[Ord. 1997-1, 5/12/1997, § 501]
1.
The standards and requirements contained in this Part shall apply
as minimum standards for subdivision and/or land development in East
Nottingham Township.
A.
Whenever the Zoning Ordinance [Chapter 27] provides that the use proposed by the applicant for subdivision and/or land development approval shall constitute a use by special exception or a conditional use, the applicant shall obtain such special exception or conditional use approval from the Zoning Hearing Board or the Board of Supervisors, as applicable, prior to the submission of the preliminary plan. The plan shall be designed and developed in accordance with any conditions which have been imposed upon the grant of such special exception or conditional use by the Zoning Hearing Board or the Board of Supervisors, as applicable.
B.
Whenever the applicant proposes to develop a subdivision and/or land development in a manner that would require a variance from any requirements of the Zoning Ordinance [Chapter 27], the applicant shall obtain such variance from the Zoning Hearing Board prior to the submission of the preliminary plan. The plan shall be designed and developed in accordance with any conditions which have been imposed upon the grant of such variance or variances by the Zoning Hearing Board.
[Ord. 1997-1, 5/12/1997, § 502; as amended by Ord.
2000-8, 12/11/2000, §§ 1, 2; by Ord. 2003-9, 7/14/2003,
§ 1; and by Ord. 2008-11, 2/19/2008, § 1]
1.
Conformance with Adopted Plans. The proposed street pattern shall
be properly related to existing streets, to official maps, and to
such county and state road and highway plans as have been duly adopted.
2.
Private Streets. Private streets and/or rights-of-way shall not be
permitted except to serve one or two interior lots. In such cases,
the design of private streets shall be subject to the approval of
the Board.
3.
Major Street Design. The design standards for major streets shall
be as specified by the Pennsylvania Department of Transportation and
based upon the projected average daily traffic and speed limit.
4.
Arrangement. The following criteria shall be considered in the design
of streets in all subdivision and land development plans:
A.
The arrangement of streets shall conform to the circulation plan
of the County and Township Comprehensive Plans, to official maps,
and to such Township, county and state road and highway plans as have
been duly adopted.
B.
For streets not shown on the official map, the arrangement shall
provide for the appropriate extension of existing streets and shall
conform as closely as possible to the original topography.
C.
Residential local streets shall be arranged so as to minimize through
traffic and discourage excessive speeds.
D.
Streets shall be designed with drainage grates that are safe for
crossing by bicycles or horse-drawn vehicles.
E.
Adequate vehicular and pedestrian access shall be provided to all
lots.
F.
Curvilinear streets and culs-de-sac should be utilized only where
their use will be consistent with the adjoining development patterns,
topography, and natural features of the site. Culs-de-sac should not
be used where it is possible to provide loop streets that provide
better access for emergency vehicles, fewer restrictions for snow
removal, and improved pedestrian access. Consideration shall be given
to the dispersal of traffic to commercial and employment centers,
and to the ultimate functioning of the street system.
G.
Streets shall be laid out to provide convenient and safe access to
the property. Where appropriate, the Township may require additional
cartway improvements and/or right-of-way width along existing street
frontages to accommodate the anticipated traffic increases and to
facilitate vehicular turning movements to and from individual lots.
H.
Where a development abuts an existing or proposed arterial street,
the Township may require the use of marginal access streets, reverse
frontage lots, or other such treatment that will provide protection
for abutting properties, reduce the number of intersections with the
arterial street, and separate the local and through traffic.
I.
New half or partial streets shall not be permitted, except where
essential to reasonable subdivision of a tract in conformance with
the other requirements and standards of this chapter and where, in
addition, dedication of the remaining part of the street has been
secured. Wherever a tract to be subdivided borders and existing half
or partial street, the other part of the street shall be plotted within
such tract. Where half or partial streets are proposed, the acceptance
of final plans shall be conditioned upon the provision of guarantees
providing for the construction or completion of such streets to Township
standards.
J.
Continuation of existing streets shall be known by the same name,
but names for other streets shall not duplicate or closely resemble
names of existing streets in the Township and/or Post Office district.
The Board may reject street names and suggest alternate names.
K.
Where streets and other public improvements continue into adjoining
municipalities, evidence of compatibility of design, particularly
with regard to street widths and pipe capacity should be shown. The
applicant shall coordinate such design with both municipalities to
avoid abrupt changes in cartway width or in improvement standards.
L.
All entrances onto Township or state roads shall require an appropriate
highway occupancy permit and shall be constructed to state specifications.
5.
Street Signs.
A.
Street Name Signs. Street name signs shall be installed at the entrance
to every street in a proposed subdivision and/or land development.
The design and placement of the street name signs shall be subject
to approval by the Township.
B.
Stop Signs. Stop signs shall be installed at the intersection of
every street in a proposed subdivision and/or land development at
the intersection with an equal or higher category street. The design
and placement of the stop signs shall be subject to approval by the
Township.
C.
No Outlet Signs. No outlet signs shall be installed at the entrance
to all cul-de-sac and loop streets in a proposed subdivision and/or
land development. The design and placement of the no outlet signs
shall be subject to approval by the Township.
D.
Speed Limit Signs. 25 mph speed limit signs shall be installed at
the entrance and along the course of all streets in a proposed subdivision
and/or land development. The design and placement of the speed limit
signs shall be subject to approval by the Township, and shall comply
with the Pennsylvania Motor Vehicle Code, 75 Pa.C.S.A. § 101
et seq., statutes and regulations.
6.
Vertical Alignment. Vertical street alignments shall be measured
along the center line. The minimum grade of all streets shall be 1%.
The maximum grade shall be 10%, except for major streets which shall
have a maximum grade of 7%.
A.
Vertical curves shall be used in changes in grade exceeding 1%. The
minimum lengths (in feet) of vertical curves shall be 15 times the
algebraic difference in grade. For example, if a 3% upgrade is followed
by a 4% downgrade, the algebraic difference in grade is 7 [+3-(-4)=7];
the minimum length of the vertical curve would be 105 feet [15x7=105].
B.
Where the approaching grade exceeds 6% on any or all streets at a
four-way street intersection, or the terminating street at a three-way
intersection, a leveling area shall be provided on the street(s) with
such excessive grade. Such leveling area(s) shall have a maximum grade
of 4% for minimum length of 75 feet measured from the intersection
of the center lines.
C.
The grade within the diameter of a turnaround at the terminus of
a permanent cul-de-sac shall not exceed 5%.
D.
All new streets shall be graded to the right-of-way line. All cut
and fill slopes shall be a minimum of 3:1.
7.
Horizontal Alignment. Horizontal street alignments shall be measured
along the center line. Horizontal curves shall be used at all angle
changes in excess of 2°. Single, long radius curves shall be used
rather than a series of short curves with varying radii and/or a series
of short curves separated by short, straight segments.
A.
The minimum horizontal curve radius for local streets shall be 200
feet.
B.
The minimum horizontal radius for major streets shall be 500 feet.
C.
The center line of the street cartway shall correspond with the center
line of the street right-of-way.
D.
Plans with street locations along the perimeter of a property shall
be required to show building setback lines and clear sight triangles
within the adjacent properties.
8.
New Street Right-of-Way and Cartway Widths. The minimum street rights-of-way
and cartway widths for new streets shall be as follows:
|
Street Classification
|
Function
|
Right-of-Way
|
Cartway
| |
|---|---|---|---|---|
|
Major Street
|
Provides for inter-community travel, connecting population centers
and carrying large volumes of traffic at speeds higher than desirable
on local or specific streets
|
100 feet or as required by the Pennsylvania Department of Transportation
|
36 feet
| |
|
Local High Intensity Street
|
Provides access to residential land uses with a density in excess
of four dwelling units per acre, industrial land uses, and/or commercial
land uses, and/or serves as the main entrance or circulation street
in any development
|
60 feet
|
36 feet
| |
|
Local Street
|
Provides access to residential land uses with a density of four
or fewer dwelling units per acre and/or institutional land uses
|
50 feet
|
24 feet
| |
|
Marginal Access Street
|
Streets which are parallel to and adjacent to major streets
and which provide access to abutting properties
|
50 feet
|
20 feet
| |
|
Turnaround of Cul-de-Sac
|
Indicated minimum diameters Permanent
|
120 feet
|
100 feet
| |
|
Temporary
|
50 feet
|
50 feet
|
|
A temporary cul-de-sac turnaround is used during the construction
of a single phase of a multi-phased development to provide a place
for vehicles to turn around until the through road is completed in
subsequent phases. A temporary cul-de-sac turnaround may only be used
in multi-phased developments that have a through road designed and
approved in a preliminary plan approval. The full cost of building
the through road must be included in the performance guarantee for
the phase in which it is being proposed.
|
9.
Extension of Existing Streets. The extension of existing streets
which are presently constructed with a cartway width different from
the standards of this chapter shall be provided with a transition
area, the design of which is subject to Board approval.
10.
Street Improvements. All new streets shall conform to specifications
and construction methods of the Pennsylvania Department of Transportation,
Publication 408, as amended.
A.
