Township of East Hempfield, PA Design Standards

If existing improvements, including stormwater management facilities, on the subject tract do not meet the requirements of this chapter, then such improvements must be designed and upgraded to meet the requirements of this chapter in conjunction with an application for development unless:

(a)

Such existing improvements were installed in conformance with a previously approved subdivision and/or land development plan and are functioning properly; or

(b)

A modification of this section is submitted and approved in accordance with this chapter.

Compliance with municipal ordinances required. All plans shall be designed in compliance with the Township Zoning ordinance, Township Road ordinance,[1] and all other applicable ordinances, regulations, plans, studies, and local requirements. In the event the Township Road ordinance standards conflict with the design standards of this article (Article 8), the standards of the Road ordinance shall apply.

[1]

Editor's Note: See Ch. 270, Zoning, and Ch. 222, Streets and Sidewalks, respectively.

Zoning approvals required prior to plan submission. When a plan proposal requires the grant of a special exception, conditional use or variance from the Township Zoning ordinance,[2] the applicant shall obtain such special exception, conditional use or variance approval from the Board of Supervisors and/or Zoning Hearing Board, as applicable, prior to the submission of a development plan. The plan shall be designed and developed in accordance with any conditions that have been imposed upon the grant of such special exception, conditional use or variance by the Board of Supervisors and/or Zoning Hearing Board, as applicable.

[2]

Editor's Note: See Ch. 270, Zoning.

Connectivity requirement. Streets, trails, and sidewalk systems shall be designed to promote existing and future connectivity and multiple means of pedestrian and vehicular access to existing sites and to adjacent properties.

§ 265-8.2 Streets, access drives and driveways.

General.

(1)

Each street, access drive, driveway, and all other improvements and safe sight distances within street rights-of-way shall be designed to comply with the East Hempfield Township Road ordinance.[1]

[1]

Editor's Note: See Ch. 222, Streets and Sidewalks.

(2)

Newly created right-of-way and cartway widths for each interior street classification and existing frontage street shall be determined by the proposed use, projected average daily trips, and the intensity of development permitted and existing along each street. Each cartway width shall be based on the travel lane, on-street parking, nonmotorized travel lane, and gutter width requirements as determined in consultation with the Township.

(3)

Existing streets that extend to and stub at the perimeter of the subject tract shall be extended and incorporated into the proposed subdivision and/or land development. If the design standards for the proposed street extension differ from the design standards for the existing street, appropriate and safe transition areas shall be provided.

(4)

Private streets, while allowed, are strongly discouraged.

(5)

Cul-de-sac streets will be permitted only when a through street cannot be provided as a result of topographic constraints or the lack of surrounding stub streets to which a proposed development street could connect.

Street names.

(1)

Continuations of existing streets shall be known by the same name.

(2)

After coordinating with the Post Master, Chief of the appropriate Fire Company, and the Chief of the East Hempfield Township Police Department, as applicable, written notice that the proposed new street names are acceptable to Lancaster County-Wide Communications shall be submitted.

(3)

At least two street name signs shall be placed at each four-way street intersection and one at each "T" intersection.

(4)

Signs shall be free of visual obstruction. The design of street name signs should be consistent, of a style appropriate to the Township, of a uniform size and color, and erected in accordance with Township standards.

(5)

Private streets shall be provided with street name signs in conformance with this section. The plan shall note that it is the responsibility of the developer to install the street name signs for private streets.

Traffic signs.

(1)

Design and placement of traffic signs shall follow the requirements of the Township and PennDOT.

(2)

Signs shall be free of visual obstruction.

§ 265-8.3 Multi-modal accommodations.

For developments located on and gaining direct access to/from a mass transit route (including, but not limited to, bus and rail service), accommodations for the anticipated ridership shall be provided in accordance with the requirements of the mass transit service provider. Such accommodations may include park-and-ride lots, sidewalks, all-weather shelters, and the like. Any such park-and-ride lots shall be designed to comply with § 265-8.6, as applicable.

§ 265-8.4 Sidewalks and trails.

Sidewalks.

(1)

Paved sidewalks shall be provided as follows:

(a)

No sidewalks shall be required along new streets and access drives for subdivisions and/or land developments located in Rural Resource Area Zones as established by the Township Zoning ordinance.[1]

[1]

Editor's Note: See Ch. 270, Zoning.

(b)

On both sides of new streets and access drives for subdivisions and/or land developments located in Urban Growth Area Zones and Special Zones as established by the Township Zoning ordinance. Sidewalks along new or existing streets and access drives may be reduced to only one side if:

[1]

The sidewalk is part of an integrated walkway and trail system that functions to provide for connectivity; or

[2]

The design yields a safer pedestrian experience than would be provided by sidewalks on both sides.

(c)

Within overlay zones established by the Township Zoning ordinance the provisions for sidewalks shall comply with the requirements for the applicable underlying zone.

(2)

Sidewalk widths shall be a minimum of five feet wide.

(3)

Where possible, sidewalks shall be sloped towards adjacent pervious surfaces, not adjacent impervious surfaces.

(4)

Encroachments into the sidewalk shall not result in less than a four-foot wide minimum clearance width from any obstacles.

(5)

Sidewalks shall not exceed a cross slope of 2%.

(6)

Ramp cuts shall be located at all sidewalks intersecting with vehicular travel ways.

(7)

Marked crosswalks shall be provided within the vehicular travel ways intersecting with sidewalks.

Trails.

(1)

Trail width shall be based upon the anticipated usage of the trail (walking/hiking, bicycling, cross-country skiing, horseback riding, and the like), but in no case shall the width of the trail be less than five feet.

(2)

As applicable, easements are required for and shall be of sufficient width to encompass the full trail width in accordance with § 265-8.10. In no case shall the easement width be less than 10 feet.

(3)

Encroachments into the trail shall not result in less than a four-foot wide minimum clearance width from any obstacles. If the nature of the trail's usage requires a larger clearance area, the larger clearance area shall be provided and maintained.

(4)

Marked crosswalks shall be provided within the vehicular travel ways intersecting with trails.

(5)

Provide a plan note referencing maintenance responsibility of the pedestrian trail.

(6)

Pedestrian trails shall connect to an access point.

§ 265-8.5 Blocks and lots.

Blocks.

(1)

All blocks that include residential dwellings shall have a maximum length of 1,600 feet. Blocks in nonresidential areas may exceed 1,600 feet.

(2)

The design of any block longer than 1,600 feet shall give special consideration to the requirements of fire protection, pedestrian circulation, and utility service. The Board of Supervisors may require easements as necessary for these purposes.

Lot configuration.

(1)

The configuration of blocks and lots shall be based upon the minimum and maximum lot area requirements, salient natural features, existing improvements, proposed improvements, and the adjacent development pattern.

