The following principles, standards and requirements
will be applied by the Township to evaluate plans for proposed subdivision
or land developments. The standards and requirements outlined herein
shall be considered minimum standards and requirements for the promotion
of the public health, safety, morals and general welfare. Where literal
compliance with the standards herein specified is clearly impractical,
the Board of Supervisors may modify or adjust the standards to permit
reasonable utilization of property while securing substantial conformance
with the objectives of this chapter.
[Amended 5-23-2005 by Ord. No. 2005-1]
A. In reviewing subdivision plans, the Planning Commission
will consider the adequacy of existing or proposed community facilities
to serve the additional dwellings proposed by the subdivision.
B. Where deemed essential by the Board of Supervisors
upon consideration of the particular type of development proposed
and especially in large-scale planned residential developments, the
Board of Supervisors may require the dedication or reservation of
such areas or sites of an extent and location suitable to the needs
created by the development for schools, parks and other purposes.
C. Areas provided or reserved for such community facilities
shall be adequate to provide for building sites, landscaping, and
off-street parking as appropriate to the use proposed.
D. Open space area landscaping shall conform to §
140-37E of this chapter.
[Amended 5-23-2011 by Ord. No. 2011-7]
E. Designation of and permitted uses on open space land shall conform to requirements of §
160-58 of Chapter
160, Zoning.
[Amended 5-23-2011 by Ord. No. 2011-7]
[Amended 2-25-2002 by Ord. No. 2002-3; 5-23-2005 by Ord. No. 2005-1; 5-23-2011 by Ord. No. 2011-7]
A. General landscaping requirements.
(1) Where vegetation exists that meets the objectives and planting standards of this chapter, it shall be preserved and may be used to meet planting requirements. Photo documentation of the existing vegetated condition must be submitted for review. Quantities, size, species, genus, and locations of existing materials must be shown on the plans and verified by the Township. Where the Township allows existing vegetation to be counted toward meeting the buffer requirements (including berm requirements) of Chapter
160, Zoning, the vegetation shall not be removed except for dead plants or exotic invasive species, and noxious weeds as defined by 3 Pa.C.S.A § 1501, as amended. Additional plantings shall be required if the existing vegetation is not adequate to meet the buffer standards for density, width, or size. The vegetation shall be protected by recorded plan note to ensure that it remains as a part of the subdivision or land development.
(2) Any plant material which does not survive, exhibits poor growth habits,
is diseased, is missing, or is damaged by deer or natural causes within
18 months from the date of acceptance by the Township, or 18 months
following installation of replacement landscape material, whichever
is later, shall be replaced by the developer.
(3) Financial security shall be posted with the Township in an amount equal to the estimated cost of the trees and plantings, to be released 18 months from Township acceptance of the installation or installation of replacement trees pursuant to §
140-37A(2) above.
(4) Prior to acceptance of street tree installation/replacement and prior
to acceptance of the eighteen-month maintenance period, all street
trees must be pruned to provide a clear zone of seven feet above the
sidewalk (if existing) and curb. Tree branches shall be pruned in
accordance with the standards of the Tree Care Industry Association
(formerly the National Arborist Association).
(5) All plant material shall be protected from deer damage. Any material
damaged by deer prior to Township acceptance and/or completion of
a maintenance period must be replaced by the developer.
B. Plant material specifications.
(1) Names of plants shall agree with the nomenclature of standard plant
names, as adopted by the American Joint Committee on Horticulture
Nomenclature, 1942 edition, as amended; size and grading standards
shall conform to those specified by the American Association of Nurserymen
in the latest edition of the United States Department of Agriculture
Standards for Nursery Stock. No substitutions shall be permitted except
by written permission of the Township.
(2) Quality. All plants shall be typical of their species or variety
and shall have normal, well-developed branches and vigorous fibrous
root systems. All plants shall be nursery-grown unless otherwise stated
and shall have been growing under the same climate conditions as Hilltown
Township for at least two years prior to the date of planting. Written
verification of nursery/location shall be provided to the Township
for approval prior to installation. All plants which are found unsuitable
in growth or condition or which are not true to name shall be removed
and replaced with acceptable plants. No plants with trunk damage or
scarring shall be installed. All nursery-installed trunk wrapping
must be removed at the time of installation to permit inspection of
the trunk condition.
(3) Preparation of plants. All precautions customary in good trade practice
shall be taken in preparing plants for moving. All balled and burlapped
plants shall be dug to meet or exceed the United States Department
of Agriculture Standards for Nursery Stock.
(4) Delivery. Plants shall be packed, transported, and handled with the
utmost care to ensure adequate protection against injury.
(5) Pruning. Each plant shall be pruned to preserve the natural character
of the plant in a manner appropriate to the particular requirements.
Branches should be thinned by approximately 25% by removal of crossing,
damaged, or competing limbs back to the major crotch. The leader is
to be left intact. Pruning shall comply with ANSI A300 Tree Pruning
Best Management Practices (Revised 2008).
(6) Plant material. Trees shall be nursery grown stock of specimen quality.
They shall be of symmetrical growth or typical of the variety and
supplied from sources in the same hardiness zone as Hilltown Township
and free of insect or disease problems.
(8) Installation.
(a)
All street trees and buffer trees to be installed shall be balled
with untreated burlap in accordance with American Association of Nurserymen
Standards. The ball depth shall be not less than 60% of the ball diameter,
and in all cases, contain the maximum of the fibrous roots of the
tree. The following standards shall apply:
Caliper
(inches)
|
Minimum Ball Diameter
(inches)
|
---|
2 to 2 1/2
|
28
|
3 to 3 1/2
|
32
|
3 1/2 to 4
|
36
|
4 to 5
|
44
|
5 to 6
|
54
|
(b)
Excavated plant pits shall be a minimum two feet wider than
the ball size.