The base for streets shall consist of crushed aggregate rolled to
a minimum compacted depth of eight inches. Prior to placement of the
base course material, the subgrade shall be inspected and approved
by the Township or Township Engineer.
B.
After the base course has been inspected and approved, an ID-2 binder
course with a minimum compacted depth of three inches shall be placed,
except that local high intensity streets and major streets shall have
a compacted binder course of four inches.
C.
Upon completion of construction of 75% of the residential lots, any
damaged sections of the roadway shall be repaired. Place a tack coat.
An ID-2 wearing course with a minimum compacted depth of 1 1/2
inches shall be placed. All construction joints, along curbing and
at all structures shall be sealed with asphalt material.
D.
All finished streets must maintain a minimum 1/4 inch per foot crown,
except on superelevations, and conform with the horizontal and vertical
alignment of the plans as approved.
11.
Improvement of Existing Streets and Intersections. Where a subdivision
or land development abuts and existing Township and/or state street
the developer shall make the following improvements:
A.
The existing street shall be improved to the cartway width established
for new streets. Improvements shall include, but not be limited to,
the installation of curb if required, widening and paving of the cartway,
grading of shoulders and installing stormwater management facilities
in accordance with the applicable sections of this chapter. Notwithstanding
the foregoing, state streets shall be improved in accordance with
the requirements of the Department of Transportation and any conditions
imposed upon the granting of a highway occupancy permit by the Department
of Transportation.
B.
In cases where the subdivision or land development is situated only
on one side of an existing street, Township may require that only
one side of the street be improved.
12.
Street Intersections.
A.
Multiple intersections involving the junction of more than two streets
are prohibited.
B.
The distance between the center line of streets opening onto the
opposite sides of existing or proposed streets shall be no less than
200 feet between center lines, measured along the center line of the
street being intersected.
C.
Intersections with major streets shall be located not closer than
1,000 feet, measured from center line to center line, along the center
line of the major street being intersected.
D.
Right angle intersections shall be used whenever possible. No street
shall intersect another street at an angle of less than 75°.
E.
The cartway edge at street intersections shall be rounded by a tangential
arc with a minimum radius of 25 feet for local streets and 30 feet
for intersections involving major streets. The right-of-way radii
at intersections shall be substantially concentric with the edge of
the cartway.
F.
All required street name and traffic control signs shall be provided
and erected by the developer. The signs shall be installed prior to
the occupancy of the first unit in the development. Street name signs
shall be of the type existing in the neighborhood and shall be subject
to approval by the Board.
13.
Sight Distance at Street Intersections.
A.
There shall be provided and maintained at all intersections a clear
sight triangle with a line of sight between points 100 feet from the
intersection of the street center lines. Clear sight triangles shall
be indicated on all plans, and a note shall be provided on the plans
which states that no structures, landscaping, or grading may be constructed,
installed or performed within the area of the clear sight triangle
which would obscure the vision of motorists. Deeds to lots which contain
clear sight triangles shall provide that no structure, landscaping
or grading shall be erected, installed or performed within the area
of the clear sight triangle which will obscure the vision of motorists.
B.
Proper sight distance shall be provided with respect to both horizontal
and vertical alignment at all road intersections. The sight distance
measured on Township roads shall be 350 feet. The sight distance is
for a driver exiting the proposed intersection onto the through street.
The driver must be considered to be 10 feet from the near edge of
the closest street through travel lane (from the curb line if curbing
is present) at an eye height of four feet above the pavement surface.
The point sighted by the exiting driver shall be four feet above the
pavement surface located in the center of the closest street travel
lane designated for use by approaching traffic.
C.
All streets intersecting a state route shall be subject to the approval
of the Pennsylvania Department of Transportation.
14.
Cul-de-sac Streets.
A.
Permanent cul-de-sac streets shall not exceed 800 feet in length, measured from the center-line intersection with a street which is not a cul-de-sac street to the center of the cul-de-sac turnaround. The minimum length of a cul-de-sac street shall be 350 feet. Temporary cul-de-sac streets shall not exceed 800 feet in length, measured from the center-line intersection with a street which is not a cul-de-sac street to the center of the cul-de-sac turnaround. Any street which is terminated for access to an adjoining property or because of authorized stage development shall be provided with a temporary, all weather turnaround. The use of the turnaround shall be guaranteed until such time as the street is extended. All cul-de-sac streets, whether permanently or temporarily designed, shall be provided at the closed end with a fully paved turnaround to the specifications stated in § 22-502, Subsection 10, of this chapter.
B.
Loop roads may be considered in lieu of a cul-de-sac. In the center
of a loop road, a minimum of four one-acre lots will be permitted.
A maximum length of 1,200 feet and a minimum length of 300 feet will
be permitted on a loop road. Distances shall be measured along the
center line of the road from point of intersection to point of intersection.
The street connecting a loop road with a through street shall be not
less than 250 feet nor more than 350 feet in length measured along
the center line from the center line of the loop street to the center
line of the thru street.
15.
Future Access Strips. Future access strips are rights-of-way reserved
for future street improvements. They shall be designed in conformance
with the design requirements of a street, and the contiguous parcels
must contain proper setbacks and sight distances.
16.
Driveways.
A.
Driveways shall be so located as to provide reasonable sight distances
at intersections with streets. All lot configurations and land development
designs shall provide for driveways which are not less than 80 feet
from the edge of cartway of any street intersection. Access shall
be provided to the street of lessor classification when there is more
than one street classification involved. Driveways shall not interfere
with the normal traffic movement or be inconsistent with the design,
maintenance and drainage of the street. Driveway locations shall be
delineated on all land development plans; however, subdivision plans
may delineate locations or include a notice of conformity to this
specification.
B.
Driveways shall be a minimum of 10 feet in width. When carried over
a bridge, the driveway shall have a minimum width of 12 feet. Adequate
turnaround surface shall be provided on the property to egress to
the street in a forward direction. Where the grade of the driveway
exceeds 10%, at least one level parking space shall be provided just
within the property line for emergency parking.
C.
The grade of a driveway within the legal right-of-way of the public
street shall not exceed 7%. The drive within the property line shall
not exceed 15%.
D.
All driveways shall be surfaced with erosion-resistant materials
from the edge of the street cartway to a point in the lot 25 feet
from the street right-of-way line. Where the grade of the driveway
is 8% or greater, it shall be surfaced with erosion-resistant materials.
The remainder of the driveway may be constructed of any suitable stone
or paved surface.
E.
Driveways shall be constructed with crushed aggregate to a minimum
depth of six inches. Erosion-resistant material shall be ID-2 bituminous
concrete compacted to a minimum depth of 2 1/2 inches or six-inch
cement concrete. Driveways within state highways shall comply with
the requirements of the Pennsylvania Department of Transportation.
F.
All residential subdivision driveways shall be designed with a paved
apron to provide a pull-off area for accessing mailboxes. The design
of the driveway apron shall be in conformance with Appendix 22-17.
17.
Access Drives. Access drives shall have the following characteristics:
A.
A property which utilizes access drives shall maintain frontage along
a public street.
B.
An application that proposes access drives shall be accompanied by
an agreement which shall establish the conditions under which the
access drives will be maintained.
C.
The final plan, for recordation with the Chester County Recorder
of Deeds, shall include a plan note which identifies (1) the specific
access drives, (2) the recorded maintenance agreement, and (3) a notification
that the access drives do not qualify for dedication to the Township
and that the Township will not assume any responsibility for their
maintenance.
D.
The cartway of all access drives shall be constructed with a minimum
eight-inch crushed aggregate base course, a two-inch ID-2 binder course
and a 1 1/2-inch ID-2 wearing course. All work and material shall
comply with the Pennsylvania Department of Transportation Specifications.
E.
Access drives do not require a specific right-of-way; however, the
following standards for cartway width shall apply:
|
Function
|
Cartway Width
| |
|---|---|---|
|
Two lanes of traffic with on-street parking
|
36 feet
| |
|
Two lanes of traffic without on-street parking*
|
24 feet
| |
|
One lane of traffic with on lane on-street parking**
|
20 feet
| |
|
One lane of traffic without on-street parking*(**)
|
12 feet
|
|
NOTES:
| ||
|---|---|---|
|
*
|
Off-street parking compounds must be provided in accordance with § 22-503 of this chapter and the prohibition of on-street parking must be identified along the cartway.
| |
|
**
|
The one-way direction of traffic must be identified along the
cartway with signs and pavement markings.
| |
F.
No part of any structure shall be located within 30 feet from the
cartway edge of an access drive.
I.
Access drives which form a cul-de-sac shall not exceed 1,200 feet
in length, measured from the center-line intersection of a street
or access drive which is not a cul-de-sac. Access drive culs-de-sac
which do not terminate in a parking compound shall be provided at
the terminus with a fully paved turnaround. The turnaround shall be
designed in accordance with one of the following methods:
[Ord. 1997-1, 5/12/1997, § 502]
1.
Parking Areas. Off-street vehicular parking facilities shall be provided
in accordance with the following standards:
A.
