Part 4
Design and Construction Standards for Required Improvements

§22-401 General Standards.

1.    The principles, standards, and requirements of this Part shall be applied by the Planning Commission and Supervisors in evaluating and reviewing proposed subdivision plans and shall be considered minimum standards. Where deemed appropriate or necessary to protect the public health, safety or welfare, the Planning Commission may recommend and the Supervisors may require more restrictive standards. Whenever other applicable regulations impose more restrictive standards, those regulations shall apply.

2.    Land deemed by the Township to be uninhabitable because of the hazards it presents for life, health or property, such as areas of excessive slope, unstable soils or soils of inadequate weight bearing strength, or sites susceptible to severe flooding (i.e., floodway sites), or those with very poor access, shall not be plotted for residential occupancy, nor for such other uses as may increase danger to health, life or property, or aggravate the flood hazard.

3.    Subdivision proposals shall be generally consistent with the stated growth policies contained in the Background Report and Goals and Objectives Study, endorsed by Resolution of the Township Supervisors on March 14, 1994, or any subsequently adopted Municipal Comprehensive Plan. In addition, the use of land in any proposed subdivision shall comply with the provisions of the Wolf Township Zoning Ordinance [Chapter 27] and Zoning Map, enacted on March 13, 1995, or as may hereafter be amended, and any other ordinances or regulations hereafter adopted by the Township.

4.    New subdivisions shall be coordinated to the extent possible with all existing or proposed developments on adjacent properties.

(Ord. 96-01-02, 1/2/1996, Article 4, §400)

§22-402 Blocks and Lots.

1.    Blocks.

A.    The length, width and shape of blocks shall be determined with due regard to the provision of adequate sites for the type of buildings proposed, applicable municipal zoning requirements, topography, and the requirements for safe and convenient vehicular and pedestrian circulation. In general however, blocks should have a maximum length of 1600 feet.

B.    Where block lengths exceed 1,200 feet or where deemed appropriate by the Township, a cross walk or walkway, with a right-of-way width of not less than 12 feet and a surfaced width of not less than 5 feet, may be required to afford pedestrian access to schools, playgrounds, shopping centers, or other places of public assembly. The surface of such walkway shall be determined on a case by case basis.

2.    Lots.

A.    All lots shall conform to the minimum area and width requirements contained in the Wolf Township Zoning Ordinance [Chapter 27].

B.    Lot size, dimension and the placement of lots within blocks shall be such that they provide the largest amounts of usable open space for the users thereof; the most economical provision of services; and, the most advantageous relationship with the site's natural topography and vegetation.

C.    All lots shall abut a street or have direct access via a right-of-way no less than 50 feet in width, except in the case of a lot being added to and becoming a part of an adjacent existing lot with road frontage.

D.    In general, side lot lines should be at right angles or radial to street lines. Lots located on cul-de-sac turnarounds or curves in the road or lots of unusual shape may have lot widths of less than those required in the Township Zoning Ordinance [Chapter 27] provided that the average of the front and rear lot line is equal to or greater than the required lot width. In no case however, shall the front lot line have a width less than 75 feet.

E.    Double frontage lots shall be avoided, except where essential to provide separation of residential development from collector or arterial streets or to overcome topographic or orientation disadvantages. Where double frontage lots are permitted, a buffer yard of at least 10 feet shall be provided along the side of the property adjacent to the thoroughfare, across which there shall be no right of access.

F.    A parcel being subdivided for the purpose of being added to an existing, adjacent lot of record shall not be subject to the minimum lot size or soils testing requirements of this Chapter, provided that a note indicating the parcel's addition status is placed on the plot plan and the existing lot and the addition are combined into a single deed of record. The plan note shall also include a reference to the Deed Book and Page Number of the existing parcel. If both parcels are described separately in the same deed, then a note shall be placed on the plan and in the deed indicating that the two lots are to be considered as one for subdivision purposes. In this manner the purchaser is precluded from subsequent conveyance of the acquired addition without prior approval under the terms and conditions of this Chapter.

(Ord. 96-01-02, 1/2/1996, Article 4, §401)

§22-403 Streets and Driveways.

1.    Street Classification. (See also Appendix A for a list of all streets and roads in Wolf Township and their functional classification.)

A.    The State highway system includes all public streets and highways operated and maintained by the Pennsylvania Department of Transportation (PennDOT).

B.    The Township street system includes all public streets and roads maintained by Wolf Township. Subdividers proposing public dedication of streets within a subdivision shall submit road design and construction plans which meet the Township's minimum specifications as a part of the plan submission process. In instances where the Township agrees to accept a road constructed within a subdivision, a deed dedicating the street and its right-of-way to the Township shall be recorded with the final plan or upon completion of the street construction and approval of the Township Engineer, as applicable.

C.    Private streets include all streets not dedicated, accepted, and maintained as public streets. Private streets may be permitted where the following conditions are met:

(1)    Private streets shall be designed and constructed in accordance with the standards and specifications contained in Tables 1 and 2 of this Chapter.

(2)    A survey of the centerline of the private right-of-way shall be shown on the plot plans along with a notation identifying the street and right-of-way as being private.

(3)    Except as set forth in subsection .1.C(6), the subdivider shall provide a right-of-way use and maintenance agreement in each deed, lease, or conveyance prescribing the right-of-way width and location and setting forth arrangement between the subdivider and buyer or lessee for improvement and maintenance of the private right-of-way. A copy of any such agreement shall be submitted to the Township for review and approval with the subdivision or land development plans.

(4)    Except as set forth in subsection .1.C(6), where an existing private right-of-way is proposed to provide access to a new subdivision, the subdivider shall prepare a right-of-way use and maintenance agreement and have it signed by all property owners using the existing right-of-way if such an agreement is not included in the existing deeds. Where such an agreement is secured, it shall be recorded in accordance with the standards of this Chapter and set forth arrangements for maintenance of the private access. A copy of such agreement shall be submitted to the Township for review and approval with the subdivision or land development plans.

(5)    Except as set forth in subsection .1.C(6), where such an agreement cannot be secured, the Township may consider the proposed subdivision or land development plans with a right-of-way use and maintenance agreement signed by all users of the private access in the new subdivision or land development. A copy of the agreement shall be submitted to the Township for review with the subdivision or land development plans and the approved agreement shall be incorporated into each deed, lease or conveyance for the development.

(6)    Where a private street or road is proposed to provide access to a subdivision and as a result of the proposed subdivision the private street or road would provide access to three or more lots, the subdivider shall design and construct the street in accordance with the standards and specifications contained in Tables 1 and 2 of this Chapter and shall thereafter dedicate the street or road to the Township as prescribed in subsection .1.B of this section so that it shall thereafter be a public street or road.

[Ord. 2004-1]

2.    Access Permit Requirements.

A.    In order to protect public safety, the Township Supervisors may limit access onto a public street or highway to specific locations and may require such locations to be shown on the plot plan.