(c)
Backfill mix for the excavated plant pit area shall be composed
of topsoil, compost, or other recommended material.
(d)
Trees shall be supported in accordance with American National
Standards (ANSI) A 300 requirements. Tree guying shall be removed
one year after planting.
(e)
If used, tree wrapping paper shall not be installed prior to
delivery to the project site. All tree wrapping material shall be
removed one year after planting.
(f)
All plantings shall be mulched to a depth of three inches in
a six-foot-diameter ring around the base of each tree or continuous
beds if trees or shrubs are less than six feet apart.
C. Street landscaping.
[Amended 12-10-2018 by Ord. No. 2018-004]
(1) Trees within the right-of-way of a Township street shall not be removed
without Township approval except removal of trees within the clear
sight triangle, removal of invasive species and/or diseased trees,
and dead trees, or removal of trees determined by the Township to
be in poor health
(2) Street trees or front yard landscaping trees shall be required along
all existing and proposed streets within any land development or major
subdivision where suitable street trees do not exist. Street trees
shall not be required for a minor subdivision. Street trees shall
not be planted opposite each other but shall alternate.
(3) Where sidewalk does exist and is not proposed, street trees shall
be planted within the street right-of-way a minimum of 10 feet from
the edge of cartway, except where the Township agrees suitable trees
are already in place. (Refer to Appendix A-1.) Where street trees cannot be installed within the right-of-way
a minimum of 10 feet from the cartway, or sidewalk exists or is proposed,
an equal number of trees shall be planted on-lot within the front
yard.
(4) Street trees shall be selected and coordinated to provide adequate
separation from overhead and underground utilities. (Refer to Appendix
K.) A note shall be included on all subdivisions and land
development plans indicating that, prior to installation of street
trees, tree location and species will be reviewed by the Township
relative to the location of installed utilities. If a potential conflict
is determined by the Township, tree location and species must be revised.
(5) Street trees shall be selected to create uniformity and cohesiveness
within a development, limiting the number of varieties of trees and
installing trees that have similar growth and shape patterns.
(6) Medium-to-large street trees shall be planted at intervals of not
more than 40 feet. Small street trees shall be planted at intervals
not to exceed 30 feet measured along the lot width. (Refer to Appendix
K.)
(7) Street trees shall meet the following standards:
(a)
At the time of planting, medium-to-large street trees shall
have a trunk diameter of not less than three inches measured six inches
above grade; small street trees shall have a trunk diameter of not
less than 2 1/2 inches measured six inches above grade.
(b)
Branching height. The height of branching shall bear a relationship
to the size, species, and location of the tree. Trees selected for
street tree use shall have a minimum clearance height of seven feet
above grade before branching begins.
D. Landscaping of parking areas. Any subdivision or land development
application that includes an off-street parking facility shall propose
landscaping of all such facilities. An off-street parking facility
includes the designated parking areas and any appurtenant surfaced
areas upon which a vehicle is designed to maneuver, including, but
not limited to, all parking stalls, loading areas, driveways, and
areas for maneuvering. Every off-street parking facility shall be
landscaped so that 50% of each facility will be shaded with trees
based upon the anticipated tree crowns at maturity. Development of
such canopy shall be in accordance with the following:
(1) The amount of facility that will be shaded at maturity shall be determined by using the appropriate percentage of the crown based upon whether the tree is a medium to large tree or a small tree as included within the Deciduous Tree List (refer to Appendix K, which is
included as an attachment to this chapter), and on their location relative to the parking facility. A 35-foot-diameter crown shall be utilized for trees included on the Medium to Large Deciduous Tree List; a 20-foot-diameter crown shall be utilized for trees included on the Small Tree Deciduous List.
(2) Trees not included on the Medium to Large Deciduous Tree List or
Small Deciduous Tree List may be used as parking lot shade trees,
if approved by the Township. No one species shall comprise more than
25% of the total number of parking lot trees.
(3) Trees (existing trees to be preserved and proposed trees) shall receive
25%, 50%, 75%, or 100% shading credit based upon their location relative
to the parking area. Areas where canopies overlap shall not be counted
twice. Where the actual tree crown based upon species/location is
less than one of the established percentage increments, the credit
shall be "rounded" down to the next increment. [For example, if a
crown will result in a large tree having 800 square feet of shading,
the shading credit is reduced to 75% (722 square feet) based upon
the shading credit chart.] If the site has two or more separate parking
areas, the amount of shading shall be calculated separately for each
facility. Refer Appendix C.
Shading Credit Chart
|
---|
|
100%
|
75%
|
50%
|
25%
|
---|
Medium to Large Tree (square feet)
|
962
|
722
|
481
|
240
|
Small Tree (square feet)
|
314
|
236
|
157
|
79
|
(4) A Parking Facilities Shading Plan shall be submitted with any subdivision
or land development application, including an off-street parking facility.
The plan shall clearly show (graphically) all surfaced areas included
in the calculation of the amount of the facility to be shaded. Trees
shall be drawn to scale representing the canopy size at maturity as
listed in the Deciduous Tree List.
(a)
The shading plan shall also include a table identifying the
quantity and type of trees used; the percentage of shade credited
to each; and their corresponding canopy size.