Each residential dwelling unit shall be provided with at least three
parking spaces These facilities shall be in conformance with the following
provisions:
(1)
Off-street parking for single-family or two-family structures
shall be provided behind the right-of-way line and may be attached
or separate garage(s), carport(s), or driveway(s).
(2)
Off-street parking compounds for multi-family structures may
be used provided they are located within 200 feet of the structure.
Not less than 20 feet of open space shall be provided between the
edge of any parking compound and the outside wall of the multi-family
structure.
B.
Commercial and industrial projects shall be in conformance with the Zoning Ordinance [Chapter 27].
C.
Vehicular parking facilities for land uses other than detached single-family
residences shall be designed in accordance with the following provisions:
(1)
Parking facilities shall not be permitted within 10 feet of
a side or rear property line unless formal arrangements, satisfactory
to the Township, have been made for the establishment of a common
parking facility.
(2)
Parking compound dimensions shall be no less than those listed
in Appendix 22-16.
(3)
Where sidewalks occur in parking areas, parked vehicles shall
not overhang or extend over sidewalks unless an additional two feet
of sidewalk is provided to accommodate such overhang.
(4)
Parking areas shall be suitably landscaped to minimize noise,
glare and other nuisance characteristics as well as to enhance the
environment and ecology of the site. Large parking lots, containing
more than 50 spaces, shall be designed in sections, not to exceed
50 spaces, separated from the other sections by landscaped dividing
strips, berms and similar elements.
(5)
Buffer planting shall be provided where the parking compounds are adjacent to residential properties. The buffer planting area shall be at least 15 feet wide. Buffer planting shall be installed in accordance with § 22-507 of this chapter.
(6)
Not less than a five-foot radius of curvature shall be permitted
for horizontal curves in parking areas.
(7)
All dead end parking lots shall be designed to provide sufficient
backup area for all end stalls.
(8)
Painted lines, arrows, signs and dividers shall be provided
and maintained to control parking, when necessary to direct vehicular
circulation.
(9)
Parking areas, main entrances and exits which are open to the
public shall be lighted to a minimum average of two footcandles at
an elevation of three feet above the surface.
(10)
The typical section of any parking compound shall be prepared
in accordance with the following minimum standards:
2.
Sidewalks. Sidewalks shall be provided in accordance with the following
specifications and standards:
A.
Sidewalks shall be provided in all residential subdivisions with
an average density in excess of 2 1/2 dwelling units per acre.
Street right-of-way, community facilities and open space shall be
excluded from area calculations. Additionally, sidewalks shall be
required in the following circumstances:
(1)
To control pedestrian access to vehicular parking compounds.
(2)
To control access to and/or within a commercial, industrial
or community facility. Sidewalks which are provided as part of such
non-residential facilities shall be designed and constructed to service
the projected pedestrian needs.
(3)
Where unusual or particular conditions prevail with respect
to prospective traffic and/or safety of pedestrians, the Board may
require specific standards of improvement.
(4)
In conventional developments, sidewalks shall be placed parallel
to the street within the right-of-way unless a waiver has been granted
to preserve topographical or natural features, or unless the applicant
shows that an alternative pedestrian system provides safe and convenient
circulation. In commercial and high density residential areas, sidewalks
may abut the curb.
(5)
Sidewalks shall be four feet wide; wider widths may be necessary
near pedestrian generators and employment centers. Where sidewalks
abut the curb and cars overhang the sidewalk, widths shall be six
feet.
(6)
Pedestrian easements, which may be required by the Board to
facilitate pedestrian circulation or to give access to community facilities,
shall have a minimum right-of-way width of 10 feet and a walkway width
of four feet. This walkway shall be improved to the standards assigned
by the authority which accepts the easements.
(7)
Sidewalks shall be constructed in accordance with the specifications
incorporated in Appendix 22-13.
3.
Curbs. Curbs shall be provided in accordance with the following specifications:
A.
Curbs shall be required in residential developments with an average
density in excess of two dwelling units per acre, commercial and industrial
areas and other areas where sidewalk is installed.
C.
The Board may require curbs where unusual or particular conditions
prevail with respect to prospective traffic and/or safety of pedestrians.
D.
Curbs shall be the vertical type. Slant curb will be permitted as
an alternative in high density single family residential development
if approved by the Board.
E.
All curbs shall be constructed in accordance with the specifications
incorporated in Appendix 22-14.
[Ord. 1997-1, 5/12/1997, § 504]
1.
The configuration of blocks and lots shall be based upon the minimum
and maximum lot area requirements, the salient natural features, the
existing improvements, the proposed improvements, the proposed type
of structure, and the adjacent development pattern. Lot configurations
should provide for flexibility in building locations, while providing
safe vehicular and pedestrian circulation. Lots with areas that are
two or more times the minimum requirements shall be designed with
configurations which will allow for additional subdivision.
A.
Residential Blocks.
(1)
All blocks in a residential subdivision shall have a minimum
length of 300 feet and a maximum length of 10 times the minimum required
lot width, not to exceed 1,200 feet.
(2)
Blocks along arterial streets shall not be less than 800 feet
in length.
(3)
The design of blocks longer than 800 feet shall give special
consideration to the requirements of fire protection, pedestrian access
and utility service.
B.
Nonresidential Blocks. Blocks in nonresidential areas may vary from
the requirements of paragraph .A when required by the nature of the
use. Adequate provisions shall be made for off-street parking, loading
areas and traffic circulation.
C.
Lot Configuration.
(1)
In order to avoid jurisdictional problems, lot lines shall,
wherever feasible, follow municipal boundaries rather than cross them.
Where a lot is divided by a municipal boundary, the minimum standards
of both municipalities shall apply.
(2)
Generally, side lot lines shall be radial to street right-of-way
lines. Exceptions may include where the proposed lot lines follow
existing lot lines, improvements, or natural features.
(3)
All lots shall front on a public street, unless a private street
is approved for access.
(4)
Interior Lots.
(a)
No more than two contiguous interior lots shall be formed. The
creation of such lots shall be minimized and limited to those circumstances
dictated by the configuration of the site; however, the applicant
shall not be permitted to use interior lot design to avoid constructing
or extending streets.
(b)
An interior lot shall have an access strip with a minimum width of 25 feet for its entire length if a deed restriction or lot size prohibits the lot from further subdivision. If the lot is not deed restricted and can be further subdivided, an access strip with a fifty-foot minimum width shall be required. The access strip shall be in addition to the minimum lot area requirements as prescribed in the Zoning Ordinance [Chapter 27].
(c)
Interior lots shall not comprise more than two lots or more
than 15% of the total number of lots in a subdivision, whichever is
greater.
(5)
Double frontage lots are prohibited except where provided as
reverse frontage lots. Reverse frontage lots are only permitted when
a reduction of driveway intersections along a street with a high volume
of vehicular movements is desired. All reverse frontage lots shall
include an identification of the frontage for use as a road access.
(6)
All residential reverse frontage lots shall have a rear yard with a minimum depth of 75 feet measured at the shortest distance from the proposed dwelling unit to the street right-of-way line and shall, within each rear yard and immediately adjacent to the street right-of-way line, have a planted buffer easement of at least 10 feet in width, across which there shall be no vehicular access. Fencing may be used in lieu of a planted buffer easement in accordance with § 22-507, Subsection 1A(5).
[Ord. 1997-1, 5/12/1997, § 505]
1.
Easements for sanitary sewer facilities, stormwater drainage facilities,
public utilities, or pedestrian access shall meet the following standards:
A.
To the fullest extent possible, easements shall be adjacent to property
lines.
B.
Nothing shall be placed, planted, set, or put within the area of
an easement that would adversely affect the function of the easement
or conflict with the purpose or arrangement of the easement. This
requirement shall be noted on the final plan and shall be included
in all deeds for any lot which contains an easement.
C.
Pedestrian easements shall have a minimum width of 10 feet.
D.
Utility easements shall have a minimum width of 20 feet, and all
utility companies are encouraged to use common easements.
E.
The applicant shall reserve easements where stormwater or surface
water drainage facilities are existing or proposed, whether located
within or beyond the boundaries of the property. Easements shall have
a minimum width of 20 feet and shall be adequately designed to provide
area for collection and discharge of water, the maintenance, repair,
and reconstruction of the drainage facilities, and the passage of
machinery for such work. The easements shall clearly identify who
has the right-of-access and the responsibility of maintenance.
F.
Where any petroleum or petroleum product transmission line traverse
a subdivision or land development, the applicant shall confer with
the applicable transmission or distribution company to determine the
minimum distance which shall be required between each structure and
the center line of such petroleum or petroleum product transmission
line. Additionally, the Board will require, with the final plan application,
a letter from the owner of the transmission line stating any conditions
on the use of the tract and the right-of-way, or a copy of the recorded
agreement which shall contain the above data.
[Ord. 1997-1, 5/12/1997, § 506]
1.
Concrete Monuments.
A.
Sufficient monument locations must be shown on the final plan to
define the exact location of all streets and to enable the re-establishment
of all street lines. In general, they shall be set on the street line
on one side of the street at the beginning and ending of all curves
and at those points on the curve at street intersections necessary
to establish the actual intersection.
B.