B.    A highway occupancy permit must be issued by the Pennsylvania Department of Transportation before construction of access onto any State highway can be initiated. Where any such access is proposed as part of a subdivision or land development proposal, the subdivider shall submit a copy of the PennDOT highway occupancy permit to the Township along with his subdivision or land development plans. Where the location of such access is not known at the time of subdivision plan submission, a note shall be placed on the plans indicating the need to obtain this permit prior to the initiation of driveway construction. (See also §22-403.10.)

C.    A driveway permit shall be issued by the Township before construction of access onto a Township street or private roadway can be initiated. In instances where such access is proposed as part of a subdivision or land development proposal, the subdivider shall include a copy of the Township driveway permit as a part of his plan submission. Where the location of such access is not known at the time of subdivision plan submission, a note shall be placed on the plans indicating the need to obtain this permit prior to the initiation of driveway construction. (See also §22-403.10 of this Chapter and §27-1504 of the Township Zoning Ordinance [Chapter 27].)

3.    General Street System Standards.

A.    All subdivision plans shall extend or continue existing public rights-of-way at a width no less than required by the minimum specified by this Chapter.

B.    Local streets within a new development or subdivision shall be laid out to encourage through traffic. Provision for the extension and continuation of streets into and from adjoining areas may be required. [Ord. 2013-01]

C.    Where a subdivision or land development abuts or contains an existing or proposed arterial or collector street, the Township may require marginal access streets, reverse frontage lots, or such other treatment as will provide protection for abutting properties, reduction in the number of intersections with the arterial or collector street, and separation of local and through traffic.

D.    Where the lots in a development are large enough for resubdivision, or if a portion of the tract is not subdivided, suitable access and street openings for such an eventuality shall be provided.

4.    Street Design Standards. Minimum design standards for streets serving residential, commercial, institutional, and industrial development are shown on Table 1 and are further detailed in the following subsections. (See also PennDOT's Publication 70, “Guidelines for the Design of Local Roads and Streets,” August 1990, or as may hereafter be amended):

A.    Provision for additional street right-of-way maybe required by the Township for public safety and convenience, or for access to off-street parking in commercial and industrial areas and in areas of high density residential development.

B.    In addition to the minimum street grade and alignment standards shown in Table 1, the following requirements shall also be applied:

(1)    Whenever street lines deflect from each other at any point, connection shall be made by horizontal curves.

(2)    Vertical curves shall be used in changes of grade exceeding 1%.

(3)    Proper sight distance shall be provided with respect to both horizontal and vertical alignments as established in Table 1.

(4)    Street grades shall be as established in Table 1.

(5)    All streets shall be designed to provide for the discharge of surface water away from their right-of-way. In no case however shall any discharge be directed onto private property, except where drainage easements are approved. Street crown grades shall be ¼ inch to _ inch per foot for paved streets and _ inch to ½ inch per foot for stabilized streets, except where super-elevated curves are used. Shoulder grades shall not exceed ¾ inch per foot.

5.    Intersections.

A.    Streets shall be laid out to intersect as nearly as possible at right angles, and no street shall intersect any other at less than 60º. Multiple intersections involving the junction of more than two streets shall be avoided where at all possible.

B.    Where the grade of any private or public street or driveway exceeds 7% at the approach to an intersection, a leveling area shall be provided having a grade of less than or equal to 5% for a distance of 25 feet measured from the edge of the shoulder or curb of the intersecting street.

C.    Road intersections shall be rounded with radii of 35 feet for local streets and 50 feet for collector streets.

D.    Clear sight triangles of 75 feet measured along the centerline, shall be provided and maintained at all street intersections. For the intersection of a street and a driveway, the distance shall be 25 feet. (Sight distance shall be measured at a height of 4 feet above road surface.) No significant obstructions or plantings (excluding utility poles or street lights) measuring higher than 30 inches or hanging lower than 8 feet above road grade shall be permitted within this area.

E.    Intersections entering on opposite sides of the street shall be laid out directly opposite each other, or where permitted by the Township, shall be separated by at least 150 feet between centerlines.

F.    Intersections on the same side of the street shall be separated by intervals of no less than 600 feet, measured from centerline to centerline.

6.    Cul-de-Sac Streets. Cul-de-sac streets may only be utilized in a subdivision or land development in Wolf Township where a “through-street” can not be provided, and must be designed to protect public safety and simplify maintenance. Where proposed, such streets shall also be designed in accordance with the standards set forth in Table 1 of this Part and the following requirements:

A.    Cul-de-sac streets shall be a minimum of 250 feet in length and shall not exceed 600 feet in length. Additional length may only be approved by the Board of Supervisors where such length is deemed to be in the best interest of the Township and where it is determined that such extension will cause no jeopardy to public safety.

B.    All cul-de-sac streets shall be provided with a turnaround area which shall be graded and surfaced in the same manner as the street. Innovative alternatives to the standard circular turnaround (i.e., “L” or “T”-shaped turnarounds) may be considered by the Board of Supervisors where area equivalent to the requirement for turnarounds in Table 1 is provided. Circular turnarounds shall be designed to include two; at-grade “storage” spaces intended to facilitate snow removal. Such spaces shall be part of the right-of-way of the street and shall each be 50 feet in width and 100 feet in depth. They shall be situated at “10 o’clock” and “2 o’clock” at the head of the turnaround. Parking shall be prohibited in the turnaround area.

C.    Any street dead-ended for access to an adjoining property, or because of authorized, staged development shall be provided with a temporary turnaround with a stabilized surface and an outside diameter of at least 100 feet. (The specific time period allotted for such temporary construction shall be established in an agreement between the Township Board of Supervisors and the developer.)

D.    Where possible, center islands shall be avoided in the design of cul-de-sac turnarounds.

E.    The cartway at the intersection of a cul-de-sac street and the street’s turnaround area shall be rounded with radii of at least 40 feet.

[Ord. 2013-01]

7.    Street Construction Standards. Minimum construction standards for public and private streets serving residential, commercial, institutional and industrial development are shown on Table 2, and are further detailed in the following subsections.

A.    All streets proposed for dedication to the Township shall meet the requirements set forth in Table 2 for local or collector streets at the time of dedication. In addition, all such streets must undergo at least one freeze/thaw cycle prior to being considered for acceptance by the Township.

B.    Streets shall be surfaced to the grades and dimensions shown on plans, profiles, and cross-sections submitted by the subdivider or developer and approved by the Township. Before finalizing street installation, the subdivider shall install any required utilities and provide adequate drainage facilities for the street in accordance with the requirements of §§22-403(8), 22-408, and 22-409 of this Chapter.

C.    The pavement sub-base, base, and wearing surface for residential, commercial, institutional and industrial developments shall be constructed to the specifications contained in Table 2. (See also PennDOT's Publication 70, “Guidelines for the Design of Local Roads and Streets,” August 1990, or as may hereafter be amended.) All components of the pavement structure shall meet the requirements specified in the most current version of PennDOT's Publication, Form 408.