(b)
All off-street parking facilities shall be indicated on the
shading plan, and the total area calculated shall be noted in the
shade calculation table. Surfaced areas for automobile dealerships,
lumber yards, and similar facilities as determined by the Township
that are used for display, sales, service, and vehicle storage may
be relieved of 50% shading requirement as follows:
[1]
The Township may accept a fee in lieu of the 50% shading requirement;
[2]
The Township may accept an applicant's offer to plant the
required number/size of trees on riparian areas that may or may not
be owned by the Township, or other Township-owned property as designated
by the Township. Where trees are to be planted on privately owned
land, a conservation easement must be recorded at the Bucks County
Courthouse, in a manner acceptable to the Township, to guarantee preservation
of the plant material.
(c)
Sample shade calculation table.
Tree Label
|
Botanical Name/ Common Name
|
100% Shading Credit
(square feet)
|
75% Shading Credit
(square feet)
|
50% Shading Credit
(square feet)
|
25% Shading Credit
(square feet)
|
Total Credit
(square feet)
|
---|
T1
|
|
|
|
|
|
|
T2
|
|
|
|
|
|
|
T3
|
|
|
|
|
|
|
Total Tree Shade
|
|
|
Total Paved Area
|
|
|
Percent of Shade Coverage
|
|
|
(5) A minimum six-foot-by-six-foot planting area shall be provided for
each tree planted in a tree well or planter strip. A minimum four-foot-by-eight-foot
planting area shall be provided for each tree planted in an island
planter. Planter dimensions are measured from the interior side of
the curb or other impervious surface. Center line of trees must be
planted at a minimum 24 inches from the face of curb or other impervious
surface (where curb is not utilized). A two-foot overhang for vehicles
into the planter area is allowed as long as trees are installed a
minimum of four feet from the edge of the parking area.
(6) Planting areas shall contain soil, shrubs, and/or living ground cover
with two inches of natural bark or root mulch. Dyed mulch may not
be utilized. Interlocking pavers and decomposed granite may also be
utilized in heavily used areas.
(7) Proper planting is essential to achieve the best growth of the tree.
This includes, but is not limited to: tree handling, tree spacing,
tree well size, soil composition, irrigation, and maintenance. The
entire tree planting area (tree well, island or strip) shall be excavated
to a depth of three feet. The planter area shall be backfilled with
native soil and necessary amendment prior to tree planting. All planting
areas shall have a minimum of 12 inches of topsoil.
(8) All plantings shall be able to survive soot, gas fumes and salt.
Trees which have low growing branches, gum or moisture which may drop
on vehicles; or blossoms, thorns, seeds or pods which may clog drainage
facilities shall not be installed adjacent to streets, parking lots,
sidewalks, pedestrian paths, and drainage facilities.
E. Open space plantings.
(1) The applicant shall provide a method of physically delineating open
space areas from private lots. Such methods shall include shrubs,
trees, markers, fencing, or other methods acceptable to the Township.
Trees, shrubs, markers, or fencing shall be placed on the open space
at its boundary. Where hedge plant material is provided as screening
or a barrier between private lots and open space, additional markers
or plant material for delineation are not necessary.
(2) A plan for control of noxious weeds, as defined by 3 Pa.C.S.A § 1502,
shall be submitted for approval by the Township for all open space
areas. The control plan may include periodic cutting, grubbing, foliar
spray, basal bark herbicide application, soil application, or a combination
of methods. Control plan shall be determined based upon the extent
of infestation, quality of native vegetation, existing natural resources
(floodplains, wetlands, steep slopes), natural habitat disturbance,
etc. Noxious weeds include, but are not limited to, the following:
(a)
Cannabis sativa, commonly known as marijuana.
(b)
The Lythrum salicaria complex: Any nonnative Lythrum, including
Lythrum salicaria and Lythrum virgatum, their cultivars and any combination
thereof.
(c)
Cirsium arvense, commonly known as Canadian thistle.
(d)
Rosa multiflora, commonly known as Multiflora rose.
(e)
Sorghum halepense, commonly known as Johnson grass.
(f)
Carduus nutans, commonly known as musk thistle.
(g)
Cirsium vulgare, commonly known as bull thistle.
(h)
Datura stramonium, commonly known as jimson weed.
(i)
Polygonum perfoliatum, commonly known as mile-a-minute.
(j)
Puerria lobata, commonly known as kudzuvine.
(k)
Sorghum bicolor cv. Drummondii, commonly known as shattercane.
(l)
Heracleum mantegazzianum, commonly known as Giant Hogweed.
(m)
Galega officinalis, commonly known as Goatsrue.
(3) Recreational open space areas not existing as forest or proposed
as natural areas (e.g., wetland) shall be established in meadow, turf
grass, or lawn; or established as forest. Open space areas to be dedicated
to the Township and to remain "natural" which are fallow field/meadow
shall be planted with native tree species to establish forest.
(a)
A planting plan which identifies tree species, genus, size,
and spacing, and ground cover/preparation shall be submitted with
the preliminary plan application and is subject to approval by the
Township.
(b)
The planting plan shall, at a minimum, provide for the installation
of one tree per 100 square feet of reforestation area. Trees shall
have a minimum height of two feet at the time of installation. Bare
root plants shall be planted between October 15 and December 1. Potted
plants shall be planted between March 15 and May 1. Trees shall be
fertilized, mulched, and staked, and protected from deer browsing.
Species shall be native hardwoods.
(c)
Township-owned open space may be designated and remain in agricultural use pursuant to Chapter
160, Zoning, requirements where permitted by the Board of Supervisors.