Monuments shall be set at all corners and angle points of the boundaries
of the original tract and such intermediate points as may be required.
C.
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 3/4-inch copper
of brass dowel; stone or precast monuments shall be marked on the
top with a proper inscription and a drill hole.
3.
Placement.
A.
All monuments and markers shall be placed by a registered surveyor
so that the scored or marked point shall coincide exactly with the
point of the intersection of the lines being monumented or marked.
B.
All existing and proposed monuments and lot line markers shall be
delineated on the final plan.
C.
Lot markers, either temporary or permanent, shall be placed prior
to layout of buildings on the lot. This note shall appear on the plan.
[Ord. 1997-1, 5/12/1997, § 507]
1.
Landscaping shall be provided, consistent with the standards of this
chapter, in all subdivisions and land developments.
A.
Screening.
(1)
Screening shall be provided along the rear of reverse frontage
lots and along the side and rear lot lines of commercial or industrial
properties where such lots abut residentially zoned property. Parking
and buildings are prohibited within the buffer area. The use of the
buffer area for accessways shall be limited. Buffer areas shall consist
of one row, staggered, of mixed evergreen and deciduous trees which
shall be at least six feet in height when planted and shall be spaced
not more than 10 feet apart on center and two rows, staggered, of
mixed broad leaf and needle evergreen shrubs which shall be at least
three feet in height when planted and shall be spaced not more than
five feet apart on center. The trees shall be of such species so as
to attain a height at maturity of not less than 20 feet. The shrubs
shall be of such species as to provide continued screening from the
ground to a height of six feet at maturity. Deciduous plant materials
shall comprise no more than 30% of the number of plants in the buffer.
The required height of the buffer planting may be achieved in part
by mounding or installation of plants along a berm.
(2)
Service loading and trash disposal areas such as dumpster or
compactor sites shall be effectively screened so as not to be visible
from parking areas, roadways, or adjacent properties. Such areas shall
be screened with a combination of architectural masonry (or fencing)
and landscaping with a height of at least six feet.
(3)
Parking and storage of vehicles in front yards of properties,
other than lots in single-family subdivisions, shall be screened from
the public right-of-way by an earthen berm and/or plant matter which
provides a dense visual screen to six feet in height at maturity.
Plant matter shall consist of two rows of mixed broad leaf and needle
evergreen shrubs planted in staggered rows. Plants shall be spaced
not more than five feet apart on center and shall be at least three
feet in height when planted. Additional planting in the form of noncanopy
trees and deciduous shrubs is acceptable.
(4)
All planting shall be performed in conformance with good nursery
and landscape practice. Plant materials shall conform to the standards
recommended by the American Association of Nurseryman, Inc., in the
American Standard of Nursery Stock, ANSI Z60, current edition, as
amended. It is recommended that a landscape architect registered by
the Commonwealth of Pennsylvania be utilized to insure the proper
use, arrangement, and selection of plant material and to provide an
aesthetically pleasing effect.
(5)
When approved by the Board of Supervisors screening may be achieved
by use of the following materials: walls, fences, earth berms or other
approved materials. Any wall or fence shall not be constructed of
corrugated metal, corrugated fiberglass or sheet metal. Trees, hedges
or shrubs must be used with chain link fencing.
(6)
Existing commercial or industrial uses shall not be required
to comply with the screening requirements of paragraph .A(1) hereof
unless:
(a)
The existing uses or structures are enlarged by 20% of floor
area or height beyond that existing as of the date of the adoption
of this chapter.
(b)
Major structural alterations or modifications are undertaken
of existing buildings or structures.
(c)
Parking areas are extended by 10% or more beyond that existing
as of the date of this chapter.
(d)
Outside storage is continued, undertaken or expanded subsequent
to the date of this chapter.
B.
Existing Wooded Areas. Existing wooded areas shall be protected to
prevent unnecessary destruction. At least 15% of the number of trees
(minimum trunk caliper of five inches at six inches above ground)
that exist at the time of the plan submission shall be maintained
or be replaced immediately following construction. Replacement trees
shall be a minimum trunk caliper of two inches at a height of six
inches above finished grade and located within unbuildable sections
of the site (i.e., floodplain, steep slopes, and setback areas).
C.
Street Trees. Street trees shall be provided in accordance with the
following standards:
(1)
The trees shall be nursery grown in a climate similar to that
of the locality of the project. Varieties of trees shall be subject
to the approval of the Township.
(2)
All trees shall have a normal habit of growth and shall be sound,
healthy and vigorous; they shall be free from disease, insects, insect
eggs and larvae.
(3)
The trunk diameter, measured at a height of six inches above
finished grade, shall be a minimum of two inches.
(4)
Trees shall be planted between the street right-of-way line
and the building setback line. The trees' growth shall not interfere
with the street cartway, sidewalk or utility line.
(5)
All planting shall be performed in conformance with good nursery
and landscape practice and to the standards established by the Township.
(6)
Requirements for the measurements, branching, grading, quality,
balling, and the burlapping of trees shall follow the code of standards
recommended by the American Association of Nurserymen, Inc., in the
American Standard for Nursery Stock, ANSI Z60, current edition, as
amended.
(7)
A minimum of one canopy tree shall be provided on each lot,
with a maximum spacing of 100 feet.
D.
Ground Cover. Ground cover shall be provided on all areas of the
project to prevent soil erosion. All areas which are not covered by
paving, stone or other solid materials shall be protected with a vegetative
growth.
[Ord. 1997-1, 5/12/1997, § 508; as amended by Ord.
2003-9, 7/14/2003; and by Ord. 2008-11, 2/19/2008, § I]
1.
Stormwater Management. All subdivision and/or land development applications shall include stormwater management data. The stormwater management data shall identify all proposed stormwater management facilities and supportive information stated in §§ 22-402, Subsection 1D(12) and (18), of this chapter. Stormwater management data shall be prepared by individuals registered in the Commonwealth of Pennsylvania to perform such duties and shall include the certificate found in Appendix No. 22-3 of this chapter.
2.
General Design Data.
A.
In the interest of reducing the total area of impervious surface,
preserving existing features which are critical to stormwater management,
and reducing the concentration of stormwater flow, the designer should
consider utilizing the development concepts which provide for that.
B.
Maximum use shall be made of existing on-site natural and man-made
stormwater management facilities.
C.
Innovative stormwater management and recharge facilities may be proposed
(e.g., rooftop storage, drywells, cisterns, parking lot ponding, recreation
area ponding, diversion structures, aeration of lawns, porous pavements,
holding tanks, infiltration systems, stream channel storage, in line
storage in storm sewers, and grading patterns), provided they are
accompanied by detailed engineering plans and performance capabilities.
3.
Design Standards.
A.
Stormwater management facilities shall be provided so that the peak
discharge of the calculated post development runoff to an adjacent
property does not exceed the peak discharge of the calculated pre-development
runoff. Runoff calculations for the pre- and post-development comparison
shall consider five different storm frequencies. (The two-, ten-,
twenty-five-, fifty-, and one-hundred-year storm events.) For pre
development computations, all runoff coefficients within the project
shall be based on meadow use assuming summer or good land cover conditions.
Off-site land use conditions used to determine storm flows for designing
storm facilities shall be based on existing land uses assuming winter
or poor land cover conditions.
B.
The design of stormwater management collection facilities that service
the drainage areas within the site shall be based upon a twenty-five-year
storm frequency event. Stormwater management facilities that convey
off-site stormwater through the site must be designed to convey a
one-hundred-year event.
C.
All developments must include design provisions that allow for the
overland conveyance of the post one-hundred-year storm flows through
the site without damage to any private or public property.
D.
Runoff calculations for on-site stormwater management facilities
shall be based upon the following methods:
(1)
Rational Method. This method is recommended and preferred for
design of all collection, conveyance and retention facilities when
drainage areas are less than 1 1/2 square miles or where the
times of concentration are less than 60 minutes.
(2)
SCS TR-55 Graphical Method (1986 or latest revision). This method
may be used in lieu of the Tabular Hydrography Method for sizing conveyance
systems. It does not provide an adequate inflow hydrography for basin
routing.
E.
Criteria and assumptions to be used in the determination of stormwater
runoff and design of management facilities are as follows:
(1)
Runoff coefficients shall be based on the land use coefficients
listed in the Pennsylvania Department of Environmental Protection,
Erosion and Sediment Pollution Control Manual or the Pennsylvania
Department of Transportation Design Manual, No. 2.
(2)
Times of concentration shall be based on the following design
parameters:
(a)
Overland Flow. The maximum length for each reach of overland
flow before concentrated swale and/or sheet flow develops is 300 feet.
The nomograph in the Appendix shall be used for determination of the
times of concentration.
(b)
Concentrated Flows. At points where overland flows concentrate
in field depressions, swales, gutters, curbs or pipe collection systems,
the design points shall be based upon Manning's Equation and/or
acceptable engineering design standards as determined by the Township.
(3)
If the Rational Method is used, the Rainfall Intensity-Duration-Frequency
Chart for Region five shall be used to compute the rainfall intensities.