D.    The sub-base shall extend 6 inches beyond the required cartway width on each side of the proposed street in order to provide additional support and structural integrity for the cartway wearing surface. Sub-base shall be composed of shale, crushed stone (2A or equivalent), or other material approved by the Township Supervisors and shall be constructed to the depth set forth in Table 2.

E.    Street shoulders shall be constructed to a compacted depth equal to the depth of the base and wearing surface of the street. The finished surface elevation of the shoulder shall meet the finished elevation of the edge of the cartway. (See Table 1 for minimum width requirements.)

F.    In instances where access to a subdivision is proposed via a private street or right-of-way, the following construction standards shall apply.

(1)    Access drives serving one or two lots or dwelling units must be constructed to meet specific standards as outlined in Table 2. [Ord. 2011-01]

(2)    Private streets serving three or more lots or dwelling units shall be constructed in accordance with the standards for local streets contained in Table 2. [Ord. 2011-01]

(3)    Private streets being offered for dedication to the Township shall be constructed in accordance with the standards for local streets contained in Table 2.

(4)    Existing private streets proposed as access to a new subdivision or development must be constructed with a stabilized, all-weather driving surface in accordance with the standards of this Chapter. An independent engineering analysis, paid for by the subdivider or developer, may be required by the Township to evaluate the capability of the existing road to accommodate the projected additional use generated by the proposed development.

(5)    Where additional development is proposed utilizing an existing private street or right-of-way, the total number of lots or dwelling units served by the private roadway shall determine the applicable construction standards. It shall be the responsibility of the subdivider or developer to improve the condition of the existing private street where such improvement is deemed appropriate by the Township.

8.    Curbs and Drainage Swales.

A.    Curbs. Curbs shall be provided in those circumstances determined appropriate by the Township. For local streets, curbs may be either the vertical or mountable type. No mountable curbs may however be used for collector or arterial streets. The transition from one type of curb to another shall be affected only at a street intersection. Where required, curbs may be constructed of concrete; hot-mixed, hot-laid bituminous material; or may be precast curb and gutter products, as approved by the Township and shall include a minimum 7 inch reveal. Concrete curbs shall be provided with expansion joints every 20 feet. Curbs shall also conform to all applicable PennDOT and Township standards.

B.    Drainage Swales. In areas where curbing is not used, stabilized drainage swales shall be provided along all new streets to avoid erosion and control runoff. These drainage swales, along with other drainage facilities, shall be designed to handle the runoff from the proposed development and areas of the drainage basin already accommodated. At a minimum, all erosion and sedimentation control standards set forth in Pa.Code, Title 25, Chapter 102, Rules and Regulations of the Department of Environmental Protection, and the following specifications shall be met:

(1)    The side slope shall be a maximum of 2:1 horizontal to vertical ratio, 3:1 or flatter slope being desirable.

(2)    There shall be a rounded area with a cross-sectional dimension of 2 feet at the point of intersection of the shoulder and side slope.

(3)    The minimum depth of the swale shall be 1 foot below the outer edge of the shoulder.

(4)    The bottom of the swale shall have a rounded area with a cross section dimension of 4 feet.

(5)    The minimum and maximum gradient of the drainage swale shall be .75% and 12% respectively.

(6)    The swale shall be sodded, seeded or otherwise stabilized to avoid erosion problems as follows. Any portion of a swale which exceeds a 5% gradient shall have its bottom rounding area lined with stone to a depth below the finished grade equal to 1 ½ times the average size of the largest stone used. For swales of 5% gradient, at least 25% of the stone used shall be 8 inches or larger, 75% may be less than 8 inches in size. For swales of 12% gradient, at least 25% of the stone used shall be 19 inches or larger in size. Drainage swales having a gradient between 5% and 12% shall use stones which are proportionately larger than the 8 inch stone used for the 5% gradient swale.

C.    Drainage Pipes. Where a new driveway is proposed to cross a drainage swale adjacent to a public or private street, a drainage pipe of adequate size and length shall be installed by the applicant underneath the driveway to handle the runoff. The Township shall review the proposed pipe size and length as a part of the driveway permit process where such facilities are to be installed along a municipally-owned or private street. Where a State-owned street is involved, PennDOT shall make the necessary determinations.

9.    Street Verge.

A.    Sidewalks. Sidewalks may be required by the Township where, in their opinion, the type of development proposed or the character of the area warrants. Sidewalks placed within the road right-of-way shall commence 1 foot inside the right-of-way line and extend toward the curb line or edge of the cartway and shall be at least 4 feet in width; shall be constructed of reinforced concrete at least 4 inches in depth; and shall be laid on at least 4 inches of compacted gravel or stone. Sidewalks shall be scored in 5-foot blocks with expansion joints generally every 20 feet. Where driveways cross over sidewalks, sidewalks shall be a minimum of 6 inches in depth with welded wire fabric reinforcement. Precast concrete sidewalks may also be approved for use by the Township.

B.    Street Signs. Street signs shall be placed at all intersections and their design shall be subject to approval by the Township.

C.    Street Names. Names proposed for new streets shall not duplicate or resemble closely the name of an existing street in Wolf Township or any adjoining municipality. Proposed streets in obvious alignment with others already existing and named, shall be given the name of the street they continue. All proposed street names shall be subject to approval by the Township and the local Post Office, where necessary.

D.    Property Trees. Property trees may be provided by the developer where sufficient trees do not exist or will not be retained. Such trees shall be set back at least 10 feet from the edge any adjoining street right-of-way or property line. At maturity, property trees shall be no closer to a property line than 3 feet. Trees shall also meet the clear sight triangle requirements set forth in §22-403.5.D.

10.    Driveways and/or Access Drives.

A.    All proposed lots or land developments shall be situated in such a fashion so that safe access onto a public or private road can be provided. Driveways and/or access drives shall be designed and constructed in accordance with the standards set forth in §27-1103 and Table 3 of the Wolf Township Zoning Ordinance [Chapter 27].

B.    In a situation where significant potential safety hazards exist, such as excessive slope or areas of extremely limited sight distance, the Township may require, prior to granting final subdivision approval, that:

(1)    The subdivider construct the driveway access in accordance with the guidelines contained in Table 3 of the Township Zoning Ordinance [Chapter 27].

(2)    The specific driveway location be shown on the plot plans. (See §22-403.2)

(3)    A deed restriction be placed on the future use of the lot requiring the guidelines to be complied with when a driveway is proposed for construction.

C.    Private driveways or access drives shall be designed and constructed in accordance with the standards set forth in Tables 1 and 2 of this Chapter. [Ord. 2011-01]

(Ord. 96-01-02, 1/2/1996, Article 4, §402; as amended by Ord. 2004-1, 3/8/2004; by Ord. 2009-01, 2/9/2009, Art. I; by Ord. 2011-01, 1/3/2011, §1; and by Ord. 2013-01, 6/10/2013)

TABLE 1.