(4) Prior to seeding open space areas, a soil test must be conducted
by a soil testing laboratory and the soils amended to achieve pH and
NPK (nitrogen, phosphorous, and potash) levels as recommended for
the proposed seeding. At time of dedication, all open land areas must
have at least 90% cover with appropriate grasses or other species
and be free of noxious weeds as defined by the Commonwealth of Pennsylvania.
(5) Open space reforestation plantings which do not survive, exhibit
poor growth habits, are diseased, are missing, or are damaged by deer
within five years from the date of acceptance by the Township shall
be replaced in kind by the developer.
(6) Any plant material which does not survive, exhibits poor growth habits,
or is damaged by deer or natural causes within five years following
installation shall be replaced by the developer within six months
following notification by the Township.
(7) Financial security shall be posted with the Township in an amount equal to the estimated cost of the trees and plantings to be released five years from Township acceptance of the installation or reinstallation of replacement trees in accordance with §
140-37E(6) above.
F. Protection of existing plant material:
(1) All subdivisions and land developments shall be laid out in such
a manner so as to preserve healthy trees and shrubs on the site.
(2) No grading, construction activity, or storage of topsoil or materials
shall occur within a tree protection zone (TPZ) measured 15 feet from
the trunk of a tree to be retained, or the distance from the trunk
to the dripline, whichever is greater. No equipment may be driven
over this area and no building materials are to be stacked against
the trees or within the area of this buffer. Prior to construction,
the TPZ shall be delineated by the following methods:
(a)
The TPZ that is delineated on the site prior to construction
shall conform to the approved development plans;
(b)
All trees scheduled to remain shall be marked; where groups
of trees exist, only the trees on the edge need to be marked;
(c)
A forty-eight-inch high plastic snow fence (tree protection
fence) mounted on steel posts, located eight feet on center, or other
delineation approved by the Township, shall be placed along the boundary
of the TPZ;
(d)
When the tree protection fence has been installed, it shall
be inspected and approved by the Township prior to clearing and further
construction;
(e)
Fencing along the tree protection zone shall be maintained until
all work/construction has been completed; any damaged protective fence
shall be replaced and repaired immediately;
(f)
Trees being removed shall not be felled, pushed, or pulled into
a TPZ or any area where vegetation is to be retained.
(3) Prior to the commencement of construction on any lot, and as prerequisite
for the issuance of a building permit for a building within a major
subdivision or land development, the applicant shall mark the tree
protection zone boundary with four-foot high orange snow fence or
three-foot high orange super silt fence. On notification that the
marking is completed, the Township shall conduct an inspection to
ensure that field conditions represent conditions presented on the
plan. A reinspection of the site shall occur once notified of the
completion of site work. The reinspection will verify the number of
dead or dying trees (if any) in the tree protection zone.
(4) During construction on any site, the tree protection fence shall
be maintained to ensure that there is no encroachment within the area
of their dripline by changing grade, trenching, stockpiling of building
materials or topsoil, or the compaction of the soil and roots by any
motor vehicle unless the following regulations are met:
(a)
The grade of land within the entire area of dripline shall not
be raised more than six inches unless tree wells are constructed around
each trunk or group of trunks and aeration pipes are extended out
to the edge of the dripline. Any increase in grade shall consist of
hand-placed, uncompacted topsoil only.
(b)
Tree wells are to be constructed of uncemented stone or any
other suitable material. Such walls shall be a minimum in one foot
in diameter for each inch in caliper measured 12 inches above natural
ground level.
(c)
Retaining walls are to be constructed around each tree or group
of trees immediately after any grade is lowered within the area of
the dripline. This retaining wall is to be constructed of eight inches
by eight inches pressure treated landscape ties, uncemented stone,
or any other suitable material. Retaining walls must be designed and
constructed to withstand overturning and frost heave.
(5) If any plant material is to be moved, it must be done in accordance
with specifications set forth by the American Association of Nurserymen.
(6) All diseased or dead trees shall be promptly removed from the site.
All trees to be preserved shall be pruned when necessary to remove
dead limbs.
(7) No tree is to support any scaffolding, signs, temporary utilities,
surveying spikes, or any other device.
(8) Topsoil stockpiles shall be located outside the tree protection zone
or a minimum of 15 feet, whichever is greater from any tree designated
to remain.
(9) Those trees whose removal will damage other trees which are to remain
must be removed by hand. The resulting stumps must be carefully removed
to minimize damage to roots and trunks of other trees.
(10)
Trees damaged during construction.
(a)
Tree trunks and exposed roots damaged during construction shall
be protected from further damage. Damaged branches shall be pruned
according to Tree Care Industry Association (formally National Arborist
Association) standards. All cuts shall be made sufficiently close
to the trunk or parent limb but without cutting into the branch collar
or leaving a protruding stub. All necessary pruning cuts must be made
to prevent bark from being torn from the tree and to facilitate rapid
healing.
(b)
All trees which have been disturbed or have experienced damage
to their roots or branches shall be fertilized in early fall or mid-spring.
Fertilizer grade shall have approximately three parts nitrogen to
one part phosphorus and potassium (3-1-1 ratio). Fertilizer shall
be broadcast over the soil surface in an area twice the size of the
tree protection zone at a rate of one pound of nitrogen per 1,000
square feet.
(c)
Trees proposed to remain on a subdivision or land development plan which die or are so severely damaged during construction to require removal as determined by the Township shall be replaced pursuant to §
140-37G of this chapter.
(11)
Stumps, branches and other wood debris shall not be buried on
site. Where trees are removed outside of an area to be excavated,
it is preferred that stumps be removed by grinding to a point six
inches below existing grade.