(4)
If the Soil-Cover-Complex Method is used, stormwater runoff
shall be based on the following twenty-four-hour storm events:
|
Storm Event
|
Inches of Rainfall
| |
|---|---|---|
|
2 years
|
3.2
| |
|
10 years
|
5.0
| |
|
25 years
|
5.6
| |
|
50 years
|
6.4
| |
|
100 years
|
7.2
|
(5)
Use of other criteria, assumptions, references, calculation
methods and/or computer modeling may be utilized, provided detailed
design information and programming with references are submitted and
approved by the Supervisors.
F.
The design plan and construction schedule shall incorporate measures
to minimize soil erosion and sedimentation.
G.
Consideration shall be given to the relationship of the subject property
to the drainage pattern of the watershed.
H.
Stormwater shall not be transferred from one watershed to another,
unless:
I.
A concentrated discharge of stormwater to an adjacent property shall
be within an existing watercourse or enclosed in an easement.
J.
When final plan applications are submitted in sections, a generalized
stormwater management plan for the entire project shall be submitted.
This generalized plan shall demonstrate how the stormwater of the
proposed section will relate to the entire development. If temporary
facilities are required for construction of a section, such facilities
shall be included in the submitted plans. In the event temporary measures
cannot adequately handle the stormwater runoff, the main outfall line
shall be included as part of the construction of the section.
K.
The final plan shall reflect or be accompanied by documentation identifying
the ownership of and method of administering and maintaining all permanent
stormwater management facilities.
4.
Stormwater Facilities.
A.
All storm sewer pipes, culverts, manholes, inlets, endwalls and end
sections shall be constructed in accordance with the Pennsylvania
Department of Transportation, Publication 408, as amended.
B.
Storm sewer pipes, culverts, manholes, inlets, endwalls and end sections
proposed for dedication or located along streets shall conform to
the requirements of the Pennsylvania Department of Transportation,
Bureau of Design, Standards for Roadway Construction, Publication
No. 72, in effect at the time the design is submitted, as modified
by the adopted Township construction standards.
C.
Storm sewer pipes and culverts, other than those used for detention
basin outlets, shall be made of reinforced concrete, polymer coated
corrugated metal, aluminized corrugated metal, or corrugated polyethylene,
and shall have a minimum diameter of 15 inches. They shall be installed
with sufficient slope to provide a minimum velocity of three feet
per second when flowing full.
D.
The capacities of the pipes, gutters, inlets, culverts, outlet structures
and swales shall consider all possible hydraulic conditions. The design
standards shall be in accordance with Pennsylvania Department of Transportation
Publication No. 13, Design Manual, No. 2, as amended.
E.
All storm sewer pipes shall be laid to a minimum depth of one foot
from subgrade to the crown of the pipe.
F.
Endwalls and end sections shall be used where stormwater runoff enters
or leaves the storm sewer horizontally from a natural or man-made
channel.
G.
Road gutters or swales shall be designed to have a maximum flow depth
of six inches if no stormwater is conveyed in the cartway of the street.
The maximum flow depth permitted across a street at the intersection
of two streets is one inch. All curbed streets shall be designed with
a maximum flow depth of two inches.
H.
Inlets shall be placed on both sides of the street at low spots,
as needed to collect runoff from road gutters, at abrupt changes in
horizontal or vertical alignment of storm sewers, and at a maximum
distance of 400 feet apart along a storm sewer pipe. Inlets shall
be depressed two inches below the grade of the gutter or road surface.
Manholes may be substituted for inlets at locations where inlets are
not required to handle surface water runoff.
I.
Curved pipes, tee joints, elbows and wyes are prohibited except for
pipes with at least a thirty-six-inch diameter.
J.
All existing and natural watercourses, channels, drainage systems
and areas of surface water concentration shall be maintained in their
existing condition unless an alteration is approved by the Township.
K.
Flow velocities from any sewer may not result in a deflection of
the receiving channel. Energy dissipaters shall be placed at the outlets
of all storm sewer pipes where flow velocities exceed maximum permitted
channel velocities.
L.
The capacities of open channels shall be calculated using the Manning
Equation. Permissible open channel velocities and design standards
shall be in accordance with good engineering practice as documented
in the Engineering Field Manual for Conservation Practices, U.S.D.A.,
S.C.S., or in Design Charts for Open-Channel Flow, Hydraulic Design
Series No. 3, United States Department of Transportation.
M.
All open ends of storm sewer pipes, regardless of size, shall be
fitted with trash racks designed to keep small children and animals
from entering such pipes while permitting unimpeded flow through the
pipe. Trash racks shall be fabricated from galvanized or stainless
steel and secured with anchors of similar material.
5.
Design Standards for Detention and Retention Basins.
A.
Permanent detention and retention basins shall be designed to store
the stormwater runoff of the one-hundred-year post-development storm
event.
B.
All basins shall be structurally sound and shall be constructed of
sound and durable materials. The completed structure and the foundation
of all basins shall be stable under all probable conditions of operation
and shall be capable of discharging the peak discharge of a post-development
one-hundred-year storm event through the emergency spillway facilities
in a manner which will not damage the integrity of the facility or
the downstream drainage areas.
C.
The effect on downstream areas if the basin fails shall be considered
in the design of all basins. Where possible, the basin shall be designed
to minimize potential damage caused by such failure of the embankment.
D.
All basins shall include an outlet structure to permit draining the
basin to a completely dry position within 24 hours.
E.
All outlet structures and emergency spillways shall include a satisfactory
means of dissipating the energy of flow at its outlet to assure conveyance
of flow without endangering the safety and integrity of the basin
and the downstream drainage area.
F.
Detention basins and/or retention basins which are designed as earth
fill dams shall incorporate the following minimum standards:
(1)
The maximum water depth shall not exceed six feet unless a waiver
shall be granted by the Board of Supervisors.
(2)
The minimum top width of all dams shall be five feet.
(3)
The side slopes shall not be less than three horizontal to one
vertical.
(4)
A cutoff trench of impervious materials shall be provided under
all dams.
(5)
All pipes and culverts through dams shall have properly spaced
concrete cutoff collars or factory welded anti-seep collars.
(6)
A minimum of one-foot freeboard above the maximum design water
surface elevation at the emergency spillway shall be provided.
(7)
Minimum finished floor elevations for all structures that would
be affected by a basin, other than temporary impoundments or open
conveyance systems where ponding may occur, shall be two feet above
the one-hundred-year water surface. If basement or underground facilities
are proposed, detailed calculations addressing the effects of stormwater
ponding on the structure and water-proofing and/or floodproofing design
information shall be submitted for approval by the Board of Supervisors.
G.
Retention and/or detention basins shall be stabilized promptly.
H.
Retention and/or detention basins shall be designed and maintained
to insure the design capacity after sedimentation has taken place.
I.
Basins which are not designed to release all stormwater shall be
specifically identified as retention basins or permanent ponds (wet
ponds). All other basins shall have provisions for dewatering the
bottom. Low flow channels or tile fields shall be used to dewater
the bottom of the basin.
J.
Where retention basins, seepage pits, seepage tanks, seepage trenches
and/or french drains are proposed, the applicant shall include an
analysis of the potential for accelerated sinkhole development in
the specific geology of the site due to the concentration of water
introduction to the subsurface. The applicant shall submit a seepage
report containing a test pit soil analysis, prepared by a soil scientist,
or other recognized professional (i.e., a sewage enforcement officer,
etc.), and percolation test results in accordance with 25 Pa. Code,
Chapter 73. The bottom of the test pits shall be no less than 30 inches
below the elevation at which the soil/seepage interface is designed
(i.e., the bottom of the trench, pit, etc.). Percolation tests shall
be performed at this interface. Retention basins shall provide enough
capacity to store the entire runoff volume created by a one-hundred-year
frequency storm event. When supporting documentation, as stated above,
is provided to the Township Engineer, the applicant may:
K.
Retention basins shall incorporate the following minimum design standards:
(1)
Infiltration systems greater than three feet in depth shall
be located no less than 30 feet from any basement wall.
(2)
Infiltration systems designed to handle runoff from commercial
or industrial impervious parking areas shall be not closer than 100
feet to any water supply well.
(3)
Infiltration systems shall not receive runoff until the entire
contributory drainage area to the infiltration system has received
final stabilization.
(4)
The stormwater management facility design shall provide an emergency
overflow system with measures to provide a nonerosive velocity of
flow along its length and at the outfall.
(5)
All infiltration systems for paved areas shall utilize some
means of prefiltering (i.e., a twenty-foot or greater grass strip,
oil grit separator, or other standard practice) to prevent grit from
clogging the system.
L.
A liner of impervious material shall be provided in all wet ponds.
In lieu of an impervious liner, the applicant may supply sufficient
information, prepared by a soil scientist, to the Township which includes
an analysis of the potential for sinkhole development and demonstrates
to the Township that sinkholes shall not develop.
M.
All detention and retention basins designed to retain water in excess
of 12 inches deep for a period exceeding seven days shall provide
permanent fencing around the perimeter of the basin. The fencing shall
meet the same requirements provided in the building code for fencing
around swimming pools.
6.