MINIMUM DESIGN STANDARDS

FOR PUBLIC AND PRIVATE STREETS

(See also Illustrations I & II in Appendix B)

 

	Major Collector Streets	Minor Collector Streets1	Local Streets	Private Streets2
General
Minimum Right-of-Way Width Minimum Cartway Width (with curbs) Minimum Cartway Width (without curbs) Minimum Shoulder Width (each side, where no curbs are used)	70 ft. 36 ft. 30 ft. 8 ft.	50 ft. [Ord. 2011-01] 30 ft. 24 ft. 8 ft.	50 ft. 30 ft. 24 ft. 3 ft.3	50 ft. --- 20 ft. 3 ft.
Street Grades
Maximum Grades4 Minimum Grades	7% 0.75%	7% 0.75%	12% 0.75%	15% ---
Minimum Sight Distance at Road Intersections5	375 ft.	300 ft.	200 ft.	150 ft.
Minimum Centerline Horizontal Curve Radius	500 ft.	450 ft.	150 ft.	---
1 For the purposes of street design and construction, streets serving 20 or more lots or dwelling units shalt be considered to be minor collector streets.
2 Private streets serving three or more lots or dwelling units shall be designed and constructed to the standards outlined for local streets. [Ord. 2011-01]
3 Where the grade of the street exceeds 8%, required shoulder width shall increase to 8 feet on each side.
4 Street grades and curve radii may also be calculated utilizing PADOT's Publication 70, Guidelines for Local Roads and Streets, August 1990, or as hereafter amended, and shall be based on the highway's functional classification and design speed.
5 Sight distance shall be measured at a height of 4 feet above road surface.

[Ord. 2011-01]

TABLE 2.

CONSTRUCTION STANDARDS

FOR PUBLIC AND PRIVATE STREETS

(See also Illustrations I & II in Appendix B)

 

Street Type 1	Course	Type of Material 2	Depth of Material After Compaction 3,4
Major and Minor Collector Streets	Wearing surface Base Sub-base	9.5 mm or equivalent [Ord. 2011-01] 25 mm Bituminous Concrete or equivalent [Ord. 2011-01] Sub-base (or Shale)	1 1/2 inches 4 inches [Ord. 2013-01] 8-12 inches
Local Streets (Alternate 1)	Wearing surface Base Sub-base	9.5 mm or equivalent [Ord. 2011-01] 25 mm Bituminous Concrete [Ord. 2011-01] Sub-base	1.5 inch [Ord. 2013-01] 4 inches [Ord. 2013-01] 6 inches
Local Streets (Alternate 2)	Wearing surface Base Sub-base	19 mm or equivalent [Ord. 2011-01] Sub-base	4 inches 6 inches
Private Streets 5,6	Wearing surface Base Sub-base	--- 2RC Stone or equivalent Sub-base (or 4A stone)	--- 4 inches 6 inches
1 Arterial streets shall be designed and constructed in accordance with all applicable PADOT standards.
2 All components of the pavement structure shall meet the requirements specified in the most recent version of PADOT's Publication, Form 408. (See also Publication 70, Guidelines for the Design of Local Roads and Streets, August 1990, or as may be amended.)
3 Compaction shall be by 10 ton vibratory roller or equivalent.
4 The depth of all materials may be modified by the Township based on the soil types and drainage patterns of the area. In wet or poorly-drained areas, the Township may also require a 4 inch pavement base drain.
5 Private streets serving 1 or 2 Lots or dwelling units need not be constructed to meet specific standards.
6 Private streets being offered for dedication to the Township shall be constructed to standards for local streets.

[Ord. 2011-01; as amended by Ord. 2013-01]

§22-404 Open Space/recreation Area.

1.    Where a proposed subdivision or land development contains 25 or more lots or dwelling units, the Township may require the reservation and/or dedication of up to 5% of the total area of the proposed development (or as may be required elsewhere in this Chapter or in the Township Zoning Ordinance [Chapter 27]) for the common use of all residents of the development. (Such reservation may be waived by the Township where the average lot size in a subdivision or land development is greater than ½ acre.)

2.    Any open space required by the Township shall be suitable for varied outdoor uses, including recreational activities. Such open space shall be located so as to be easily and safely accessible from all areas of the subdivision and shall be free of safety and health hazards. Portions of the area to be used for recreational purposes shall have suitable physical characteristics for varied recreational use, including well-drained soils, gentle topography, and suitable shape and size.

3.    Where open space/recreation area is required by the Township, the proposed subdivision or land development submission shall include plans indicating the type of recreation or related facilities to be installed or constructed by the developer in such area. Or, upon agreement of the developer and the Township, the Township may accept the payment of fees in lieu of said construction or installation from the developer. Such fees shall bear a reasonable relationship to the use of the open space and facilities by future inhabitants of the development and shall be used only for the purpose of providing park or recreation facilities accessible to the development. All fees collected by the Township shall be set aside for construction of specific recreation facilities identified as part of the approved subdivision. The Township shall utilize any such fees within 3 years from the date they were paid or the developer may request a refund.

4.    Where open space/recreation area is provided, the subdivider shall submit, with his subdivision or development plans, a proposal which provides for the maintenance and ultimate ownership of such space. Where such open space is not dedicated to the Township or where such dedication is not accepted by the Township, an Agreement which assigns maintenance responsibilities for the open space and/or recreational facilities shall be approved by the Township, recorded with the final plan, and referenced in the deeds of each parcel within the development.

(Ord. 96-01-02, 1/2/1996, Article 4, §403)

§22-405 Sewage Facilities.

All subdivisions and land developments shall be provided with adequate sewage facilities. It shall be the responsibility of the developer to make the necessary arrangements and/or conduct the appropriate tests to determine that such facilities can or will be provided to handle the sewage generated by his development in accordance with the following standards.

A.    General Requirements. In general, the method of sewage facilities to be provided shall be determined by the Township, giving consideration to the following order of preference:

(1)    Connection to a public sanitary sewer or other community sewerage system designed and constructed in accordance with the requirements of the Pennsylvania Department of Environmental Protection (DEP), particularly where public sanitary sewers are available within 150 feet of any principal building in the development.

(2)    Provision by the developer of a complete private sanitary sewer or community sewerage system using a treatment plant, designed and constructed in accordance with the requirements of the Pennsylvania DEP.

(3)    Individual onlot sewage systems designed and constructed in accordance with the requirements of the Pennsylvania DEP.

(4)    The judgment of the Township Supervisors as to the method of sewage disposal to be used will be made after study and review of a sewage feasibility report submitted by the developer. The submission of such a report may be waived by the Township where it deemed unnecessary. When required however, such report shall be prepared by a registered professional engineer or other individual of demonstrated qualifications. In such cases, the Supervisors may obtain a recommendation from the Hughesville-Wolf Township Joint Municipal Authority.

B.    Planning Requirements. Documentation which demonstrates that the subdivider has adequately planned for sewage disposal within the proposed subdivision must be submitted with the subdivision plan, whether preliminary or final, as follows.

(1)    For subdivisions of 10 lots or less proposing individual onlot sewage facilities, a completed DEP Planning Module Component I, approved by DEP, shall be required.