G. Replacement trees/reforestation. Trees with a diameter of 10 inches or more which are to be removed or destroyed during any stage of development, grading and/or construction within a subdivision or land development shall be replaced with a tree or trees of the type identified in Appendix K, Medium to Large Deciduous Trees, Small Deciduous Trees, or Evergreen Trees. However, removal of trees on a site shall not exceed the maximum permitted pursuant to Natural Resource Protection Standards of §
160-28, Environmental protection standards, in Chapter
160, Zoning. Replacement trees shall meet the following size limitations:
(1) Trees with a diameter of 10 inches or more, but less than 18 inches,
which are removed shall each be replaced with a tree of like caliper
or no fewer than four trees measuring 2 1/2 inches to three inches
in diameter.
(2) Trees with a diameter of 18 inches or more, but less than 30 inches,
which are removed shall each be replaced with no fewer than seven
trees measuring 2 1/2 inches to three inches in diameter.
(3) Trees with a diameter of 30 inches or more which are removed shall
each be replaced with no fewer than 10 trees measuring 2 1/2
inches to three inches in diameter.
(4) All replacement trees shall be measured at a height of four feet
above the finished grade level. Replacement trees shall be provided
in addition to, not in place of, required buffers, street trees, trees
in parking lots, or trees planted on single-family lots or common
open space.
(5) Where sufficient replacement trees of the required caliper size are
not available or smaller caliper trees would have a greater survivability
rate due to the planting environment, the Board of Supervisors may
authorize smaller caliper replacement trees, provided that the total
caliper inches to be planted is comparable to the requirements set
forth above.
(6) Where development takes place on fully wooded lots, replacement trees
or their equivalent may be planted as follows:
(a)
The applicant shall enhance existing wooded areas through planting
of shade tolerant and deer resistant understory trees, shrubs, and
ground cover; or
(b)
In order to mitigate the impact of stormwater runoff either
on site or upon adjacent properties, the applicant shall plant riparian
buffers in areas designated by the Township, provided that the Township
secures the necessary permission if the riparian buffer areas are
on private property; or
(c)
The Township may accept designated off-site areas or other riparian
buffer areas in need of planting; or
(d)
The Township may accept a fee in lieu of the required replacement
tree plantings which shall be calculated in a manner acceptable to
the Township.
(7) Where replacement trees are to be planted on privately owned off-site land pursuant to §
140-37G(6), a conservation easement must be recorded at the Bucks County Courthouse in a manner acceptable to the Township to guarantee preservation of the plant material.
[Amended 5-10-1999 by Ord. No. 99-4; 5-22-2000 by Ord. No.
2000-6; 7-25-2016 by Ord. No. 2016-001]
All subdivisions and land developments shall comply with Chapter
134, Stormwater Management, as amended. Requirements of Chapter
134, Stormwater Management, shall be in addition to, and not in lieu of, requirements set forth within §
140-38 of this chapter. Stormwater facilities shall be designed to manage runoff from the maximum permitted site and individual lot impervious surface for all major residential subdivisions (three lots or more) where the smallest lot is less than three acres.
A. General requirements.
(1) Lots shall be laid out and graded with a minimum slope
of 2% to provide positive drainage away from buildings. The Township
may require a grading and drainage plan for individual lots indicating
a buildable area within each lot, complying with the setback requirements,
for which positive drainage is assured.
(2) On-lot drainage swales shall be designed to provide
positive conveyance of surface water from the individual lot. Each
swale lot shall convey stormwater from the lot to a storm sewer system,
street, open space area, or stormwater management easement without
crossing or combining with stormwater from more than the adjacent
lot.
(3) Drainage swales necessary to control surface drainage
between lots shall be centered about the common property line.
(4) No person, corporation, or other entity shall block,
impede the flow, alter, construct any structure, or deposit any material
or thing, or commit any act which will affect normal or flood flow
in any stream or watercourse without having obtained prior approval
from the Township and/or Department of Environmental Protection, whichever
is applicable.
(5) Whenever a watercourse, perennial stream or intermittent
stream is located within a development site, it shall remain open
in its natural state and location, and shall not be piped (except
for road crossings). It is the responsibility of the developer to
stabilize existing eroded stream/channel banks.
(6) Where a subdivision or land development is traversed
by a natural watercourse, there shall be provided a drainage easement
or right-of-way conforming substantially with the line of such watercourse.
The width of the easement shall be adequate to provide for unimpeded
flow of stormwater runoff from the one-hundred-year return storm event
based upon existing topography. Terms of the easement shall prohibit
excavation, the placing of fill or structures, and any alterations
which may adversely affect the flow of stormwater runoff within any
portion of the easement. Periodic maintenance of the easement to ensure
proper runoff conveyance shall be required by the landowner.
[Amended 2-25-2002 by Ord. No. 2002-3]
(7) Existing points of concentrated drainage discharge
onto adjacent property shall not be altered without written approval
of the affected property owner(s).
(8) Areas of existing diffused drainage discharge onto
adjacent property shall be managed such that, at a minimum, the peak
diffused flow does not increase in the general direction of discharge,
except as otherwise provided in this section. If diffused flow is
proposed to be concentrated and discharged onto adjacent property,
the developer must document that there are adequate downstream conveyance
facilities to safely transport the concentrated discharge or otherwise
prove that no harm will result from the concentrated discharge.
(9) Any drainage facilities required by this section that
are located on, or discharge to, a state highway rights-of-way shall
be subject to approval by the Pennsylvania Department of Transportation.