(2)

Lot configurations should provide for flexibility in building locations, while providing safe vehicular and pedestrian circulation.

(3)

To the extent possible, side lot lines shall be radial to street lines.

(4)

All lots and remnants of land shall conform to the lot area and configuration requirements of the East Hempfield Township Zoning ordinance.[1]

[1]

Editor's Note: See Ch. 270, Zoning.

Specific lot requirements.

(1)

Relationship to municipal boundaries. In order to avoid jurisdictional problems, lot lines shall, wherever feasible, follow municipal boundaries and zoning district lines rather than cross them.

(2)

Provisions for future subdivision.

(a)

Lots resulting from a proposed subdivision that will be large enough to be further subdivided or developed shall be configured to facilitate such future subdivision and/or land development and shall take into consideration the minimum and maximum lot area requirements, salient natural features, existing improvements, proposed improvements, and the adjacent development pattern. Lot configurations should provide for flexibility in building locations, while providing safe vehicular and pedestrian circulation.

(b)

The Board of Supervisors may require a sketch plan of such large lots that indicates the potential future subdivision and/or land development is generally in conformance with the design standards of this chapter and the applicable zoning provisions. Sketch plans shall not be recorded and are not binding to the applicant.

(3)

Lot access, frontage, and identification.

(a)

The Board of Supervisors may require the applicant to provide ingress and egress to a particular lot through the remainder of the subject tract or other adjacent properties over which the applicant has control by the following:

[1]

A temporary cul-de-sac designed for access to any adjoining property or for phased development.

[2]

Provision of access to existing nonconforming lots which have no frontage on a public or private street.

(b)

Permits.

[1]

A highway occupancy permit is required for each access point onto a state highway, said access to conform to PennDOT standards.

[2]

A Township permit is required for each access point onto a Township street, said access to conform to the Township Road ordinance.[2]

[2]

Editor's Note: See Ch. 222, Streets and Sidewalks.

(c)

All lots shall front on a public or a private street and/or right-of-way. If the subject tract has no current street frontage, lots may be further subdivided subject to zoning regulation, from the subject tract if the following conditions are met:

[1]

The access to the subject lot must be approved by the Township and/or the Pennsylvania Department of Transportation.

[2]

The resulting subdivided lots must be located within the same zoning district as the subject tract.

(d)

Prior to the use and occupancy of a lot, each lot or dwelling unit shall be provided with a street number assigned by the Board of Supervisors and approved by Lancaster County-Wide Communications. The street number shall be visible from the street. Where a lot contains multiple buildings or dwelling units, each building and dwelling unit shall be identified so that emergency services can easily identify the location of every building and dwelling unit in a time of emergency.

(4)

Flag lots. Flag lots represent a viable design alternative under the following standards. In such cases, evidence shall be submitted to the Board of Supervisors that documents the circumstances and demonstrates that the platting of flag lots shall not restrict the development potential and pattern of development of the subject tract and adjacent lands.

(a)

Adjacent flagpoles shall be encouraged to share driveway access points. More than four adjacent flag lots shall be oriented to a common public or private street right-of-way, not driveways.

(b)

Flag lots are encouraged when infill situations exist to achieve permitted densities.

(c)

Flag lots shall not be proposed in order to avoid construction of streets. Flag lots proposed to create lots for dwellings where there is no potential for the construction of a public or private street must demonstrate that there is no potential to construct a street due to:

[1]

Severe topographic or other environmental constraints that limit the design of a street; or

[2]

Other factors inherent to the subject tract which make the construction of a public or private street impractical.

(d)

The width of a flagpole should be determined by the function of the driveway, number of lots served, setbacks, grading, and utility requirements.

(5)

Double/reverse frontage lots.

(a)

The Board of Supervisors may require an applicant to provide reverse frontage lots on collector and/or arterial streets and reduce the number of access points through access management for the development. Reverse frontage lots shall only have vehicular access from one street.

(b)

Double frontage lots are only permitted when a reduction of driveway intersections along a street of higher classification is desired or the maintenance of the integrity of a corridor is desired.

(c)

Where alleys are present, reverse frontage lots shall be provided. All lots shall front on the primary street and the rear of the lot shall face the alley.

(d)

All double and reverse frontage lots shall include an identification of the frontage for use as a street access.

(e)

All reverse frontage lots shall have within the yard that is adjacent to any street right-of-way, other than the street of vehicular access, a twenty-foot wide easement adjacent to the street right of way running the entire width of the proposed lot, across which there shall be no vehicular access. Buffer Planting Strip B [see § 265-8.7H(2)(b)] shall be planted and maintained within the easement.

Second access requirements.

(1)

All residential subdivisions or land developments that generate more than 100 average daily trips (ADT), and all nonresidential subdivisions or land developments that generate more than 500 ADT, shall be provided with at least two separate and distinct means of vehicular access to the subdivision or land development.

(2)

Vehicular access may be provided through the location of two or more streets or access drives, each of which intersects directly with an existing public through street. Such streets or access drives shall meet all requirements of this chapter and the East Hempfield Township Road ordinance.

(3)

Vehicular access for a land development may be provided through two or more access drives into the land development. Such access drives shall be separated by a distance of at least 150 feet and shall comply with all requirements of this chapter and the East Hempfield Township Road ordinance.

(4)

For residential subdivision or land developments that generate more than 100 ADT but less than 500 ADT, and where the applicant is unable to provide access to the subdivision or land development through two or more streets or access drives each of which intersect with an existing public through street, an emergency access shall be provided as the required second access.

(a)

The emergency access shall be improved so that emergency vehicles may safely transverse it and shall be indicated on the plans.

(b)

The emergency access shall be acceptable to the providers of emergency services within the Township.

(c)

Applicants proposing to provide emergency access shall submit evidence of such approvals from the emergency service providers.

(d)

The emergency access may be located so that access is gained from an adjacent property or development.

§ 265-8.6 Parking and loading facilities.

Motorized vehicle parking facilities.

(1)

General standards.

(a)

Parking spaces for the physically handicapped shall meet the requirements of the Americans with Disabilities Act (ADA) and the requirements of building codes that may have specific jurisdiction over particular types of land uses.

(b)

Angled parking may be pull-in or reverse/back-in.

(c)

Parked vehicles adjacent to sidewalks shall not overhang or extend over the sidewalk in a manner that restricts pedestrian circulation. Where such overhang is not restricted by a wheel stop, curb, or other device, sidewalks shall have a four-foot minimum clearance width from any obstacles.

(d)

Painted lines, arrows, and dividers shall be provided and maintained to control parking, and when necessary to direct vehicular circulation.

(e)

Parking spaces, whether on-street or off-street, shall be lighted in accordance with § 265-8.8.

(2)

On-street parking.