Erosion and Sedimentation. All subdivision and land development applications
which involve grading or excavation shall conform to the requirements
of 25 Pa. Code, Chapter 102, as amended.
A.
No change 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 within a proposed subdivision or land
development tract until such time that a plan for minimizing erosion
and sediment control has been reviewed by the Chester County Conservation
District and approved by the Board of Supervisors. Sites of less than
five acres do not require the review of the Chester County Conservation
District unless the following exists:
B.
The following measures are effective in minimizing erosion and sedimentation
and shall be included where applicable in the control plan:
(1)
Stripping of vegetation and grading shall be kept to a minimum.
(2)
Development plans shall preserve significant natural features,
cut and fill operations shall be kept to a minimum, and plans shall
conform with the topography so as to create the least erosion potential
and adequately handle the volume and velocity of surface water runoff.
(3)
Whenever feasible, natural vegetation shall be retained, protected
and supplemented.
(4)
The disturbed area and the duration of exposure shall be kept
to a practical minimum.
(5)
Disturbed soils shall be stabilized by permanent vegetation
and/or by engineered erosion control and drainage measures as soon
as practicable in the development process.
(6)
Temporary vegetation and/or mulching shall be used to protect
exposed critical areas during development.
(7)
Provisions shall be made to effectively accommodate the increased
runoff caused by changed soil and surface conditions during and after
development. Where necessary, the rate of surface water runoff will
be mechanically retarded.
(8)
Sediment in the runoff water shall be trapped until the disturbed
area is stabilized by the use of debris basins, sediment traps, silt
traps or similar measures.
(9)
Basin and perimeter controls shall be established at the commencement
of work of the site.
(10)
Storage piles shall be protected and stabilized within seven
days.
(11)
Earth or paved interceptors and diversions shall be installed
at the top of cut or fill slopes where there is a potential for erosive
surface runoff.
C.
In order to prevent pollution of any watercourse and to reduce erosion
of soil, sediment control devices shall be installed prior to any
grading, filling or excavation. Such devices shall be designed to
retain sediment on the site or flowing adjacent to the site.
D.
Within 30 days after completion of grading, all surfaces disturbed
by vegetation removal, grading, haul roads or other construction activity
that alters natural vegetative cover, are to be revegetated to control
erosion, unless covered with impervious or other improved surfaces
authorized by the approved plans. Erosion controls may include any
combination of engineered or vegetative measures.
E.
All sediment basins and sediment traps designed to retain water in
excess of 12 inches deep for a period exceeding seven days shall provide
temporary fencing around the perimeter of the basin/trap. The fencing
at a minimum shall consist of the four-foot high orange construction
fencing. Alternative fencing may be approved at the discretion of
the Township Engineer. Upon the conversion of the sediment basin to
its permanent configuration or the removal of the sediment trap, the
temporary fencing may be removed.
7.
Floodplain. Floodplain areas shall be any areas of East Nottingham
Township subject to the one-hundred-year flood, which is identified
as Zone A (area of special flood hazard) on the Flood Insurance Rate
Map (FIRM) dated November 20, 1996, or the most recent revision thereof
as issued by the Federal Emergency Management Agency (FEMA).
A.
New construction and development within areas of the Township which
are subject to flooding shall be governed by Ord. 1-1996. (An ordinance
requiring all persons, partnerships, businesses, and corporations
to obtain a building permit for any construction or development; providing
for the issuance of such building permits; setting forth certain minimum
requirements for new construction and development within areas of
the Township which are subject to flooding; and establishing penalties
for any persons who fail, or refuse to comply with the requirements
of this chapter).
B.
The inclusion of a floodplain within lots in order to meet minimum
lot area and/or yard requirements is allowed provided such lot contains
sufficient area, exclusive of the floodplain, for buildings and where
applicable, on-lot sanitary wastewater disposal systems and replacement
drainfield area. The floodplain shall not exceed 25% of the lot area.
8.
Wetlands. No subdivision or land development shall involve uses,
activities or improvements which would entail encroachment into, regrading
of, or the placement of fill in wetlands in violation of state or
federal regulations. The following information shall be submitted:
A.
A wetland delineation report prepared by a person competent in performing
wetland delineation. If wetlands are not present on the tract, a note
shall be placed on the plan stating the fact that no wetlands exist.
B.
Wetland locations shall be shown on the plans.
C.
The applicant shall obtain a jurisdictional determination from the
United States Army Corps of Engineers of the wetland delineation and
submit a copy to the Township.
D.
Copies of all permits for encroachment on wetlands shall be submitted
to the Township.
9.
Ownership, Administration, and Maintenance of Stormwater Management
Facilities. The final plan shall reflect and/or be accompanied by
supporting documentation identifying the ownership of and the method
of administrating and maintaining all permanent stormwater management
facilities. With regard to the maintenance of these facilities, they
must either be:
A.
Dedicated to and accepted by the Board of Supervisors.
B.
Maintained by a private entity (e.g., homeowners association or individuals
that own the land) in accordance with the terms of an agreement, declaration
of easements or other legally binding documentation approved by the
Board of Supervisors. The agreement, declaration of easements or other
legally binding documentation shall provide that the Township shall
have the right to:
(1)
Inspect facilities at any time.
(2)
Require the private entity to take corrective measures and assign
the private entity reasonable time periods for any necessary action.
(3)
Authorize maintenance to be done and lien all cost of the work
against the properties of the private entity responsible for maintenance.
|
The agreement, declaration of easements or other legally binding
documentation shall be submitted to the Board of Supervisors with
the final plan. Where deemed necessary and appropriate, the Board
may require the agreement to contain provisions requiring the posting
and/or periodic payment of escrow funds by the private entity to guarantee
proper maintenance of the facility.
|
[Ord. 1997-1, 5/12/1997, § 509]
1.
The applicant shall provide the highest type of sanitary sewage disposal
facility consistent with the existing physical, geographical, geological
and economic conditions. The following types of sanitary sewage disposal
facilities are listed in order of desirability:
2.
When the Township, in accordance with the Pennsylvania Sewage Facilities
Act, 35 P.S. § 750.1 et seq., as amended, determines the
necessity for a sewage facilities plan revision, or supplement, the
Supervisors shall require that notice of approval from the Chester
County Health Department and the Pennsylvania Department of Environmental
Protection be submitted as a condition of final plan approval.
3.
When connection to, or extension of, an existing sanitary sewer system
is proposed, the final plan application shall include a statement
from the authority or organization providing such service, indicating
the approval of the plans for design, installation and financial guarantees.
4.
Where on-site sanitary sewage disposal facilities are to be utilized,
each lot so served shall be of size and shape to accommodate the necessary
subsurface sewage disposal system at a safe distance from building
and water supply in accordance with 25 Pa. Code, Chapter 73.
[Ord. 1997-1, 5/12/1997, § 510]
1.
Individual On-Site Water Service. Where a major subdivision or land
development proposes individual on-site water service, the following
regulations shall apply:
A.
Water Survey. The applicant shall file as part of the applicant's
final plan submission a water survey report executed by a person having
an accredited degree in geology with demonstrated knowledge and experience
in the field of hydrogeology, which report shall state:
(1)
That he has reviewed the soil, underlying rock formation, known
sources of contamination, adjacent wells and uses, streams and surface
water, wetlands and other features and conditions within the zone
of contribution for the wells proposed to serve the contemplated project.
(2)
That, based upon this analysis and review, he is of the opinion
that a safe and adequate water supply can be provided on each individual
lot proposed and within the lot lines thereof giving adequate, potable
water supply of not less than three gallons per minute and meeting
all of the chemical and biological standards of the Chester County
Department of Health with reference to water supplies for human consumption.
(3)
That the cone of depression projected for each such well will
be such as not to interfere with any other well proposed for the development
or existing within the zone of contribution of the proposed or existing
well.
(4)
That the proposed wells will not cause the movement of known
sources of contamination within the zone of contribution.
(5)
That the proposed wells within the project shall not result
individually or cumulatively in the withdrawal of water beyond the
safe yield of the aquifer.
B.
All wells shall be constructed to the AWWA Standard A-100-84.
C.
Copies of drilling logs and quantitative and qualitative tests for
each well drilled within the proposed project shall be filed with
the Township and reviewed by the Township Engineer prior to the issuance
of any building permit for any building or structure to be served
by a proposed individual on-site well.
2.
Individual Off-Site Water Service. Where a single EDU is served by
an individual off-site water supply, the requirements of Subsection
A above shall apply and, in addition thereto, there shall be appended
to the water study copies of all easements and agreements necessary
to assure the right to construct, maintain and operate the water facility
at the site designated and adequate assurances of access for the purpose
of maintenance and repair to assure a permanent and continuous supply
of water and access to the facility for the maintenance thereof. All
such documents shall be in the form and substance satisfactory to
the Township Solicitor.
3.
Community Water Service. Where a subdivision or land development
proposes community water service, whether on or off site, the following
regulations shall apply:
A.
Water Survey.
