plans, being duly sworn according to law, state that we are the majority owners or are the authorized officers of the corporation that are the majority owners of this property in peaceful possession of it, and that there are no suits pending affecting the title of same, and that we acknowledge and endorse the accompanying plans.

I I 1 I I I I I

OWNER'S OR AUTHORIZED CORPORATE OFFICER'S SIGNATURES

Printed Name Printed Name

SWORN AND SUBSCRIBED BEFORE THIS DAY OF ,20-.

Appendices B- 1

1 1 1 I I I I 1 I I I I I I I I I I I


B.3 APPLICANT’S STATEMENT. (May be merged with Owner’s Statement ifthey are the same entity).

We, the applicant for subdivision or land development approval of the accompanying plans, being duly sworn according to law, state that we have been authorized by the owners of record to submit these plans, and that we will propose a record plan for recording (as applicable), after receiving all required municipal approvals. We are the * of the subject property.

OWNERS OR AUTHORIZED CORPORATE OFFICERS SIGNATURES

Printed Name Printed Name

SWORN AND SUBSCRIBED BEFORE THIS DAY OF 20-.

* Insert owner of record, equitable owner or other role.

B.4 APPROVALmEVIEW BLOCK.

REVIEWED BY THE COUNTY PLANNING COMMISSION

County Planning Commission Staff Person Responsible for Review

REVIEWED BY THE TOWNSHIP ENGINEER

Date

Township Engineer Date

REVIEWED BY THE STROUD TOWNSHIP PLANNING COMMlSSION

Chair Secretary Date

APPROVED BY RESOLUTION OR MOTION OF THE STROUD TOWNSHIP BOARD OF SUPERVISORS AND ACCEPTED FOR RECORDXNG

Chair Secretary Date

Appendices B-2

c. 1

c.2

A . I B I C D


Cultivated land : without conservation treatment : with conservation treatment

Pasture or range land : poor condition : good condition

Meadow: good condition

APPENDIX C STORMWATER CALCULATIONS

-49 -27

.3 8 - -

RATIONAL, FORMULA.

Wood or forest land: thin stand, poor cover, no mulch : good cover

The Rational Method shall be used to calculate stormwater runoff. This involves the formula Q=CIA. Q is the storm flow in cubic feet per second. C is a coefficient indicating the degree of imperviousness ofthe drainage area. I is the intensity ofrainfall in inches per hour for the particular fi-equency of storm used, and A is the discharge area in acres.

- -

RUNOFF COEFFICIENTS.

-25 -45

The value of the coefficient C shall be determined based upon the following table, based upon the anticipated ultimate use of the land. An alternate value may be pre-approved by the Township Engineer.

(AMC 11)

.51 .65

.63 -74

LAND USE DESCRIPTION I Hydro. SoilGroup

Open spaces, lawns, parks, golfcourses, cemeteries good conditions: grass cover on 75% or more of the area fair condition: grass cover on 50% to 75% of the area

Commercial and business areas (85% impervious) I -84

Industrial districts (72% impervious)

Residential: Average Lot Size Average YO Impervious 1/8 acre or less 65 % acre 38 1/3 acre 30 '/z acre 25 1 acre 20

Paved parking lots, roofs, driveways, etc. I -99

.25 .65

.90 I .93 I -96

.76 .86 -90

.55 .70 .80

.49 .67 .78 -45 .65 -76 .41 .63 -74

.99 1 .99 I .99

Appendices c- 1

1 I 1 I I 1 1 I I I I I I I 1 I I I I

Streets and roads: paved with curbs and storm sewers .99 -99 gravel -57 -76 dirt .49 .69


-99 .99 3 4 .88 .SO .84

PERIOD

2.33

NOTE: Values are based on S.C.S. definitions and are average values derived by an Advisory Committee for this Manual.

’

1 6 12 24

1.50 2.45 2.80 3.30

SOURCE: New Jersey Department of Environmental Protection, Division of Water Resources - “Technical Manual for Stream Encroachment”, August, 1984.

5

10

25

50

100

Existing site conditions of bare earth or fallow shall be considered as meadow when choosing a C value.

1.91 3.20 3.70 4.22

2.25 3.70 4.40 4.98

2.66 4.40 5.20 5.90

2.98 4.80 5.75 6.61

3.29 5.45 6.40 7.29

C.3 VALUES OF STORM INTENSITY.

Design fiequencies or durations other than as required for detention should utilize therainfd values displayed in the following table. Rainfall intensities required for the rational formula shall use rainfall intensities consistent with appropriate times of concentration and return periods and shall be obtained itom “Rainfall Duration Frequency Tables for Pennsylvania” published in 1983 by the PA Department of Environmental Resources, or its successor publication.

W A L L AMOUNT (JNCHES) I I 1 IRETURN1 DURATION (HOURS) I

C.4 TIMES OF CONCENTRATION.

The time of concentration for all sites shall be calculated utilizing the standards and methodology provided in “Urban Hydrology for Small Watersheds” Technical Release 55 (1986) by the U.S. Soil Conservation Service, or its successor publication. The S.C.S. lag shall be computed by multiplying the Time of Concentration by 0.6.

Appendices c- 2

I I: 1 I 1

LAND USE DESCRIPTION


C.5 RUNOFF CURVE NUMBERS.