(a)

On-street parking shall be provided in accordance with the following guidelines for all subdivisions and/or land developments located in Urban Growth Area Zones as established by the Township Zoning ordinance:[1]

[1]

On-street parking is required along new and existing local streets.

[2]

On-street parking is prohibited along new alleys, unless the alleys are of sufficient width to provide for the safe use of the alley and the parking spaces.

[1]

Editor's Note: See Ch. 270, Zoning.

(b)

If on-street parking is utilized in order to meet the required number of parking spaces for a particular use, said on-street parking shall be located no more than one block from the use.

(c)

On-street parking shall not be located within 25 feet of a cartway intersection in order to provide safe sight distance and adequate turning radius for large vehicles.

(3)

Off-street parking lots and parking garages.

(a)

Off-street parking lots and parking garages shall be located in accordance with and designed to comply with the Township Zoning ordinance.[2]

[2]

Editor's Note: See Ch. 270, Zoning.

(b)

Parking areas shall be suitably landscaped in accordance with § 265-8.7 to minimize noise, glare and other nuisance characteristics as well as to enhance the environment and ecology of the site and surrounding area. Parking garages shall be exempt from this requirement.

(c)

Off-street parking lots and parking garages shall be connected to a street by means of an access drive, the design of which shall conform to the Township Road ordinance.[3]

[3]

Editor's Note: See Ch. 222, Streets and Sidewalks.

(d)

Parking lots and parking garages shall be designed to provide for the safe and efficient use of the operators of motorized and nonmotorized vehicles and of pedestrians. The Township will only approve the design of parking lots and parking garages which provides for safe and efficient use. In considering the appropriateness of the design of parking lots, the Township shall consider:

[1]

The arrangement of streets, access drives, driveways, and parking aisles.

[2]

The ability of vehicles to safely pull-in/out or back-in/out to/of parking spaces from parking aisles. To the extent possible, parking spaces should not be served by access drives.

[3]

Sight distance and clear sight accommodations at intersections internal to the parking lot.

(e)

Off-street parking lots and parking garages shall be oriented to and within a reasonable walking distance of the buildings they are designed for and shall be consistent with adjacent neighborhoods.

(f)

Not less than a two-foot radius of curvature shall be permitted for horizontal curves in parking lots.

(g)

All dead-end parking lots and parking garages shall be designed to provide sufficient back-up area for all end stalls.

(h)

Parking lots shall be maintained in a dust-free condition using one or a combination of the following materials:

[1]

Nonpervious paving.

[2]

Pervious paving and/or pervious pavers specifically designed for parking lot use.

[Amended 3-18-2015 by Ord. No. 2015-04[4]]

[4]

Editor's Note: This ordinance also repealed former Subsection A(3)(h)[3], listing crushed aggregate/gravel, which immediately followed this subsection.

[3]

Crushed aggregate/gravel.

(i)

Parking garages shall be designed to comply with all applicable building codes.

(4)

Size standards.

(a)

Parallel parking spaces shall be a minimum width of seven feet and a minimum length of 23 feet.

(b)

Perpendicular parking spaces shall be a minimum width of eight feet six inches, a minimum length of 18 feet, and have a minimum aisle width of 20 feet. The parking lot must have a minimum total width of 60 feet from side to side.

(c)

Parking space length and width can be increased from minimum sizes where appropriate in accordance with location, use, and turn-over rate.

(d)

Encroachments such as columns and light poles may encroach into a parking space by one foot and affect up to 30% of the parking spaces.

(e)

Minimum parking standards⁴ are as follows[5].

[5]

Editor's Note — Minimum Parking Standards is included as an attachment to this chapter.

Nonmotorized vehicle parking facilities. Nonmotorized vehicle parking facilities shall be provided in accordance with the following regulations when the Township determines that nonmotorized vehicle use could occur:

(1)

Bicycle parking. Bicycle parking facilities for nonresidential land uses shall be provided in accordance with the following regulations:

(a)

Each bicycle space shall be equipped with a device to which a bicycle frame and one wheel can be attached using a chain or cable. There shall be adequate separation between adjacent devices to allow bicycles to be attached or removed without moving other bicycles. The devices shall also be suitable for use by bicycles not equipped with kickstands, and the appearance of the device shall be generally consistent with nearby design features.

(b)

Bicycle parking spaces shall be convenient to the structure for which they are provided. They shall be visible from at least one entrance to the structure.

(c)

For every 50 vehicular spaces required, three bicycle parking spaces shall be provided, up to a maximum of 10 bicycle parking spaces.

(2)

Horse and buggy parking. Horse and buggy parking facilities for nonresidential land uses shall be provided in accordance with the following:

(a)

Each horse and buggy parking area shall be equipped with a device to which the horse can be hitched to. A hitching rail is acceptable.

(b)

Horse and buggy spaces shall be provided where there is a reasonable expectation that the use within a development will be frequented by patrons using a horse and buggy. The applicant shall discuss with the Township Planning Director the number of horse and buggy parking spaces to be provided, subject to the approval of the Board of Supervisors.

(c)

At least 1/3 of the horse and buggy parking facilities should include a covered shelter/shed protected from the north and west (winter) winds.

(d)

Horse and buggy parking areas shall be located as to minimize conflicts with motorized vehicles.

Loading facilities.

(1)

Off-street loading facilities shall be located in accordance with the Township Zoning ordinance[6] and shall be landscaped and screened in accordance with § 265-8.7. Off-street loading facilities shall be connected to a street by means of an access drive or driveway that is a minimum of 18 feet wide for one-way and 24 feet wide for two-way traffic flow.

[6]

Editor's Note: See Ch. 270, Zoning.

(2)

Where appropriate, on-street loading facilities may be approved by the Township. In determining the appropriateness of on-street loading facilities, the Township shall consider the frequency of loading activities, the hours of operation during which the loading activities will occur, and the characteristics of the street. The Township may place conditions on the use of on-street loading facilities.

(3)

Loading docks and their associated maneuvering approaches shall be designed to provide for the safe and efficient use of the loading facility while not impacting access to and from the development, off-street and/or on-street parking facilities, and sidewalks and/or trails. The Township may require the applicant to provide turning movement diagrams, illustrating that delivery vehicle movements can be safely and efficiently accommodated.

(4)

Off-street loading facilities shall be maintained in a dust-free condition using one or a combination of the following materials:

(a)

Nonpervious paving.

(b)

Pervious paving.

(c)

Crushed aggregate/gravel materials may only be used to surface off-street loading facilities within Rural Resource Areas as established by the Township Zoning ordinance.

(5)

Loading facilities, whether on-street or off-street, shall be lighted in accordance with § 265-8.8.

(6)

Size standards. For those uses that require loading facilities, the minimum size of each loading space shall be in accordance with the Township Zoning ordinance. The clear height over the loading space shall be 15 feet.