(10)
Storm drainage facilities and appurtenances
shall be so designed and provided as to minimize erosion in swales,
watercourse channels and at all points of discharge.
(11)
Minimization of impervious surfaces and infiltration
of runoff through seepage beds, infiltration trenches, etc., are encouraged,
where soil conditions permit, to reduce the size or eliminate the
need for retention/detention facilities.
(12)
Roof drains and sump pumps shall be discharged
to a natural watercourse, drainage swale, or stormwater easement.
Roof drains and sump pumps shall not be connected to a storm sewer
or street unless designed as part of a stormwater management facility
within a proposed development. In no case shall roof drains or sump
pumps be connected to a sanitary sewer.
B. Storm drainage system requirements.
(1) Any proposed storm drainage plans which affect the
drainage basin in any stream or watercourse shall be approved by the
Division of Dams and Waterway Management of the Pennsylvania Department
of Environmental Protection in accordance with the Title 72, Chapter
105, as amended.
(2) Easements.
(a)
Easements shall be dedicated to the Township
along all natural or man-made streams and watercourses and/or stormwater
management facility areas within a subdivision or land development.
These easements shall be of sufficient width to convey a one-hundred-year
design storm. Easements shall be provided where storm drainage swales,
culverts, or other structures traverse, enter or discharge onto private
property. On private property, the entire easement area and fencing
and landscaping (if any) shall be maintained by the property owner.
The Township shall not maintain and/or repair any improvements within
that easement unless stormwater runoff from public roads or public
land crosses through the easement. If stormwater runoff from public
roads or public lands cross through the easement, the Township shall,
upon satisfactory installation of improvements as specified in a developer’s
improvement agreement and maintenance agreement, maintain and repair
only the structural stormwater management improvements within the
easement such as:
[4]
Energy dissipation structures or facilities.
[5]
Stormwater management facility control structures.
(b)
The landowner shall be responsible for all other
maintenance and repairs within this easement. For example, the landowner
must:
[2]
Repair or replace fencing.
[3]
Repair or replace landscaping.
[4]
Control vermin and repair damage from animals.
[5]
Keep the area free of obstructions, structures,
vegetation, or accumulated sediment that may block or hinder the function
and purpose of the easement.
[6]
Keep the area free of litter or garbage.
[7]
Repair erosion and restore vegetation as necessary
to keep the easement in good repair.
(3) Storm sewers, culverts, and related installations
shall be provided to permit the flow of natural watercourses, to ensure
the drainage of all low points (except in protected “wetlands”)
on the subdivided lots or developed land areas and along the line
of streets, and to intercept stormwater runoff along the streets at
intervals related to the extent and grade of the area drained. The
system shall also be designed to accommodate or receive and discharge
all runoff from adjacent upstream properties. Where adequate existing
storm sewers are readily accessible, the developer must connect new
stormwater facilities to the existing system.
(4) Flood protection. No stormwater runoff or natural
drainage water shall be so diverted as to overload existing drainage
systems, or create flooding or the need for additional drainage structures
on other private properties or public lands, without proper and approved
provisions being made to address these conditions.
(5) Whenever the location of concentrated runoff from
a site is changed due to development, the developer must secure written
approval from any adjacent downstream property owners. The developer
shall indemnify and/or hold harmless the Township against any claim
of damage from any downstream property owners that may result from
the proposed development.
(6) Scour and erosion prevention. In areas in which the
street curbs are not required by either this chapter or by the Township,
drainage may be accomplished by natural or artificial swales and culverts.
Special structures such as check dams, drop-outlets, concrete flow
channels, or other energy dissipating structures, rip-rap or nondegradable
geotextile linings, may be required to prevent scour or erosion in
locations with large runoff quantities or steep slopes. Bituminous
paved swales will not be permitted.
(7) All proposed streets shall be designed so as to discharge
surface water from their rights-of-way. Storm drainage improvements
as deemed necessary by the Township shall be required along all existing
streets on which a subdivision or land development abuts.
(8) Design criteria. Unless a more conservative design
is required by another regulation, or is required because of conditions
particular to an individual development, the following storm criteria
shall be used to design storm collection and conveyance systems:
|
Design Storm Return
(years)
|
---|
Fixed pipe
|
10
|
Total conveyance
|
100
|
(9) Design preparation. Designs of storm drainage systems
shall be prepared by a licensed professional engineer. Complete detail
calculations shall be submitted to the Township for review. Calculations
shall cover the entire drainage basin involved, including consideration
of areas outside the proposed subdivision or developed land areas.
(10)
Setback to boundaries. No piped storm sewer
system outlet, detention basin, or energy dissipation structure shall
discharge closer than 20 feet from the boundary of any drainage easement
under the control of the developer or which may be utilized by the
developer, so as to allow for adequate space for stormwater dissipation
in vegetated land areas controlled by or available to the developer
and/or to allow adequate space for equipment access for future maintenance.
C. Collection system design.
(1) The collection system shall be designed by the Rational
Method of Design in accordance with American Society of Civil Engineers
Manual No. 37 except where noted, using the formula Q = CiA, unless
otherwise approved by the Township.
(a)
Capacity: “Q” is the required capacity
in cubic feet per second for the collection system at the point of
design.
(b)
Runoff coefficient: “C” is the runoff
coefficient applicable to the entire drainage area. It shall be based
on consideration of soil conditions, average slope of the drainage
area and the ultimate development of the entire drainage area according
to comprehensive plans. For the various types of ultimate development,
the runoff coefficient shall be taken from the table in Appendix C unless sufficient engineering data has been presented
to the Township Engineer by the developer which information in the
judgment of the Township Engineer is sufficient to warrant the use
of an alternate runoff coefficient.