(2)    For subdivisions proposing individual onlot, sewage systems on more than 10 lots, a community sewerage system, stream discharge, or municipal sanitary sewer extension, a completed copy of the appropriate DEP planning module component(s) and an indication that approval has been given by the DEP for the proposed revision to the Township's official Sewage Facilities Plan shall be required.

C.    Individual Onlot Sewage Systems.

(1)    All proposed subdivisions shall have appropriate soils testing performed in accordance with State DEP standards, unless connection to or provision of a sanitary sewer or community sewerage system is proposed by the developer. The location of all test pit and percolation test sites shall be marked on the subdivision plot plan, where applicable.

(2)    For single lot subdivisions or for residual parcels created by the subdivision of other land, where the subdivider provides written documentation to the Township which demonstrates that the proposed subdivision or residue is not intended for development, the Township may waive the requirement for soils testing. (All appropriate DEP sewage planning requirements shall however still be met, including approval of non-building waiver request forms, where applicable.) In such cases, plot plans shall be stamped or marked by the Township indicating that approved lots are "Not for Development.” Prior to development, all such plans shall be resubmitted to the Township for approval and the requirements of this Section shall be met in full at that time.

(3)    Where soils testing indicates that the soils of a site, lot or parcel will not accommodate an individual onlot sewage system, the Township may approve the proposed submission, provided that the plot plans indicate which lot(s) has failed the soils testing. Further, these plans shall be stamped or marked by the Township indicating that such approved lots are "Not for Development" and that prior to development, plans for these lots shall be resubmitted to the Township for approval.

D.    Sanitary Sewer or Community Sewerage Systems.

(1)    Where extension to an existing sanitary sewer or community sewerage system or construction of a new sewer or community sewerage system, either public or private, is proposed or required, the subdivider or developer shall provide the Township with plans prepared by a registered professional engineer and a letter of certification indicating that the proposed facility has been designed in accordance with the standards of the DEP or a copy of the DEP-approved water quality permit for the facility. Where an existing sanitary sewer or community sewerage system is to be extended, the developer shall also submit a letter from the Township Municipal Authority or other service provider approving the plans for the proposed extension and indicating their intent to serve the subdivision or development, as part of the plan submission process.

(2)    Following construction where an existing sewerage system is extended, the developer shall provide the Township with an approved inspection report from the Township Municipal Authority or other service provider indicating that such construction was completed satisfactorily. Where a private sewerage system is constructed, the developer shall provide the Township with documentation from DEP or other qualified engineer/inspector, approved by the Township, which indicates that the facility was installed in accordance with the terms of the water quality permit. (The Township reserves the right to retain an independent registered professional engineer to certify that the sewerage facility has been properly constructed or installed. In this case, the subdivider or developer shall reimburse the Township for all reasonable expenses charged by the engineer for such inspection in accordance with the procedure established in §22-707 of this Chapter.)

(3)    A plan addressing the maintenance of all private sanitary sewers or community sewerage systems shall be made by the developer and furnished to the Township and DEP for review and approval as a part of the subdivision or development plan submission process.

(Ord. 96-01-02, 1/2/1996, Article 4, §404)

§22-406 Water Supply.

All subdivisions and land developments shall be provided with a safe, adequate and potable water supply. It shall be the responsibility of the subdivider or developer to provide such service or assure that each lot or dwelling unit in his development can be provided with water utilizing one of the following methods.

A.    Public Water Systems.

(1)    Subdivisions and land developments shall be connected to an existing public water system where connection to such system is feasible. Where the number of lots or dwelling units in a subdivision or land development exceeds 25, the Township may require installation of a community water system if it is not feasible to connect to an existing public system. The Township may require the developer to submit a feasibility study prepared by a registered professional engineer or other qualified individual to show that the use of a public or community water system is not feasible.

(2)    If water is to be provided by means other than by private wells owned and maintained by the individual owners of lots within the subdivision or development, the developer shall present evidence to the Township that water is to be supplied to the subdivision by a certified public utility, a bona fide cooperative association of lot owners, or by a municipal corporation, authority or utility. A copy of a certificate of public convenience from the Pennsylvania Public Utility Commission or an application for such certificate, a cooperative agreement or a commitment or agreement to serve the area in question, whichever is appropriate, shall be acceptable evidence.

(3)    New public water systems which are proposed to service new subdivisions or land developments shall be designed and constructed in accordance with the regulations of the Pennsylvania Department of Environmental Protection (DEP). The developer shall submit to the Township a copy of the appropriate DEP-approval letter or permit for construction and operation of the new public water system as a part of his subdivision or development plan submission.

(4)    Extensions to existing water systems which are proposed to service new subdivisions or land developments shall be designed and constructed in accordance with the regulations of the Pennsylvania DEP. The developer shall submit to the Township a letter from the appropriate water authority approving the plans for the proposed extension to the existing system and indicating their intent to serve the development. In addition, the developer shall also submit a letter of approval for the proposed system extension from DEP.

(5)    Fire hydrants with sufficient pressure shall be provided as an integral part of any public water supply system and shall be placed at such locations as are deemed appropriate, based on the type of development proposed.

B.    Non-Public Water Systems. Where a proposed subdivision or land development involves the conveyance of lots served by a non-public water supply system or the development of a tract upon which an on-site well is to be provided to serve all or parts of the development, the subdivider or developer shall provide the Township with a letter or permit from the Pennsylvania DEP which approves the construction and operation of the proposed system. This documentation shall be supplied to the Township as a part of the subdivision or land development submission process.

C.    Individual, Onlot Wells.

(1)    Where neither a public nor non-public water supply system is proposed by a developer to serve his development, individual onlot wells shall be installed by each property owner. Where groundwater problems are known to exist, or where anticipated levels of development may result in water supply problems, the Township may however require the developer to demonstrate that a reliable, safe and adequate groundwater supply exists to support the water usage demands of the proposed subdivision without detrimental effects upon existing adjacent water wells. (Supporting documentation must be provided by a qualified engineer or other professional of demonstrated capability; i.e., a hydrogeologist or hydrologist.) The standards set forth in the Safe Drinking Water Act, 35 P.S. §721.1 et seq. and other appropriate DEP regulations shall apply in such instances.

(2)    Individual onlot wells shall be located at least 100 feet from the drain field of any onlot sewage system.

(Ord. 96-01-02, 1/2/1996, Article 4, §405)

§22-407 Utilities.

1.    When easements are required for utilities, the minimum width shall be as required by the appropriate utility company (but shall not be less than 20 feet), and to the fullest extent possible, the easement shall be centered on or be adjacent to rear or side lot lines or be adjacent to the street right-of-way line. Local utility companies shall be consulted by the developer when locating easements.

2.    The location, width, and purpose of all utility easements shall be shown on all subdivision or development plot plans.

3.    Telephone, electric, television cable and other such utilities shall be installed underground in accordance with the Pennsylvania Underground Utilities Act, Act 287 of 1974, 73 P.S. §176 et seq.