School dropoff and pickup areas. All private and public schools, kindergarten through 12th grade, must provide sufficient parent dropoff and pickup area(s). A plan must be submitted with the land development plan which shows the ability to provide for dropoff and pickup of students without the stacking of vehicles onto a public right-of-way. The design and capacity shall be based on nationally recognized standards, which are to be referenced in the plan.

[Added 3-18-2015 by Ord. No. 2015-04]

§ 265-8.7 Landscaping.

Purpose.

(1)

The purpose of these regulations is to:

(a)

Promote practical and attractive development within the Township.

(b)

Provide for screening and buffering.

(c)

Preserve, protect, and utilize native vegetation.

(d)

Enhance property value.

(e)

Aid in the reduction of noise, heat, and glare.

(f)

Minimize erosion and sedimentation.

(2)

Consequently, landscaping shall be conceived in a total pattern throughout the development, integrating the various elements of the site design, preserving and enhancing the particular identity of the development, and creating an inviting site character. Consideration shall also be given to the compatibility with and enhancement of adjacent or off-site landscaping conditions.

(3)

Landscaping may include plant materials, such as trees, shrubs, ground covers, perennials, and annuals; natural materials, such as rocks and water; and man-made materials, such as sculpture, art, walls, fences, paving materials, and street furniture.

Applicability.

(1)

A landscape plan shall be required for each subdivision and/or land development. The landscape plan shall be submitted in conjunction with the preliminary subdivision and/or land development plan submission; if no preliminary plan is required, the landscape plan shall be submitted as part of the final plan submission. The regulations shall not be construed to regulate landscaping within individual lots for single-family detached and single-family semidetached dwellings except for street trees and all areas held in common ownership, stormwater management facilities, buffer areas, rights-of-way, and easements.

(2)

To the extent possible, and consistent with this section, lots being redeveloped as part of a subdivision and/or land development plan shall satisfy these landscaping requirements.

General standards.

(1)

In addition to the requirements of the Lancaster County Conservation District for soil erosion and sediment control, topsoil removed during the course of construction shall be stockpiled and then redistributed on all regraded, disturbed or undeveloped surfaces so as to provide an even distribution of topsoil cover. Redistributed topsoil shall be stabilized by seeding, planting, or mulching in a timely fashion. Areas to be landscaped shall not be used for incompatible uses, such as waste dumps and spoil piles, during construction. Any material such as construction debris shall be removed prior to the placement of topsoil.

(2)

Plants for landscaping shall have been grown under climatic conditions similar to those in the locality of the development or properly acclimated to conditions of the locality of the development.

(3)

All trees, shrubs, and plants shall have a normal habit of growth; shall be sound, healthy, and vigorous; and shall be free from disease, insects, insect eggs and larvae.

(4)

No invasive plants, including situational invasive plant species, as listed in the most recent edition of Pennsylvania Department of Conservation and Natural Resources (DCNR) publication "Invasive Plants in Pennsylvania," shall be utilized.

(5)

The requirements and standards prescribed herein shall be the minimum of all landscape and tree protection management plans as required by this section. Standards established by other Township ordinances or by state and federal rules and regulations shall apply where those standards are more restrictive than the standards set forth herein. It shall be the responsibility of the landowner to maintain all landscaping in accordance with the standards of this article.

(6)

A variety of trees, grasses, groundcovers, and shrubs as well as a diversity of species shall be incorporated into the Landscaping plan.

(7)

Maintenance and replacement considerations shall include factors such as hardiness, longevity and availability of plant materials, as well as resistance to insects and disease.

(8)

Native plants and the selection of street trees are limited to those listed in Appendix G of this chapter.[1]

[1]

Editor's Note: Said appendix is included as an attachment to this chapter.

Content of the landscape plan. The landscape plan shall be drawn at a scale of not less than one inch equals 50 feet. It shall contain the following information and shall meet the requirements of this section.

(1)

Certification, including signature, seal and date, by a landscape architect registered by the Commonwealth of Pennsylvania.

(2)

The location of all existing and proposed structures, including fences and walls; streets; parking/loading areas; utilities; rights-of-way; and easements.

(3)

The location of all existing and proposed outdoor storage and trash receptacle areas.

(4)

Adjacent land uses and zoning classifications.

(5)

The location, general type, and quality of existing vegetation. Any existing vegetation to be removed shall be noted on the plan.

(6)

A plant list or schedule on the plan indicating scientific and common names, required and proposed quantities, spacing, and size of all proposed landscape materials at the time of planting.

(7)

The plant list or schedule must also include any plant symbols used on the plan and the expected mature spread of each plant.

(8)

Size and location of the proposed areas of the development to be planted with the proposed species.

(9)

Location and description of other landscape improvements, such as earth berms, walkways, raised beds, sculptures, fountains, street furniture, lights, and courts or paved areas.

(10)

Planting and installation details as necessary to ensure compliance with the standards of the American Association of Nurserymen and the Pennsylvania landscape and Nursery Association.

Plant material size and spacing requirements. Unless otherwise specified, nursery-grown plant materials shall conform to those listed in the "American Standard for Nursery Stock," ANSI Z60.1, current edition, published by the American Nursery and Landscape Association (ANLA). The following guidelines are the minimum required for all nursery-grown plant materials as required in this section:

(1)

Shade and street trees shall have a minimum caliper of two inches at installation. The use of native species for all street trees is required.

(2)

Ornamental and flowering trees shall have a minimum caliper of 1 1/2 inches at installation. Multiple-trunk trees should be identified as such in the plant list. Multiple-trunk trees shall be counted as one tree. Fifty percent of all ornamental trees shall be native species.

(3)

Evergreen trees shall have a height of five feet at installation. Fifty percent of evergreen trees shall be native species.

(4)

Shrubs shall comply with the following requirements:

(a)

Large shrubs, generally defined as having a mature height of eight feet or more, shall be a minimum size of three feet in height at planting. A minimum of 60% of the shrubs shall be native species.

(b)

At planting small shrubs, generally defined as having a mature height less than eight feet, shall be a minimum size of 24 inches in height or 18 inches in spread, depending on variety. A minimum of 60% of the plants shall be native species.

(5)

Shrubs shall be spaced according to their size, growth characteristics and intended use.

(6)

Ground covers, herbaceous perennials, bulbs and annuals shall be spaced appropriate to type and size at installation. Ground covers shall be spaced so that 100% of the beds are covered after two years growth.

(7)

To allow for design flexibility, plant material substitutions from the requirements may be permitted at the discretion of the Township. In such cases, the applicant must demonstrate to the satisfaction of the Township that the general intent of this chapter is achieved and that the substitutions represent an equivalent monetary value to the required landscaping.

Existing tree preservation. Every effort shall be made to preserve mature trees, other significant existing vegetation and natural features within the subject tract and to incorporate these existing natural features into an overall planting design. Every effort shall be made to retain as much of a wooded area as possible of a size and configuration that will promote its natural growth and regeneration particularly when adjoining adjacent woodlands.