(1)
Where water is to be supplied by a certified public utility
rendering service at the time of submission of the final plan to users
and customers other than those proposed to be served within the proposed
development or where such water is to be provided by a municipality
or municipal authority, a copy of the certificate of public convenience
from the Public Utility Commission or certificate of incorporation
of the municipal authority and a statement on the letterhead of the
utility, municipality or authority providing such service, signed
by an officer of such entity authorized so to do, stating that the
provider has sufficient capacity and pressure to provide a safe, continuous
and adequate supply of water to all EDU's within the proposed
development for consumptive and fire prevention use shall be appended
to the application for final approval. Also appended thereto shall
be a statement of the terms and conditions under which such service
will be provided and a statement of the cost for construction of any
mains or transmission facilities or treatment facilities rendering
such service and a statement of any charges or tap-in or connection
fees and inspection fees to be imposed. This information shall be
acceptable evidence but not conclusive evidence of a safe and adequate
water supply.
(2)
Where the applicant proposes to furnish water by means of a
community water facility owned and operated by the owner or owners
of the lands and/or buildings within the development, a water survey
shall be provided as part of the applicant's final plan submission,
containing all of the following:
(a)
A water survey report executed by a person having an accredited
degree in geology with demonstrated knowledge and experience in the
field of hydrogeology, which report shall state that he has reviewed
the soil, underlying rock formation, known sources of contamination,
adjacent wells and uses, streams and surface water, wetlands and other
features and conditions within the zone of contribution for the wells
proposed to serve the contemplated project; that based upon this analysis
and review, he is of the opinion that a safe and adequate water supply
can be provided to each user within the development giving adequate
potable water supply of not less than 350 gallons per EDU and meeting
all of the chemical and biological standards of the Chester County
Department of Health with reference to water supplies for human consumption;
that the cone depression projected for such wells shall be such as
not to interfere with any other well proposed for the development
or existing within the zone of contribution of the proposed or existing
well; that the proposed wells will not cause the movement of known
sources of contamination within the zone contribution; that the proposed
wells to serve the project shall not result individually or cumulatively
in the withdrawal of water beyond the safe yield of the aquifer; and
that there are proposed for the project and considered within the
report one or more primary wells and one or more reserve wells and
that, in the event of failure of the primary wells, the reserve wells
are adequate to meet the needs for water within the project.
(b)
The applicant shall append to the water report a copy of all
deeds of easement, declarations of easement and reservations of easement
necessary or appropriate to assure the continued installation, protection,
preservation, maintenance, repair and operation of all facilities
and equipment necessary to assure a permanent, continuous and adequate
supply of water meeting the chemical and biological standards of the
Chester County Department of Health and all other regulatory agencies.
(c)
The applicant shall append to the water report copies of all
proposed declarations, covenants and agreements to assure the fiscal
integrity, operation and maintenance of the water facility, which
covenants, declarations and agreements shall include, inter alia,
a requirement that said facility shall be maintained by a professional,
licensed water plant operator.
(d)
All documentation required in Subsection C shall be satisfactory
in form and content to the Board of Supervisors and the Township Solicitor.
The Township may adopt by resolution rules and regulations for the
establishment and operation of water facilities within the Township,
including, without limitation, regulations for budgeting review, continuity
of management and financial responsibility.
(e)
All wells shall be constructed to the AWWA Standard A-100-84.
(f)
Copies of drilling logs and quantitative and qualitative tests
for each well drilled within the proposed project or providing service
thereto shall be filed with the Township and reviewed by the Township
Engineer prior to issuance of any building permit for any building
or structure to be served by a proposed community well.
[Ord. 1997-1, 5/12/1997, § 511]
1.
Streetlights shall be provided with the construction of all new streets
when required. A plan for streetlights, approved by the utility company,
shall be provided by the developer to the Planning Commission for
review of the Board of Supervisors for approval upon submission of
final subdivision or land development plans.
3.
The minimum light source for streetlighting shall produce 4,000 lumens.
4.
Style and type of fixture shall be subject to the approval of the
Board of Supervisors.
[Ord. 1997-1, 5/12/1997, § 512]
1.
All residential subdivisions and land developments shall be provided
with park and recreation land which shall be offered for dedication
to the Township. The developer may request that the Township not require
the dedication of land, and any such request shall be accompanied
by an offer to pay a fee in lieu of dedication of the land, computed
in accordance with the regulations provided herein, an offer to construct
recreational facilities and/or an offer to privately reserve land
for park or recreation purposes.
A.
The land reserved for park, recreation and open space usage shall
be a single lot which shall comply with the requirements of this chapter
relating to length to depth ratios and which shall be accessible to
the public. No more than 50% of the lot shall consist of floodplains,
wetlands or other features which shall render the lot undevelopable.
No stormwater management facilities designed to retain or detain water
from other portions of the development shall be permitted on such
land reserved for park, recreation and open space usage.
B.
A minimum of 2/100 acre of land shall be reserved as park or recreational
land for each residential lot created in a subdivision or each dwelling
unit created in a land development. Notwithstanding the foregoing,
in all cases the minimum area of land reserved as park and recreation
land shall be equal to the minimum lot size in the district in which
the subdivision or land development is located.
C.
The developer may request that the Board of Supervisors permit the
provision of park and recreation land other than through public dedication
of land as set forth above. The developer shall set forth, in writing,
the means by which he will fulfill this requirement which may include
the payment of a fee in lieu of dedication of all or a portion of
the amount of land required to be dedicated, construction of recreational
facilities, the private reservation of land, or any combination of
dedication, fees, construction of recreational facilities, or private
reservation.
(1)
If a fee in lieu of dedication is proposed by the developer,
said fee shall be a minimum of $150 per lot in a residential subdivision
or per dwelling unit in a residential land development. All such fees
shall be a condition of final plan approval, and no plans shall be
signed by the Township until such fees are paid. All fees shall be
held and used by the Township in accordance with the requirements
of Article V of the Municipalities Planning Code, 53 P.S. § 10501
et seq.
(2)
If the developer proposes to construct recreational facilities,
the developer shall present a sketch plan of such facilities and an
estimate of the cost of construction.
(3)
If the developer proposes the private reservation of land, the
developer shall provide for the maintenance of such land through either
the inclusion of such land as common elements of a condominium or
the creation of a homeowners association which shall meet the requirements
for a unit owners association contained in the Pennsylvania Uniform
Condominium Act, 68 Pa.C.S.A. § 3101 et seq. Such documentation
shall be recorded, shall provide that the land cannot be further developed,
and shall give the Township the rights to maintain the land as set
forth in Article VII of the Municipalities Planning Code, 53 P.S.
§ 10701 et seq., dealing with the maintenance of common
open space in planned residential developments. Notwithstanding the
foregoing, the developer may request that the Township approve transfer
of the land to an organization dedicated to the conservation of natural
resources with deed restrictions preventing further development acceptable
to the Township Solicitor.
D.
The developer shall enter into an agreement with the Township setting
forth the fees to be paid, the facilities to be constructed, or the
land to be privately reserved and the method of its maintenance. All
such agreements shall be in a form satisfactory to the Township Solicitor.
[Ord. 1997-1, 5/12/1997, § 513]
1.
Purpose. Whenever a proposed project will generate 100 new vehicle
trips in the peak direction (inbound or outbound) during the site
peak traffic hour, the applicant shall perform a traffic impact study.
Based on this study, certain improvements may be identified to provide
safe and efficient access to the development. In addition, a traffic
impact study shall be prepared whenever either one of the following
conditions exist within the impact study area:
A.
Current traffic problems exist in the local area, such as a high-accident
location, confusing intersection, or a congested intersection which
directly affects access to the development.
B.
The ability of the existing roadway system to handle increased traffic,
or the feasibility of improving the roadway system to handle increased
traffic is limited.
C.
A residential development contains 50 or more residential units.
2.
Traffic Impact Study.
A.
Area of Traffic Impact Study. The traffic impact study area shall
be based on the characteristics of the surrounding area. The intersections
to be included in the study shall be adjacent to the site. The intersections
shall be mutually agreed upon by the municipalities in which the proposed
project is located and the traffic engineer preparing the study.
B.
Preparation by Transportation Engineer Required. Traffic impact studies
shall be prepared under the supervision of qualified and experienced
transportation engineers with specific training in traffic and transportation
engineering and at least two years of experience related to preparing
traffic studies for existing or proposed developments.
C.
Horizon Year. The traffic forecasts shall be prepared for the anticipated
opening year of the development, assuming full buildout and occupancy.
This year shall be referred to as the "horizon year" in the remainder
of this chapter.
D.
Nonsite Traffic Estimates. Estimates of nonsite traffic shall be
made, and will consist of through traffic and traffic generated by
all other developments within the study area for which preliminary
or final plans have been approved. Nonsite traffic may be estimated
using any one of the following three methods: "build-up" technique,
area transportation plan data or modeled volumes, and trends or growth
rates.
E.
Trip Generation Rates Required. The traffic impact study report shall
include a table showing the categories and quantities of land uses,
with the corresponding trip generation rates or equations (with justification
for selection of one or the other), and resulting number of trips.
The trip generation rates used must be either from the latest edition
of Trip Generation by ITE, or from a local study of corresponding
land uses and quantities. All sources must be referenced in the study.
F.