4.    Underground installation of utilities shall not be required:

A.    In subdivisions containing less than five lots bordering an existing right-of-way served by overhead utility lines.

B.    Where utilities are proposed to service commercial or industrial properties.

C.    Where a variance to the requirements of Act 287 has been granted by the Pennsylvania Public Utilities Commission, unless required otherwise by the Township.

5.    Underground installation of the utility distribution and service lines shall be completed prior to street paving and storm drainage, curbing and sidewalk installation. All street rights-of-way and other easements where utility lines are to be installed shall be graded to within 6 inches of final grade before trenches are excavated.

6.    Letters from all appropriate utility companies indicating their ability to provide service for the proposed subdivision or land development shall be submitted to the Township by the developer as a part of his subdivision or land development plan submission.

7.    The Township may require the installation of utilities prior to final approval where the cost of installation, including the cost of excavation for underground utilities, will not be completely paid by the utility company. In each case, the Township shall also consider the procedures of the applicable utility company involved for the extension of utility service to lots within a subdivision.

(Ord. 96-01-02, 1/2/1996, Article 4, §406)

§22-408 Site Preparation Requirements.

1.    Erosion and Sedimentation Control. Effective soil conservation measures shall be planned and implemented for all subdivisions and land developments in accordance with the Rules and Regulations of the Pennsylvania Department of Environmental Protection (Pennsylvania DEP) (Pa.Code, Title 25, Chapter 102, “Erosion Control,” or as may hereafter be amended) and the following criteria.

A.    No changes shall be made in the contour of the land; no grading, excavating, removal or destruction of the topsoil, trees or other vegetative cover of the land shall be commenced unless adequate provisions are made by the landowner for minimizing soil erosion and sedimentation.

B.    For the purposes of this Chapter, a complete erosion and sedimentation control plan as outlined in the most current edition of the “Erosion and Sediment Pollution Control Program Manual,” developed by the Bureau of Soil Conservation of the Pennsylvania DEP, shall be prepared by an individual of demonstrated capability for subdivisions or land development proposals where:

(1)    More than ½ acre will be disturbed to develop the site (including dwelling construction, driveway and sewage system installation, etc.).

(2)    Site improvements are involved.

(3)    Major earthmoving activities are proposed.

(4)    Disturbances are proposed for areas of steep or severe slope or for areas adjacent to streams or water bodies.

(5)    The proposal involves any commercial, institutional or industrial use.

(6)    Where such is deemed appropriate by the Township.

C.    When required, erosion and sedimentation control plans shall be submitted by the developer to the Township along with preliminary or final subdivision or land development plans, as appropriate. A copy of the plan shall then be forwarded by the Township to their Engineer, the Lycoming County Conservation District, and as necessary, the Pennsylvania DEP, for review and acceptance prior to approval of the proposed subdivision or land development. (See also §22-303.2.B(2) for review procedures.)

D.    Where appropriate, a notice may be required to be placed on all final subdivision and land development plans indicating that future property owners or developers must meet the erosion and sedimentation control requirements of the Pennsylvania DEP before lot development is initiated.

E.    Whenever sedimentation results from stripping vegetation, grading, regrading or other activity, it shall be the responsibility of the person, corporation or other entity causing such sedimentation to remove it from all adjoining surfaces, drainage systems and watercourses and to repair any damage at his expense according to the time frame specified by the Township. (All State-mandated permits shall be obtained by the contractor before initiating work in a stream or watercourse.)

F.    Where construction activities associated with a subdivision or land development propose to disturb 1 or more acres of land (or as may hereafter be amended by State or Federal statutes), the developer shall apply for and obtain an NPDES permit for his site runoff and discharge from the Pennsylvania DEP prior to initiating such activities. A copy of this permit shall be submitted to the Township as a part of the subdivision or land development plan submission process.

2.    Grading. In order to provide suitable building sites, the following requirements shall be met:

A.    All lots, tracts or parcels shall be graded to provide proper drainage away from buildings without creating ponding problems, and all land within a development shall be graded to drain stormwater water as provided in §22-409 of this Chapter.

B.    Grading shall not divert water onto adjacent properties without the express permission of the land owner and the Township.

C.    Grading equipment shall not enter or cross any stream or watercourse without first obtaining the necessary permit or approval from the Pennsylvania DEP, U.S. Army Corps of Engineers, or other agencies as appropriate.

D.    All excavation and fill activities shall adhere to the following standards:

(1)    Cut and fill slopes shall not be steeper than 2:1 unless stabilized by a retaining wall or cribbing.

(2)    Adequate provisions shall be made to prevent surface water from damaging the cut face of excavations or the sloping surfaces of fills.

(3)    Cut and fill slopes shall not endanger adjoining properties and shall be graded or tapered so that the bottom edge of the slope is no closer than 10 feet to any property line.

(4)    Fills shall be placed, compacted, and stabilized to minimize sliding or erosion.

(5)    Fills shall not encroach on natural watercourses or constructed channels.

(6)    Fills placed adjacent to natural watercourses or constructed channels shall have suitable protection against erosion during periods of flooding and shall be subject to all applicable municipal floodplain management regulations and all floodplain requirements of the Pennsylvania DEP, Federal Emergency Management Agency (FEMA), and U.S. Army Corps of Engineers. No fill shall be placed in any designated floodway.

(Ord. 96-01-02, 1/2/1996, Article 4, §407; as amended by Ord. 2016-05, 11/14/2016, §1)

§22-409 Stormwater Management.

The management of stormwater from a site, both during and after any subdivision or land development, shall be accomplished in accordance with the standards and requirements of the Pennsylvania Stormwater Management Act, Act 167-1978, 32 P.S. §680.1 et seq. The provisions of this Section are intended to provide protection against uncontrolled stormwater runoff, and to assure that downstream property owners and water courses are not adversely affected by increases in stormwater runoff resulting from a subdivision or land development. (In addition, all permitting requirements established in the Federal Clean Water Act relating to stormwater discharges shall be met. (See §22-409.A(4) below.)

A.    General Requirements.

(1)    A stormwater management plan meeting the criteria outlined in this Section shall be prepared by a registered professional engineer, hydrologist, or other professional of demonstrated capability for all subdivision or land development proposals where:

(a)    Streets or other related improvements are proposed which will increase the total impervious area of the tract.

(b)    Slopes of the site or adjacent areas could affect stormwater runoff as the lot(s) within the proposed subdivision are developed.

(c)    Areas of poor drainage or stormwater runoff problems are known to exist within, directly adjacent to, or immediately down gradient from the proposed subdivision.

(2)    All subdivision and land development proposals shall meet the requirements of any watershed stormwater management plan or other stormwater management ordinance in effect in the Township or as may hereafter be enacted.