Street trees.

(1)

Street trees shall be planted along all proposed private and public streets.

(2)

Street tree standards include:

(a)

Trees must be balled and burlapped (a minimum twenty-four-inch rootball) with the native soil in which the tree had been growing.

(b)

Trees shall have a minimum caliper of two inches and be a minimum of eight feet in height when planted.

(c)

Trees shall be spaced so that at maturity no more than a fifteen-foot gap will exist between tree canopies or crowns. (Spacing of trees shall not exceed the current edition of the American Standard for Nursery Stock, ANSI Z60.1).

(d)

Trees shall be planted between the street right-of-way line and the building line, but at least 10 feet from the edge of the improved cartway or sidewalk.

(e)

All proposed street trees shall be native species. An approved list of street trees is included in Appendix G.

(f)

Groves, clusters, or other arrangements of street trees may be permitted where conditions warrant subject to the approval of the Township.

(g)

No street trees shall be required where streets are bordered by permanent woodlands.

Buffers and screens. Buffers and screens shall be used to minimize or eliminate views of development and site elements, to provide landscaping that will mitigate views between the development and its surroundings, to provide opportunities for green links between developments, and to establish riparian buffers within greenway corridors.

(1)

General buffer and screen requirements.

(a)

Any of the following options or combination thereof may be used in buffers and screens provided that the minimum standards prescribed herein are met:

[1]

Existing vegetation and natural features.

[2]

Proposed new or transplanted vegetation.

[3]

Existing or proposed fences or walls.

[4]

Existing or proposed grading, including berms.

(b)

Fences, walls and berms may be used in conjunction with required landscaping, not to replace it.

(c)

Site elements such as screens, existing natural features, and structural garden elements, such as gazebos and trellises, water features, sculpture and project identification signs, may be placed within the buffer, provided they do not replace or diminish the intended screening effect of the buffer.

(2)

Types of buffer strips and screens.

(a)

Buffer Planting Strip A will provide minimal screening through the use of trees as follows:

[1]

Minimum buffer width: 15 feet.

[2]

Required plant materials:

[a]

Shade trees: one per 50 linear feet of buffer strip.

[b]

Evergreen trees: one per 25 linear feet of buffer strip.

[c]

Ornamental or flowering trees: one per 75 linear feet of buffer strip.

(b)

Buffer Planting Strip B will provide enhanced screening through the use of trees and shrubs or other structural elements.

[1]

Minimum buffer width: 20 feet.

[2]

Required plant materials:

[a]

Shade trees: one per 40 linear feet of buffer strip.

[b]

Evergreen trees: one per 20 linear feet of buffer strip.

[c]

Ornamental or flowering trees: one per 60 linear feet of buffer strip.

[d]

Shrubs: one deciduous or evergreen shrub per 15 linear feet of buffer strip.

[e]

Berms, fences, and screen walls: not required; however, if a screen wall is utilized that provides complete screening to a height of three feet, the amount of required shrubs may be reduced by 1/2 and the width of the buffer may be reduced to 20 feet.

(c)

Buffer Planting Strip C will provide maximum screening through the use of dense planting of trees and shrubs or other structural elements.

[1]

Minimum buffer width: 30 feet.

[2]

Required plant materials:

[a]

Shade trees: one per 30 linear feet of buffer strip.

[b]

Evergreen trees: one per 15 linear feet of buffer strip.

[c]

Ornamental or flowering trees: one per 45 linear feet of buffer strip.

[d]

Shrubs: one deciduous or evergreen shrub per 10 linear feet of buffer strip.

[e]

Berms, fences, and screen walls: not required; however, if a screen wall is utilized that provides complete screening to a height of four feet, the amount of required shrubs may be reduced by 1/2 and the width of the buffer may be reduced to 25 feet.

(d)

The following diagram illustrates the number and type of plantings to be provided in each buffer type set forth in § 265-8.7H(2)(a), (b), and (c) above, but it is only intended as an example of the possible configuration of the plantings.

(e)

Alternatives to the buffer planting requirements in § 265-8.7H(2)(a), (b), and (c) above may be approved by the Board of Supervisors. Alternative designs shall be equal to or more appropriate for the proposed development than the above requirements.

(f)

Riparian buffers, as required within the Greenway Overlay Zone established by the Township Zoning ordinance,[2] shall comply with the following criteria:

[1]

If a riparian buffer does not exist along a watercourse within the subject tract, the applicant shall be responsible for establishing a riparian buffer if the watercourse is located in the Greenway Overlay Zone.

[2]

Riparian buffers shall be designed, established and maintained in accordance with the riparian buffer restoration provisions within the latest edition of the Pennsylvania Stormwater Best Management Practices Manual (Manual). A landscape plan, subject to the approval of the Board of Supervisors, shall be submitted to the Township to show compliance with the Manual. The landscape plan shall include a short-term and long-term maintenance program for the riparian buffer.

[3]

The minimum width of a riparian buffer shall be 35 feet measured from the top of the bank of the watercourse. Where additional width is available for natural plantings due to floodplain or other natural factors that restrict development, a preferred riparian buffer width of up to 100 feet should be provided.

[4]

Existing naturalized vegetated areas within the Greenway Overlay corridor shall be preserved to the maximum extent possible and incorporated into the required riparian buffer.

[5]

The planting of additional native trees, shrubs, and other plant material and the removal of invasive species is required, the extent of which shall be determined by an on-site meeting including the applicant, the applicant's landscape architect, and the Township Director of Planning. Plant materials shall be grouped to reflect natural patterns of growth.

[6]

With the exception of permitted trail construction, watercourse access, watercourse restoration and enhancement, livestock crossings, and infrastructure and utilities, the filling, grading, or excavating of Greenway Overlay corridors and riparian buffers is prohibited.

[2]

Editor's Note: See Ch. 270, Zoning.

(3)

Buffers required between zoning uses. See requirements of the East Hempfield Township Zoning ordinance.[3]

[3]

Editor's Note: See Ch. 270, Zoning.

(4)

Site element screens. At a minimum, screening shall be provided for the following commercial, industrial, and institutional site elements when these elements are adjacent to a residential use or are visible from a public street.

(a)

Ground-mounted electrical, mechanical, and utility equipment larger than 25 square feet, loading areas, outdoor storage of less than 2,000 square feet, and trash receptacles/dumpsters.

(b)

Screening shall consist of evergreen plants, fencing, walls or other similar materials that will block the view of the site element from view.

(c)

The required minimum screening of ground-mounted electrical, mechanical, and utility equipment and trash receptacles/dumpsters may be eliminated if structural screen walls are utilized that completely screen the height, width, and depth of the equipment and/or receptacles/dumpsters.