(c)
Rainfall intensity formula: “i”
is the rainfall intensity in inches per hour and shall be determined
from rainfall intensity charts for this area, based on time of concentrations,
including Overland Flow Time, Manning’s Formulae for channelized
flow time and pipe flow time. The design rainfall frequency shall
be taken from the PennDOT Intensity-Duration-Frequency Field Manual,
Region 4 as presented in Appendix C.
[1]
A five-minute storm duration shall be used if
the duration does not result in a maximum expected discharge that
exceeds the capacity of a thirty-inch pipe.
[2]
If a five-minute storm duration results in a
pipe size exceeding 30 inches, the time of concentration approach
shall be used in determining storm duration.
[3]
If a five-minute storm duration results in a
pipe size exceeding 30 inches, within any run of pipe, the time of
concentration approach may be used for sizing of pipes from that point
on by adjusting the time of concentration.
(d)
Drainage area: “A” is the drainage
area, in acres, tributary to the point of design, and shall include
areas tributary from outside sources as well as from within the subdivision
or developed land area itself.
(2) Collection system standards.
(a)
Curb inlets. Curb inlets shall be located at
curb tangents on the uphill side of street intersection, and at intervals
along the curbline to control the maximum amount of encroachment of
runoff on the roadway pavement so that same does not exceed 1/2 of
the traveled lane width during the design storm event. Design and
location of curb inlets shall be approved by the Township.
(b)
State approvals. Drainage structures that are
located on state highway rights-of-way shall be approved by the Pennsylvania
Department of Transportation, and a copy of the highway occupancy
permit shall be submitted to the Township.
(c)
Pipe materials. All storm piping shall be Class
III reinforced concrete pipe, except when pipe class and strength
is required to be increased in accordance with PennDOT Specifications.
Piping shall be saw-cut at ends, as needed, and not hammered or broken.
All pipe joints and lift holes must be mortared.
(d)
Minimum pipe size. Minimum pipe size shall be
18 inches.
(e)
Inlet and manhole construction. Inlet and manhole
castings and concrete construction shall be equivalent to Pennsylvania
Department of Transportation Design Standards.
(f)
Roof drainage. Stormwater roof drains and pipes
shall not discharge water over sidewalks or walkways.
(g)
Open end pipes must be fitted with concrete
endwalls or wing walls in accordance with PennDOT Standards.
(h)
Open culvert endwalls or wing walls for pipes
larger than 18 inches in diameter and longer than 60 feet in length
shall be fitted with durable protective grates. Design of protective
grates is subject to approval by the Township.
(i)
Flow velocity. Storm drains shall be designed
to produce a minimum velocity of 3.0 feet per second when flowing
full. The maximum permissible velocity shall be 15.0 feet per second.
However, in no case shall the pipe slope be less than 0.5%.
(j)
Inlets and manholes shall be spaced at intervals
not exceeding 300 feet, and shall be located wherever branches are
connected or sizes are changed, and wherever there is a change in
alignment or grade. For drainage lines of at least 36 inches diameter,
inlets and manholes may be spaced at intervals of 400 feet. Manholes
shall be equipped with open grate lids.
(k)
Storm sewer bedding/backfill requirements shall
conform to the construction details included in Appendix A.
(l)
Inlets shall be located to intercept concentrated
runoff prior to discharge over public/private rights-of-way, sidewalks,
streets, and driveways.
(m)
The capacity of all inlets shall be based on
a maximum surface flow to the inlet of 4.0 cfs, calculated based on
the design storm event. The maximum flow to inlets located in low
points (such as sag vertical curves) shall include the overland flow
directed to the inlet as well as all bypass runoff from upstream inlets.
The bypass flow from upstream inlets shall be calculated using inlet
efficiency curves included in PennDOT Design Manual Part 2, latest
edition. If the surface flow to in inlet exceeds 4.0 cfs, additional
inlets shall be provided upstream of the inlet to intercept the excessive
surface flow.
(n)
A minimum drop of two inches shall be provided
between the inlet and outlet pipe invert elevations within all inlets
and manholes. When varying pipe sizes enter an inlet or manhole, the
elevation of the crown of all pipes shall be matched.
(o)
Storm sewer pipes shall have a minimum of 12
inches of cover over the bell of the pipe, and in no case shall any
part of the pipe project into the road subbase or curb. Where cover
is restricted, equivalent pipe arches may be specified in lieu of
circular pipe.
(p)
The capacity of all storm sewer pipes shall
be calculated utilizing the Manning Equation for open channel flow
as applied to closed conduit flow. The Manning’s roughness coefficient
shall be 0.13 for all concrete pipe. In cases where pressure flow
may occur, the hydraulic grade line shall be calculated throughout
the storm sewer system to verify that at least one foot of freeboard
will be provided in all inlets and manholes for the design storm event.
(q)
Culverts shall be designed based on procedures
contained in Hydraulic Design of Highway Culverts, HDS No. 5, U.S.
Department of Transportation, Federal Highway Administration.
(r)
Storm sewer structures (i.e., endwalls, inlets,
end sections, etc.) may not be located on top of or within 10 feet
of electric, water, sanitary sewer, and gas services and/or mains,
unless approval is received from the Township, and from the authority
or utility having jurisdiction over same.
(s)
Storm sewer pipes must be oriented at right
angles to electric, water, sanitary sewer, and gas utilities when
crossing above or beneath same. Crossing angles of less than 90°
will only be permitted at discretion of the Township Engineer. When
skewed crossings are permitted, interior angles between alignment
of the storm sewer pipe and utility may not be less than 45°.