Consideration of Pass-By Trips. If pass-by trips or shared trips
are a major consideration for the land use in question, studies and
interviews at similar land uses must be conducted or referenced.
G.
Rate Sums. Any significant difference between the sums of single-use
rates and proposed mixed-use estimates must be justified in the study
report.
H.
Explanations Required. The reasoning and data used in developing
a trip generation rate for special/unusual generators must be justified
and explained in the report.
I.
Definition of Influence Area. Prior to trip distribution of site-generated
trips, an influence area must be defined which contains 80% or more
of the trip ends that will be attracted to the development. A market
study can be used to establish the limits of an influence area, if
available. If no market study is available, an influence area should
be estimated based on a reasonable documented estimate. The influence
area can also be based on a reasonable maximum convenient travel time
to the site, or delineating area boundaries based on locations of
competing developments. Other methods such as using trip data from
an existing development with similar characteristics or using an existing
origin-destination survey of trips within the area can be used in
place of the influence area to delineate the boundaries of the impact.
J.
Estimates of Trip Distribution Required. Trip distribution can be
estimated using any one of the following three methods:
(1)
Analogy.
(2)
Trip distribution model.
(3)
Surrogate data.
|
Whichever method is used, trip distribution must be estimated
and analyzed for the horizon year. A multi-use development may require
more than one distribution and coinciding assignments for each phase
(for example, residential and retail phases on the same site). Consideration
must also be given to whether inbound and outbound trips will have
similar distributions.
|
K.
Trip Assignments. Assignments must be made considering logical routings,
available roadway capacities, left turns at critical intersections,
and projected (and perceived) minimum travel times. In addition, multiple
paths should often be assigned between origins and destinations to
achieve realistic estimates rather than assigning all of the trips
to the route with the shortest travel time. The assignments must be
carried through the external site access points and in large projects
(those producing 500 or more additional peak direction trips to or
from the site during the development's peak hour) through the
internal roadways. When the site has more than one access driveway,
logical routing and possibly multiple paths should be used to obtain
realistic driveway volumes. The assignment should reflect conditions
at the time of the analysis. Assignments can be accomplished either
manually or with applicable computer models. If a thorough analysis
is required to account for pass-by trips, the following procedure
should be used:
(1)
Determine the percentage of pass-by trips in the total trips
generated.
(2)
Estimate a trip distribution for the pass-by trips.
(3)
Perform two separate trip assignments, based on the new and
pass-by trip distributions.
(4)
Combine the pass-by and new trip assignment.
|
Upon completion of the initial site traffic assignment, the
results should be reviewed to see if the volumes appear logical given
characteristics of the road system and trip distribution. Adjustments
should be made if the initial results do not appear to be logical
or reasonable.
|
L.
Total Traffic Impacts. Traffic estimates for any site with current
traffic activity must reflect not only new traffic associated with
the site's redevelopment, but also the trips subtracted from
the traffic stream because of the removal of a land use. The traffic
impact report should clearly depict the total traffic estimate and
its components.
M.
Capacity Analysis. Capacity analysis must be performed at each of
the major street and project site access intersection locations (signalized
and unsignalized) within the study area. In addition, analyses must
be completed for roadway segments, deemed sensitive to site traffic
within the study area. These may include such segments as weaving
sections, ramps, internal site roadways, parking facility access points
and reservoirs for vehicles queuing off site and on site. Other locations
may be deemed appropriate depending on the situation. The recommended
level-of-service analysis procedures detailed in the most recent edition
of the Highway Capacity Manual must be followed. The Township considers
the overall level-of-service ratings A, B, C and D to be acceptable
for signalized intersections (levels C or better are considered desirable);
level-of-service E or F is considered to be unacceptable. The operational
analyses in the Highway Capacity Manual should be used for analyzing
existing conditions, traffic impacts, access requirements, or other
future conditions for which traffic, geometric, and control parameters
can be established.
N.
Required Levels of Service. The recommendations of the traffic impact
study shall provide safe and efficient movement of traffic to and
from and within and past the proposed development, while minimizing
the impact to non-site trips. The current levels of service must be
maintained if they are C or D, not allowed to deteriorate to worse
than C if they are currently A or B, and improved to D if they are
E or F.
O.
Documentation Required. A traffic impact study report shall be prepared
to document the purpose, procedures, findings, conclusions, and recommendations
of the study.
(1)
The documentation for a traffic impact study shall include,
at a minimum:
(a)
Study purpose and objectives.
(b)
Description of the site and study area.
(c)
Existing conditions in the area of the development.
(d)
Recorded or approved nearby development.
(e)
Trip generation, trip distribution and modal split.
(f)
Projected future traffic volumes.
(g)
An assessment of the change in roadway operating conditions
resulting from the development traffic.
(h)
Recommendations for site access and transportation improvements
needed to maintain traffic flow to, from, within, and past the site
at an acceptable and safe level of service.
(2)
The analysis shall be presented in a straight forward and logical
sequence. It shall lead the reader step-by-step through the various
stages of the process and resulting conclusions and recommendations.
(3)
The recommendations shall specify the time period within which
the improvements should be made (particularly if the improvements
are associated with various phases of the development construction),
and any monitoring of operating conditions and improvements that may
be required.
(4)
Data shall be presented in tables, graphs, maps and diagrams
wherever possible for clarity and ease of review.
(5)
To facilitate examination by the Township, an executive summary
of one or two pages shall be provided, concisely summarizing the purpose,
conclusions, and recommendations.
(6)
The report documentation outlined above provides a framework
for site traffic access/impact study reports. Some studies will be
easily documented using this outline. However, the specific issues
to be addressed, local study requirements, and the study results may
warrant additional sections.
3.
Improvements.
A.
Responsibility for Improvements. The applicant shall be responsible
for the improvements required to provide safe and convenient ingress
and egress to the development site.
B.
Coordination with Municipal Requirements. The applicant shall be
responsible for other improvements as may be agreed to with the Township
or which are required by any Township impact fee ordinance to be installed
or paid for by the applicant consistent with provisions of Article
V-A of the Pennsylvania Municipalities Planning Code, Act 247 of 1968,
53 P.S. § 10501-A et seq., as amended.
[Ord. 1997-1, 5/12/1997, § 514]
1.
If off-site water service is to be utilized, mains shall be sized
to provide for adequate pressure and supply for the anticipated demands
of the subdivision or land development and to meet the minimum requirements
for fire protection established by the Middle Department Association
of Fire Underwriters. Minimum main size shall be six inches. If off-site
water service is to be provided, Township approved hydrants shall
be installed at a maximum spacing so that all buildings or structures
shall be within 600 feet of a hydrant. If a distribution system is
installed in anticipation of providing off-site water service in the
future but individual on-site wells are initially contemplated, hydrant
connections shall be provided for future installation of hydrants.
System design and the design and development of water sources shall
conform to the requirements of the Pennsylvania Department of Environmental
Protection, the Chester County Department of Health and the provisions
of this chapter.
2.
Industrial, commercial and institutional uses shall have an adequate
system for fire protection which will include mains, hydrants and
standpipes. In addition, the Board of Supervisors may, upon recommendation
of the Township Engineer, require automatic fire suppression systems
and/or automatic alarm systems for any industrial, commercial or institutional
use and for multi-family dwellings containing more than three dwelling
units.
3.
Where a permit is required by the Pennsylvania Department of Environmental
Protection or by the Department of Labor and Industry or by the Office
of the State Fire Marshal or Pennsylvania State Police, it shall,
unless deferred by consent of the Board of Supervisors, be presented
as evidence of such review and approval in the case of private systems
before approval of the subdivision or land development plan.
[Ord. 1997-1, 5/12/1997, § 515]
1.
All uses within East Nottingham Township shall operate in compliance
with applicable state and federal regulations, as they are periodically
amended. The following lists known governmental regulations associated
with various land use impacts. This list in no way excludes or limits
federal or state jurisdiction over uses within the Township, but is
merely provided for information to applicants and landowners:
A.
Noise Pollution and Vibration. Rules and Regulations of the Pennsylvania
Department of Environmental Protection.
B.
Air Pollution, Airborne Emissions and Odor. Rules and Regulations
of the Pennsylvania Department of Environmental Protection.
C.
Water Pollution. The Clean Streams Law, June 22, 1937 P.L. 1987,
35 P.S. 691.1 et seq., as amended.
D.
Mine Reclamation and Open Pit Setback. Pennsylvania Act No. 1984-219,
the "Noncoal Surface Mining Conservation and Reclamation Act."
E.
Glare and Heat. Rules and Regulations of the Pennsylvania Department
of Environmental Protection.
F.
Handicap Access. The latest version of the American Disabilities
Act.
[Ord. 1997-1, 5/12/1997; as added by Ord. 2003-9, 7/14/2003,
§ 516]
Wherever a subdivision borders an operating farm, a fence shall
be installed along the property lone to help discourage trespassing.
The fence shall be constructed by the developer and maintained thereafter
by the farmer. Should the parties not be able to agree on the type
of fencing, at a minimum the Township shall require a four-foot high
fence with six strands of hi-tensile wire on treated poles spaced
every 10 feet.