Parking lot landscaping design.

(1)

In addition to required buffer and screen plantings, all parking lots with 10 or more spaces shall be designed and effectively landscaped with trees and shrubs to:

(a)

Provide shade in order to reduce the amount of reflected heat and to improve the aesthetics of parking lots.

(b)

Reduce the visual impact of glare, headlights and parking lot lighting.

(c)

Facilitate pedestrian circulation and safety.

(d)

Facilitate vehicular circulation by delineating driving lanes and defining rows of parking.

(2)

Planting islands shall conform to the following standards:

(a)

Planting islands shall be distributed throughout the parking lot as one perpendicular planting island, a minimum of 8 1/2 feet wide, shall be located at the end of each parking space row and at intervals of no greater than 130 feet apart in single or double bays.

(b)

Perpendicular islands should be placed opposite each other in adjacent rows of parking.

(c)

The last parking stall in a row shall be separated from drive aisles by a planting island, a minimum of 8 1/2 feet in width.

(d)

Each planting island shall contain one shade tree plus shrubs, ground cover, perennials and/or mulch to cover the entire area at maturity. Fifty percent of all street trees, shade trees and evergreen trees shall be native species as defined in this chapter and listed in Appendix G.[4] Shrubs shall not exceed two feet in height so as not to block visibility.

[4]

Editor's Note: Said appendix is included as an attachment to this chapter.

(3)

Divider strips shall conform to the following standards:

(a)

Divider strips shall be placed no more than every three bays of parking running the length of the rows of parking and landscaped with plantings of shade, ornamental and flowering trees, shrubs, and ground cover or mulch, to cover the entire area at maturity. A bay of parking is the width of pavement needed to accommodate either one or two rows of parking stalls plus one drive aisle.

(b)

Divider strips shall be a minimum of 10 feet wide unless a sidewalk or a pair of sidewalks (each at least five feet in width) are proposed within the divider strip. If a sidewalk or sidewalks are proposed within the strip, the divider strip shall be increased in width by five feet for a single sidewalk and 10 feet for two sidewalks.

(c)

One shade tree shall be required for each 40 lineal feet of divider strip. Two ornamental and/or flowering trees may be substituted for each shade tree. The trees need not be spaced evenly apart; however, the maximum spacing shall be 50 feet.

(d)

One large shrub or two small shrubs shall be required for each 10 lineal feet of divider strip. Gaps may be placed between the shrub plantings to provide areas for ground covers, decorative mulch beds, artwork, crosswalks or flowering plants. Shrubs near the ends of divider islands shall not exceed two feet in height so as not to block visibility.

(e)

Fifty percent of all trees and shrubs shall be native species as defined in this chapter and listed in Appendix G.[5]

[5]

Editor's Note: Said appendix is included as an attachment to this chapter.

(f)

The above planting design requirements may be altered by the applicant in the event that the divider strip is designed to function as a biodiversity and/or rain garden area.

(4)

Parking lots adjacent to residential uses shall conform to the following standards: Parking lots within or adjacent to a residential use shall have perimeter landscaping (or equal) that limits headlight glare onto the residential use. Fifty percent of all trees and shrubs shall be native species as defined in this chapter and listed in Appendix G.[6] Shrubs shall not exceed two feet in height so as not to block visibility.

[6]

Editor's Note: Said appendix is included as an attachment to this chapter.

§ 265-8.8 Lighting.

Purpose. The purpose of this section is to set minimum standards for outdoor lighting which:

(1)

Provide lighting standards in outdoor public places where public health, safety, and welfare are potential concerns.

(2)

Control glare from nonvehicular light sources that impair safe travel.

(3)

Protect neighbors and the night sky from nuisance glare and stray light from poorly aimed, placed, applied, maintained, or shielded light sources.

(4)

Protect and retain the character of the Township.

Applicability. Outdoor lighting shall be required for safety and personal security in areas of public assembly and travel. The Township may require lighting to be incorporated for other uses or locations as they deem necessary. The glare control requirements herein contained apply to lighting in all above mentioned uses as well as sign, architectural, landscaping, and residential lighting.

Illumination levels. Lighting shall meet minimum intensities and uniformity ratios in accordance with the current recommended practices of the Illuminating Engineering Society of North America (IESNA) as contained in the IESNA Lighting Handbook. As a guide, typical outdoor lighting intensities are provided below. Applicants are encouraged to use intensities and uniformity ratios that relate to the specific, intended use; in doing so, the applicant shall cite the applicable recommended practice as found in the current Lighting Handbook.

Use	Task	Maintained Footcandles¹	Uniformity Ratio² (Maximum:Minimum)
Streets	Local residential	0.4 minimum	6:1
	Local commercial	0.9 minimum	6:1
Parking: Multifamily residential	Low vehicular/pedestrian activity	0.2 minimum	4:1
	Medium vehicular/pedestrian activity	0.6 minimum	4:1
Parking: industrial, commercial, institutional and municipal	High activity (e.g., regional shopping centers/fast food facilities, major athletic/civic/cultural events)	0.9 minimum	4:1
	Medium activity (e.g., community shopping centers, office parks, hospitals, commuter lots, cultural/civic/ recreational events)	0.6 minimum	4:1
	Low activity (e.g., neighborhood shopping, industrial employee parking, schools, church parking, farm businesses, farm operations)	0.2 minimum	4:1
Walkways and bikeways		0.5 minimum	5:1
Building entrances and signs		4.0 average	—

	¹	Illumination levels are maintained horizontal footcandles on the task, e.g., pavement or area surface.
	²	Uniformity ratio is a measure of the dispersion of light on an area. The ratio is measured as maximum light level to minimum light level. Example: 4:1 for the given area, the maximum level of illumination should be no less than four times the minimum level of illumination (0.2 x 4 = 0.8 maximum light level).

Lighting fixture design.

(1)

Dedicated fixtures shall be of a type and design appropriate to the lighting application and are subject to the approval of the Board of Supervisors.

(2)

For lighting horizontal tasks such as streets, access drives, sidewalks, entrances, and parking areas, fixtures shall meet IESNA fully shielded criteria (no light output emitted above 90° at any lateral angle around the fixture). Individual fixtures whose aggregate lamp output does not exceed 1,800 lumens (typical household outdoor lighting) are exempt from this requirement.

(3)

The use of floodlighting, spotlighting, wall-mounted fixtures, decorative globes and spheres, and other fixtures not meeting IESNA full-cutoff criteria shall be permitted only with the approval of the Township, based upon applicability in retaining the character of the Township and achieving acceptable glare control.

(4)

Fixtures shall be equipped with or be modified to incorporate light directing and/or shielding devices such as shields, visors, skirts, or hoods to redirect offending light distribution and/or reduce direct or reflected glare. Glare control shall be achieved primarily through the use of such means as cutoff fixtures, shields and baffles, and appropriate application of fixture mounting height, wattage, aiming angle and fixture placement.