HYDROLOGIC SOIL GROUP

Woodland or Dense Grass

A

0.2 0.3 0.4

B C D

82

78

94

Open Space (Lawn, Park, GolfCourses, Cemeteries, Pasture) 44 65 77 ~~

Meadow, Orchards 58 71 30**

77

36**

89

86 Newly Graded Land, Fallow, Disturbed Land with No or Little Vegetation Cover

Forest

Commercial (85% Impervious)

Industrial (72% Impervious)

91

73

94

60 79

92 95

81 88 91 93

Residential Averwe Lot Size % I ~ r v i O U s c acre or less* 65 3 - aacre 34 2 - 1 acre 23 2 - 4 acres 12

77 59 53 46

85 74 69 66

90 82 80 78

92 87 85 82

Smooth Surfaces (Concrete, Asphalt, Gravel or Bare Compacted Soil)

98 98 I

98 98

* ** Includes multi-family housing unless justified lower density can be provided.

Caution - CN=s under 40 may produce erroneous modeling results.

Existing site conditions of bare earth or fallow shall be considered as meadow when choosing a CN value.

C.6 SUGGESTED RUNOFF VELOCITIES.

The following runoff velocities are suggested:

I Percent Slope vs. Velocities* - 1 10%

~

20% =I DESCRIPTION OF COURSE OF RUNOFF WATER

0.4 I Appendices c- 3


Pasture or Average Grass 0.3 0.4 0.4 0.4

Poor Grass 0.4 0.5 0.5 0.6

Bare Soil 0.5 0.6 0.7 0.8

Paved Areas 0.8 1.0 1.2 1.4

0.5 0.5

0.7 0.8

0.9 0.9

1.6 2.0

1.

2.

The velocity of flow in open channels, and in closed drains not under pressure, shall be determined by Manning=s velocity equation:

1.486 3 2 v = n WPI2 S

V = velocity in feet per second n = coefficient of roughness a = cross-section area of structure P = perimeter of the wetted channel S = slope in feet per foot

The coefficient of roughness, “n”, shall be as follows unless otherwise approved by the Township Engineer:

a. 0.0 15 for concrete pipe and similar paving.

b. 0.025 for corrugated metal pipes and flumes.

c. 0.40 for earth ditches.

Appendices c- 4


Type of Improvement/ Specific Item

APPENDIX D Stroud Township

Applicant's Estimate of Costs of Required Improvements Model Form

Quantity unit cost Total Cost of Item

FOR OFFICE USE ONLY: FILE NUMBER

Date of PreparatiodRevision

Name of Development

Location I

Applicant's Name Telephone #

Preparer of this Estimate: Name Telephone #

Address

Signature of Preparer of this Estimate

Please break down the types of improvements (such as streets, curbing, sidewalks), and then list component specific items as necessary under each type of improvement.

Appendices D-1

I 1 I 1 I 1 I i 1 I I I 1 I D 1 I 1 I

Type of Improvement/ Specific Item


Quantity unit cost Total Cost of Item

i


Type of Improvement/ Specific Item Quantity unit cost Total Cost of Item

Appendices D-3

I

1 1 I I I I I 1 I I I I I 1 I I I

i

I-

1 . -


INDEX

Section No.

Agricultural Exemption Amendments Appeals to Court Application Form

Curbs Definitions Development Agreements Driveways Driveways, Shared

Easements - In General - Drainage

Enforcement Exceptions

Fees Final Plan for Major Subdivisions Fire Hydrants

Improvements Guarantees Interpretation

Land Developments - Definition of - Plan Submissions

Lot Frontage Lot Layouts Lot Pins

Maintenance Agreements Maintenance Guarantee Markers Minor Subdivisions

- Definition of - Submissions

Mobileh4anufactured Home Park Modifications Monuments

Index

1.100 1 SO0 1.600

Appendix A

3.603 6.200 2.700 3.200 3.201.F

3.300 3.800 1.700 1.200

1.100 2.400 3.400

2.700 1.100

6.200 2.600 3.201 3.300 3.905

2.700 2.700 3 -905

6.200 2.500 Article 4 1.200 3.905

! ( .

i

i

INDEX (Continued)

Section No.

Penalties Performance Guarantees Preliminary Plan Submissions for Major Subdivisions

Recording of Final Plans Recreation Land and Fees Revisions of Submitted Plans Resubdivisions Reverse Frontage Residential Lots

Sanitary Sewer

Sidewalks Sketch Plan Sight Clearance Steep Slopes Streets, Private Stormwater Management Streets

- On-Lot Septic Systems

- Cul-de-sac Streets - Improvements to Existing Streets - Intersections - Street Access - Street Construction Standards - Street Widths

Street Lighting Street Names Street Signs

Tree Preservation Trees, Street

Waste Dumpsters Water Supply Wetlands

Zoning, Compliance with

Index

1.700 2.700 2.300

2.700 3.700 1.300 1.300 3.300

3.500 3.503 3.600 2.200 3.208 3.908

3.800 3.200 3.209 3.210 3.204 3.201 3.210 3.206 3.90 I 3.902 3.903

3.201 and 3.210

3.904 3.904

3.906 3.400 3.909

1 .lo4

1 1 i 1 1 1 1 1 1 8 1 1 1 1 1 1 1 1 1

subdivision and land development ordinance stroud township

Documents