(3)    When required, stormwater management plans shall be submitted by the developer to the Township along with preliminary and final subdivision or development proposals, as appropriate. A copy of the plan will then be forwarded by the Township to its Engineer, the Lycoming County Conservation District and, as necessary, the Pennsylvania DEP, for review and acceptance prior to approval of the proposed development. All such plans shall meet the minimum standards suggested by the Conservation District. (See also §22-303.2.B(2) for review procedures.)

(4)    Where construction activities associated with a subdivision or land development propose to disturb 5 or more acres of land (or as may hereafter be amended by State or Federal statutes), the developer shall apply for and obtain an NPDES permit for his proposed stormwater discharge from the Pennsylvania DEP prior to initiating such activities. A copy of this permit shall be submitted to the Township as a part of the subdivision or land development plan submission process.

B.    Performance Standards. In order to improve the quality and general utility of stormwater management plans, subdivisions and land developments shall be planned, designed, and constructed in accordance with the following principles:

(1)    Stormwater management control facilities shall be incorporated into the overall design of any subdivision or land development or improvement in such a way that they may serve multiple purposes such as wildlife areas, recreation areas, fire protection ponds, etc.

(2)    The natural infiltration and water resource potential of the proposed development site shall guide design, construction, and vegetation decisions. Runoff in excess of natural conditions from roofs and other surfaces which are unlikely to contain pollutants shall be recharged to the ground water table or stored for non-potable water uses to the maximum extent possible.

(3)    Improvements to manage drainage and stormwater runoff within a subdivision or development shall be designed to increase the amount of water which infiltrates into the soil where possible, and to control the rate of runoff released off-site through temporary storage of stormwater onsite. Such improvements may include, but are not limited to, deed covenants which restrict the allowable amount of impervious surface for each lot, the provision of drainage easements, seepage pits, swales and detention and retention basins.

(4)    Existing trees and shrubs shall be preserved and protected to the maximum extent possible.

(5)    All natural streams, channels, drainage swales and areas of surface water concentration shall be maintained in their existing condition except where changes can be justified on the basis of other design standards.

C.    Design Standards. It shall be the developer's responsibility to provide sufficient plans, documentation and other technical data to demonstrate that the capacity of his proposed stormwater management facilities will adequately control runoff from his development. The following standards shall be applied when designing such facilities.

(1)    Stormwater management facilities shall be designed so that the peak rate of runoff from any development or subdivision shall be no greater than the peak rate of runoff from the site in its predevelopment condition. In calculating the predevelopment runoff rate the following assumptions shall apply:

(a)    Existing woodlands (in good condition) shall be used as the prior condition for those portions of the site having trees greater than 6 inches in diameter measured breast high (DBH), or where trees existed for at least 18 months prior to the development application.

(b)    Meadow (in good condition) shall be used for all nonforested pervious areas.

(c)    Any areas covered by buildings, pavement, concrete, stone, or other impervious surfaces shall all be considered as impervious surfaces in the predevelopment condition.

(d)    Twenty percent of existing impervious areas, when present, shall be considered meadow (in good condition).

(e)    The strictest of either the above listed conditions/requirements or those associated with the National Pollutant Discharge Elimination System (NPDES) permit shall be followed for purposes of stormwater modeling.

(2)    Calculations for the design of stormwater management facilities shall also assume that all driveways, traffic areas and driving surfaces within the development or subdivision will be paved or covered with an impervious surface. [Ord. 2011-01]

(3)    All drainage and stormwater management facilities shall be designed to adequately handle surface runoff and carry it to a suitable outlet. Plans and designs for such facilities shall determine stormwater peak discharge and runoff by using the U.S. Agriculture Soil Conservation Service Technical Release No. 55, “Urban Hydrology for Small Watersheds”; the rational method of design developed by the American Society of Civil Engineers, Manual No. 37, for drainage areas containing less than 30 acres; the other technical methodology acceptable to the Township and its Engineer.

(4)    The design for all proposed stormwater management improvements, including sewers, drainage swales, and detention or retention basins, shall be reviewed and approved by the Township and its Engineer prior to construction and shall be consistent with any such facilities existing in the vicinity of the subdivision or land development.

(5)    Drainage swales or open channels being designed to carry stormwater through or around a proposed development shall be designed at a minimum to safely accommodate a 10-year frequency storm within their banks at velocities that would not erode the channel bed or banks. Stormwater control devices, such as retention basins and any open channels which supply them shall be designed to handle a 100-year frequency storm within their banks and not create a hazard to persons or property. Detention basins should be designed to control the 2-year storm, the 10-year storm, and the 100-year storm.

(6)    Peak discharge rates for storms in excess of the 10-year storm may be required by the Township, upon recommendation of its Engineer, when it can be shown that a probable risk to downstream structures or unique natural areas exist or that an existing flooding problem would be aggravated. Measures may also be imposed to protect against ground or surface water pollution where the type of business or the nature of the soils underlying a stormwater control device would constitute a substantial risk of such contamination.

(7)    Storm sewers shall be able to convey post-development runoff from a 25-year design storm without surcharging inlets.

(8)    Stormwater runoff shall not be concentrated onto adjacent properties unless written approval is given by the property owner and the applicable municipality. When stormwater drainage is to be directed into an adjacent municipality, all provisions for accommodating such drainage shall be submitted to the governing body of that municipality for review prior to approval of the subdivision or land development proposal.

(9)    Storm sewers and related installations may be required when the stormwater runoff cannot be satisfactorily handled within the street right-of-way.

(10)    Where existing storm sewers are reasonably accessible and of adequate capacity, subdivisions and land developments shall connect to the existing system, subject to approval of the authority or municipality having jurisdiction over the existing system.

(11)    Where a subdivision or land development is traversed by a watercourse, drainageway, channel or stream, or such plans propose stormwater management facilities, a drainage easement conforming substantially with the line of such water course shall be provided. The drainage easement shall be of such width (minimum 20 feet) as will be adequate to preserve the unimpeded flow of natural drainage; or for the purpose of widening, deepening, relocating, maintaining, improving or protecting such drainageway; or for the purpose of protecting such watercourse for the purpose of stormwater management or installation of a storm sewer. Any change proposed in the existing drainageway shall be subject to the approval of the Pennsylvania DEP and the U.S. Army Corps of Engineers.

(12)    All storm drainage facilities constructed along or crossing public streets or rights-of-way shall conform to all applicable requirements of the Pennsylvania Department of Transportation (Pennsylvania DOT) related to such drainage facilities.

D.    Plan Requirements.

(1)    The stormwater management plan for a proposed subdivision or land development shall include a brief description of the following:

(a)    Existing drainage patterns and stormwater runoff characteristics of the site, including any existing drainage or stormwater runoff problems and facilities.

(b)    The anticipated impact that future development of the property will have on existing stormwater runoff and drainage patterns.

(c)    The type of structural and nonstructural improvements planned to manage post-development stormwater runoff.

(2)    The proposed location of both structural and nonstructural improvements shall be shown on the subdivision or development plot plans. The Township may also require the subdivider to provide topographic contour information at such intervals as deemed appropriate on the plot plans in order to better evaluate the proposed stormwater management techniques and/or facilities.