(5)

Lighting can be provided by fixtures that do not require the installation of electrical lines provided that the illumination standards required by this section are met and that the fixture type is noted on the plans to be recorded.

Control of nuisance and disabling glare.

(1)

Outdoor lighting shall be aimed, located, designed, fitted, and maintained so as not to present a hazard to drivers or pedestrians by impairing their ability to safely travel.

(2)

Unless for safety, security, or all-night operations, lighting shall be controlled by automatic switching devices to permit extinguishing after the hours of operation until dawn.

(3)

Lighting proposed for use after the normal hours of operation shall be reduced by an average of 75% from that time until dawn, unless supporting a specific purpose.

(4)

Vegetative screens shall not be employed to serve as the primary means for controlling glare.

(5)

The intensity of illumination projected onto an existing residential use from an existing lot line shall not exceed 0.1 vertical footcandle, measured at the existing lot line at a height of five feet.

Installation.

(1)

Electrical feeds to lighting standards shall be placed underground, not overhead.

(2)

Pole-mounted fixtures shall not be mounted in excess of 25 feet high.

(3)

Lighting standards in parking areas shall be placed outside paved areas or on concrete pedestals at least 30 inches high above the pavement, or by other approved protective means.

Post-installation inspection. The Township reserves the right to conduct a post-installation nighttime inspection to verify compliance with the requirements of this chapter and, if appropriate, to require remedial action at no expense to the Township.

Street lighting dedication.

(1)

The Township must accept dedication of street lighting facilities located within the right-of-way of a street dedicated to the Township.

(2)

Until such time as the street lighting is dedicated, the developer of the tract (who has escrowed the street lighting) will be responsible for any and all costs associated with each street light. Such costs shall include, but not be limited to: administration, placement/replacement, and maintenance. Electrical charges shall be the responsibility of the developer until such time as the streets and street lights are dedicated.

(3)

Street lights not dedicated to the Township will remain the responsibility of the developer or appropriate private entity including all costs and responsibilities for the lighting in perpetuity.

§ 265-8.9 Underground wiring.

All electric, telephone, television, and other communication facility distribution and connection lines servicing new developments shall be provided by underground wiring within easements or dedicated public rights-of-way, installed in accordance with the prevailing standards and practices of the utility or other companies providing such services.

Lots which abut existing easements or public rights-of-way where overhead electric or telephone distribution supply lines and service connections have heretofore been installed may be supplied with electric and telephone service from those overhead lines, but the service connections from the utilities' overhead lines shall be installed underground.

Where overhead lines are permitted as the exception, the placement and alignment of poles shall be designed to lessen the visual impact of overhead lines. In accordance with the prevailing standards of the overhead utility company having jurisdiction, trees shall be planted in open areas and at key locations to minimize the view of the poles and overhead lines.

§ 265-8.10 Easements.

General.

(1)

All easements including, but not limited to, water facilities, sanitary sewer facilities, stormwater drainage facilities, public or private utilities, access and/or pedestrian access shall meet the standards found in this section.

(2)

The Township reserves the right to require easements to be established with regard to the following natural features or manmade improvements:

Bodies of water.

Floodplains.

Greenways.

Riparian buffers.

Stream corridors.

Trails and pedestrian paths.

(g)

Wetlands.

(h)

Stormwater facilities.

(i)

Utilities.

(j)

Reverse frontage lots.

(k)

Such features and/or improvements as may appear on the Township's Official Map.

(l)

Other similar features and improvements as deemed appropriate by the Township.

(3)

Nothing shall be placed, set, planted, or put within the area of an easement that would adversely affect the function or purpose of the easement or conflict with any easement agreement controlling the easement.

(4)

In the event that other requirements of this chapter may conflict with easement requirements, the Board of Supervisors, at its discretion, may alter the easement or the conflicting requirements.

Design guidelines.

(1)

To the extent possible, easements shall be centered on lot lines.

(2)

In lieu of prescribing the limits of various easements, applicants may propose the establishment of blanket easements.

(3)

Indicate on the plans all proposed and existing easements of record and indicate their location, width, and recording information. All structures located within the easement shall be indicated.

(4)

To the fullest extent possible, utilities and pedestrian paths should be centered within an easement; however, due to unexpected on-lot conditions, utility and pedestrian locations may be flexible within the easement.

(5)

All utility companies are encouraged to use common easements. Utility easements shall be based on the width required by the utility authorities but shall have a minimum width of 10 feet. To the extent possible, utility easements shall be located within the street right-of-way or within the area between the setback line and the street right-of-way.

(6)

Where pedestrian access is provided outside of a street right-of-way, pedestrian easements shall be provided.

(7)

The applicant shall reserve easements where stormwater or surface water management facilities exist or are proposed when located within the boundaries of the subject tract. The applicant proposing to alter existing stormwater management facilities on adjacent and/or downstream properties shall obtain a temporary construction easement or a permanent easement, and maintenance responsibilities shall be established.

§ 265-8.11 Survey monuments and markers.

Monuments shown on final plan. The location of all existing and proposed monuments, lot line markers, property corners, and drill holes shall be shown on the final plan. Those that are proposed shall be labeled as such. Drilled holes in curbing shall be referenced mathematically to a point on the street right-of-way line.

New monuments. In addition to lot line markers, property corners, and drill holes, three monuments shall be spaced around the proposed subject tract with precise bearings and distances labeled on the plan which reference those monuments to known property corners.

(1)

Two such monuments shall be consecutive corners along street rights-of-way and the third may be placed either on the tract boundary or internal to the subject tract.

(2)

Longitude and latitude coordinates of the monuments shall be shown on the recorded plan.

(3)

All coordinates as depicted on the plan shall be based on the following:

(a)

Horizontal datum shall be referenced to the Pennsylvania South Zone State Plane Coordinate System (NAD83).

(b)

Vertical datum shall be referenced to NAVD 88.

(4)

All monuments must be readily accessible and clear of overhead obstructions.

(5)

A computer readable point file including lot lines, corners, rights-of-way and easements for the development shall be submitted to the Township prior to plan recordation.

Monument materials. Monuments shall be of concrete or stone, with a flat top having a minimum width or diameter of four inches and a minimum length of 30 inches. Concrete monuments shall be marked with a three-quarter-inch copper or brass dowel or drill hole; stone or precast monuments shall be marked on the top with a drill hole.

Existing and proposed property line and right-of-way markers. Markers shall be set at all points where lot lines intersect curves, at all angles in lot lines, at the intersection of all other lot lines, and at the street right-of-way.

Marker (pin) materials.

(1)

Markers shall consist of iron pipes or steel bars at least 30 inches long and not less than 5/8 inch in diameter.

(2)

Drill holes shall be drilled in concrete curbs (with or without PK nails or discs) having a minimum diameter of 1/4 inch. The depth of the holes shall be such that a PK nail or disc, if used, can be set in as close to the surface of the curb as possible. Minimum depth without the use of PK nail or disc shall be 1/2 inch. In the absence of PK nails or discs, chisel or saw marks shall be used to facilitate and identify the drill hole locations.

Certification of monuments and markers.

(1)

All monuments, markers, and drilled holes shall be placed by a registered professional land surveyor so that the scored marked point, or center of the drilled hole, shall coincide with the point of intersection of the lines being monumented or marked.

(2)

Provide a note on the plan indicating when the monuments and markers are to be set.

§ 265-8.12 Sanitary wastewater disposal.

The applicant shall provide the type of sewage facility consistent with current plans, including but not limited to the Township's Comprehensive plan and Act 537 plan, as well as existing physical, geographical and geological conditions.

When the development is within an area planned for sewer service by the Township sewage facilities plan adopted pursuant to Act 537,[1] the Board of Supervisors may require installation of a capped system within the street right-of-way. If required, the Township or authority shall inspect the capped system and accept dedication.

[1]

Editor's Note: See the Pennsylvania Sewage Facilities Act, 35 P.S. § 750.1 et seq.

Where on-site sanitary wastewater disposal facilities are to be utilized, each lot so served shall be of a size and shape to accommodate the necessary subsurface wastewater disposal system at a safe distance from any building and water supply in accordance with Title 25, Chapter 73, Rules and Regulations of DEP (Pennsylvania Department of Environmental Protection), as amended. If applicable, each lot shall contain a suitable location for the installation of an initial individual on-lot sewage system and to the extent that such technology requires such component under DEP regulations, shall also contain a suitable location for a replacement on-lot sewage system. Testing by the sewage enforcement officer to prove that each lot is suitable for on-site wastewater disposal shall be completed prior to the submission of the final plan.

(1)

The applicant shall provide evidence of approval from the Pennsylvania Department of Environmental Protection prior to recording of the final plan.

(2)

If the primary sewage facility fails, connection to the secondary replacement on-lot sewage system shall occur as soon as available.

(3)

Provide a note on the plan indicating any restrictions regarding nitrate plume easements created by the subdivision and/or land development plan.

When connection to an existing public sewage system or private community sewage system is proposed, the application shall include a statement from the authority or organization providing such service that sufficient capacity to service the proposed development is available. Such notice shall be dated within 12 months of the plan application. Extenders agreements shall be provided prior to dedication.

(1)

As applicable, the applicant shall provide evidence of approval from the Pennsylvania Department of Environmental Protection prior to plan recording.

(2)

As applicable, the applicant shall provide evidence of approval from the authority or Township of the sewage facilities prior to final plan recording.

§ 265-8.13 Water supply.

The applicant shall provide the type of water facility consistent with current plans, including but not limited to the Township's Comprehensive plan, as well as with existing physical, geographical and geological conditions.

If the development is to be served by either a privately or publicly owned community water supply system, the applicant shall submit to the Board of Supervisors documentation in the form of a copy of a certificate of public convenience from the Pennsylvania Public Utility Commission and/or private water utility authority that the development is located in an area served by a public utility and a statement that the utility has the capacity to serve the development at this time; or a cooperative agreement or an agreement to serve the development from a bona fide cooperative association of landowners or from a municipal corporation, authority, or utility.

Fire hydrants shall be provided whenever the water supply system contains sufficient capability or is planned to have such capability within two years from the date of final plan approval.

(1)

The location and kind of fire hydrant shall meet the specifications of the local authority.

(2)

Fire hydrant locations shall be submitted prior to final plan approval and shall conform to the spacing requirements of the local authority and servicing fire company.

Siting of private wells.

(1)

When a private well is proposed on the same lot as an on-site privately owned community sewage system or an individual sewage system, a minimum one-hundred-foot buffer shall be provided around the well or more as required by Department of Environmental Protection (DEP). Each lot so served shall be of a size and shape to accommodate an adequate water quantity and quality.

(2)

If the well is sited within 100 feet of a lot line, the applicant must notify affected landowners, via certified mail, of the proposed encroachment of the buffer area. If the well is sited within 100 feet of a Rural Resource Zone as established by the Township Zoning ordinance,[1] the notification must explain that the isolation buffer may affect the agricultural nutrient management plan of the adjacent farm operation, if any.

[1]

Editor's Note: See Ch. 270, Zoning.

When a new private water supply system is proposed for a development, a copy of the approval of such system by the appropriate agency or utility company that provides the service shall be submitted with the final plan. Suitable agreements shall be established for the ownership and maintenance of such a distribution system.

When connection to an existing public water system or private community water system is proposed, the application shall include a statement from the authority or organization providing such service that sufficient capacity to service the proposed development is available. Such notice shall be dated within 12 months of the plan application. Extenders agreements shall be provided prior to dedication.

(1)

As applicable, the applicant shall provide evidence of approval from the Pennsylvania Department of Environmental Protection prior to plan recording.

(2)

As applicable, the applicant shall provide evidence of approval from the authority or company of the water facilities prior to final plan recording.

§ 265-8.14 Stormwater management facilities.

All stormwater management facilities shall be designed to comply with the Stormwater Management ordinance[1] of East Hempfield Township.

[1]

Editor's Note: See Ch. 260, Stormwater Management.

To the extent possible, the responsibility for maintaining stormwater management facilities that are not dedicated to and accepted by East Hempfield Township or other governmental agencies shall be conferred to a homeowners' association or similar entity. To the extent possible, individual landowners are not to be solely responsible for the cost of maintaining such stormwater management facilities.

No man-made or natural objects may be placed within stormwater management facilities and easement areas unless permitted by the East Hempfield Township Stormwater Management ordinance or an approved East Hempfield Township stormwater management plan.

§ 265-8.15 Hazards associated with carbonate rocks.

Hydrogeologic report required. When, in the opinion of the Board of Supervisors, there is a probable likelihood that a development will affect or be affected by carbonate geologic hazards, the Board of Supervisors shall require submission of a hydrogeologic study pursuant to Article 7.

Specifications for water supply and sanitary sewer systems. All subdivisions and/or land developments with private or community water supplies and/or individual subsurface sewage disposal systems (on-lot sewage systems) proposed shall provide a hydrogeologic study and aquifer study pursuant to Article 7.

Specifications for Stormwater management basins. The design of all stormwater management facilities over the following features shall include an evaluation of measures to first avoid, then minimize adverse effects and shall be constructed to minimize those effects:

(1)

Sinkholes.

(2)

Closed depressions.

(3)

Lineaments in carbonate areas.

Fracture traces.

Caverns.

Ghost lakes.

Disappearing streams.