(3)    Separate, detailed specifications, including complete design calculations, cross-sections, profiles, manufacturer's details, etc. shall be submitted by the developer to the Township for all proposed structural stormwater management improvements.

(4)    The subdivider shall also submit a proposal for ownership and maintenance of all proposed stormwater management improvements within his development, in accordance with the following provisions:

(a)    Where the subdivider proposes to dedicate such improvements to the Township and the Township has agreed to accept the ownership and maintenance responsibilities thereof, a deed which dedicates the land to be used for the stormwater management improvement to the Township shall be submitted as a part of the stormwater management plan. If approved by the Township, the deed of dedication shall be recorded with the final subdivision or development plan.

(b)    Alternately, where no municipal participation is anticipated, an ownership and maintenance agreement, specifying ownership and assigning maintenance responsibilities for the proposed improvements to either the developer or property owners within the subdivision, shall be recorded with the final subdivision or development plan and referenced in the deeds for each property within the subdivision.

(Ord. 96-01-02, 1/2/1996, Article 4, §408; as amended by Ord. 2011-01, 1/3/2011, §1; and by Ord. 2017-02, 7/10/2017, § 1)

§22-410 Wetlands.

1.    No subdivision or land development plan shall be approved by the Township where wetlands are known or are expected to exist until sufficient determination has been made regarding the actual existence and location of such areas. Wetland delineations shall be made utilizing the National Wetland Inventory Maps for Wolf Township and/or shall be located by a wetlands specialist with technical training and expertise in botany, hydrology, soil science, or a related field. Following delineation, a jurisdictional determination or verification of the designated wetlands shall be made by the U.S. Army Corps of Engineers.

2.    A statement shall be placed on all plot plans involving wetlands indicating that the location of such wetlands was determined by the developer or his agent and that the Township assumes no liability which may arise as a result of such location.

3.    Specific wetland delineations shall be shown on the subdivision or land development plot plans and any additional information or determinations shall be submitted to the Township along with the preliminary or final subdivision or land development plans, as applicable. Subdivision approval may be granted for developments including wetlands, but such approval shall prohibit construction within 25 feet of these areas unless the requirements of §22-410.4 below can be met.

4.    Construction within wetland areas of the Township shall not be permitted unless such development can comply with §404 of the Federal Clean Streams Act and §105 of the State regulations for bodies of water within the Commonwealth. (Permits to meet both sets of requirements, administered by the U.S. Army Corps of Engineers and the Pennsylvania DEP, respectively, can be applied for using a joint application.) Building permits shall not be issued by the Township until both the Federal and State regulations have been met.

(Ord. 96-01-02, 1/2/1996, Article 4, §409)

§22-411 Floodplain Management.

The management and regulation of subdivision or development in identified floodplain areas of Wolf Township shall be accomplished in accordance with the standards and requirements of the National Flood Insurance Program and the Pennsylvania Floodplain Management Act, Act 166-1978, 32 P.S. §679.101 et seq. The provisions of this Section are intended to protect property owners from increased flood hazards resulting from inappropriate development of the floodplain, and to protect potential buyers from purchasing land which may not be suitable for development.

A.    General Requirements.

(1)    Subdivision and land development proposals for properties located in an identified floodplain area must comply with the requirements of the Township's Floodplain Management Regulations contained in Part 9 of the Wolf Township Zoning Ordinance [Chapter 27], enacted March 13, 1995, or as may hereafter be amended.

(2)    Land areas susceptible to flooding shall be identified using the most current National Flood Insurance Program mapping, prepared by the Federal Emergency Management Agency (FEMA), for the Township. In areas of the Township where detailed flood mapping is not provided by FEMA, the best available elevation and floodway information from Federal, State, and other acceptable sources shall be used to determine the flood hazard area.

(3)    Subdivision and land development proposals for property located within the floodplain may be approved by the Township, with the stipulation that any planned or future development of the property shall comply with the standards of the Township's Floodplain Management Regulations contained in Part 9 of the Wolf Township Zoning Ordinance [Chapter 27].

(4)    The Township may require the subdivider, as a stipulation of subdivision or land development approval, to include a notice on the plot plans and in every deed stating that the subdivision is located in a floodplain and that development of lots within the subdivision must occur in accordance with all Federal, State and municipal floodplain management regulations.

B.    Design Standards. All subdivisions or land developments proposed to be located within any identified floodplain area shall be designed in accordance with the standards contained in Part 9 of the Wolf Township Zoning Ordinance [Chapter 27], enacted March 13, 1995, or as may hereafter be amended.

C.    Plan Requirements.

(1)    All plans for subdivision or development of property located within an identified floodplain must show the location of the 100-year floodplain boundary and the location of the floodway, if available, according to the most current National Flood Insurance Program flood mapping for the Township.

(2)    Where applicable, and as may be required by the Pennsylvania Department of Community and Economic Development, a copy of a special permit application shall be submitted to the Township for evaluation along with the subdivision or land development plans. [Ord. 2004-1]

(Ord. 96-01-02, 1/2/1996, Article 4, §410; as amended by Ord. 2004-1, 3/8/2004)

§22-412 Monuments and Markers.

Monuments and markers shall be constructed and located as provided below and shall be set by a registered professional land surveyor prior to final plan approval.

A.    Material and Size. Monuments and markers shall be constructed of the following materials and shall be of the following sizes:

 

	Construction	Minimum Size
Monument	Concrete or Stone	6" x 6" x 30" or 4" diam. x 30"
	Concrete-filled, Cast Iron Pipe	4" diameter x 30"
Marker	Iron Pipes or Iron or Steel Bars	¾" x 30"

B.    Placement; Marking. Monuments and markers must be placed by a registered professional land surveyor so that the scored or marked, point coincides exactly with the point of intersection of the lines being monumented. The top of the monument or marker must be level with the surface of the surrounding ground. Concrete monuments shall be marked on top with a copper or brass dowel. Cut stone monuments shall have a point marking. All monuments and/or markers shall be set prior to the granting of final plan approval.

C.    Location of Monuments.

(1)    Monuments must be set at:

(a)    The intersections of major street right-of-way lines.

(b)    The intersections of lines forming angles in the boundaries of the subdivision.

(c)    Such intermediate points as may be required by the Township Supervisors.

(2)    In subdivisions or land developments involving five or fewer lots or dwelling units, iron pins set in concrete may be substituted for monuments.

D.    Location of Markers. Lot markers must be set at:

(1)    All points where lot lines intersect curves, either front or rear.

(2)    All angles in property lines of lots.

(3)    All other lot corners, except those monumented.

E.    Maintenance or Removal. It shall be the responsibility of the subdivider or developer to see that all monuments or markers are properly maintained until such time as the lot or tract is conveyed. Maintenance of such monuments or markers shall then become the responsibility of the new owner. Any monuments or markers that are removed shall be replaced by a registered professional land surveyor at the expense of the person(s) removing them.

(Ord. 96-01-02, 1/2/1996, Article 4, §411)