Vertical and horizontal design of storm sewer must be linear.
(t)
Where a public storm sewer system is not located
within a right-of-way, or dedicated public property, a twenty-foot-wide
easement shall be established to encompass the storm sewer system.
For multiple pipes or utilities, the width of the easement shall be
a minimum of 30 feet.
(3) Open swales and gutters. Open swales shall be designed
on the basis of Manning’s Formula as indicated for collection
systems with the following considerations:
(a)
Roughness coefficient. The roughness coefficient
shall be 0.040 for earth swales.
(b)
Bank slopes. Slopes for swale banks shall not
be steeper than one vertical for three horizontal.
(c)
Flow velocity. Design velocity in grass or vegetated
swales shall not exceed four feet per second.
(d)
To minimize sheet flow of stormwater across
lots located on the lower side of roads or streets, and to divert
flow away from building areas, the cross section of the street as
constructed shall provide for parallel ditches or swales or curbing
on the lower side which shall discharge only at drainage easements,
unless otherwise approved by the Township.
(e)
Gutters and swales adjacent to road paving shall
be permitted to carry a maximum flow of five cubic feet per second
prior to discharge away from the street surface, unless it is proven
to the satisfaction of the Township by engineering calculations that
the road slopes or other factors would allow higher gutter or swale
capacity.
(f)
Flows larger than those permitted in gutters
and roadside swales may be carried in swales outside the required
road right-of-way in separate drainage easements, or may be carried
in pipes or culverts inside or outside the required road right-of-way.
(g)
Swales shall be stabilized with vegetation or
other materials, approved by the Township, to prevent erosion.
(h)
Swales shall be provided with underdrains as
deemed necessary by the Township should overland seepage result in
potential maintenance problems for same. Underdrains must discharge
into a natural drainage channel or storm sewer system.
(4) Bridges and culverts. Bridges and culverts shall be
designed in accordance with Pennsylvania Department of Transportation
Construction Standards. Separate design plans and specifications shall
be required for each bridge and culvert which plans and specifications
shall be subject to review and approval of the Township.
(5) HEC I and HEC II study shall be performed where it
is necessary to determine the limits of the one-hundred-year floodplain.
Technical Paper No. 40, U.S. Department of Commerce, “Rainfall
Frequency Atlas of the United States,” and NOAA Technical Memorandum
NWS Hydro-35 shall be used to establish rainfall intensities for HEC
programs.
[Added 2-25-2002 by Ord. No. 2002-3]
[Amended 5-22-2000 by Ord. No. 2000-6]
All construction wherein excavation, placement
of fill, and/or grading activities are performed shall conform with
the following general requirements:
A. No excavation or fill shall be made with a face steeper
than three horizontal to one vertical, except under one or both of
the following conditions:
(1) The material is sufficiently stable to sustain a steeper
slope. A written statement to that effect from a professional engineer
licensed in the Commonwealth of Pennsylvania and experienced in erosion
control shall be submitted to the Township. The statement shall affirm
that the site has been inspected and the deviation from the slope
restriction shall not result in injury to persons or damage to property.
A detail of the treatment of the slope (proposed grade, seeding, erosion
protection, etc.), shall be submitted with the application.
(2) A concrete, masonry, or other approved retaining wall
is designed by a registered professional engineer licensed in the
Commonwealth of Pennsylvania constructed to support the face of the
excavation or fill.
B. If the vertical drop of an excavation or fill slope
is greater than five feet, then the maximum slope shall not exceed
four horizontal to one vertical.
C. The top or bottom edges of slopes shall be a minimum
of five feet from property lines or right-of-way lines of streets
in order to permit the normal rounding of the edge without encroachment
on abutting property.
D. Adequate provision shall be made to prevent surface
water from damaging the cut face of excavation and the sloping surfaces
of fills.
E. No person, corporation, or other such entity shall
block, impede the flow of, alter, construct any structure, or deposit
any material or thing or perform any work that will affect the normal
or flood flow in any stream or watercourse without having obtained
prior approval from the Township and/or Department of Environmental
Protection, whichever is applicable.
F. All lots, tracts, or parcels shall be graded to provide
positive drainage away from buildings and dispose of it without ponding,
except where ponding (detention/retention facilities, swales, etc.)
is part of the stormwater management plan for the site.
G. Concentration of surface water runoff shall be permitted
only in swales, watercourses, or stormwater management facilities.
H. In no case shall grading be done in such a manner
as to divert water onto the property of another landowner unless part
of a stormwater management plan.
I. Earth disturbance/staging shall be in strict accordance
with the approved grading and erosion/sedimentation control plan.
J. Areas of the site to remain undisturbed shall be protected
from encroachment by construction equipment/vehicles to maintain the
existing infiltration characteristics of the soil.
K. The minimum depth of topsoil to be replaced shall
be eight inches, or the existing depth of topsoil encountered on the
site, whichever is greater.
L. Topsoil shall not be removed from the development
site. Topsoil shall be stripped, stockpiled, and redistributed on
the site. Prior to plan approval, the applicant/designee shall provide
the Township with calculations to determine the volume of topsoil
anticipated to be stripped, stockpiled, and replaced on the site to
verify that excess topsoil will not be generated as a result of construction
activity.
M. During grading operations, necessary measures for
dust control must be exercised.
N. No grading equipment shall be permitted to be loaded
and/or unloaded on a paved public street, and no grading equipment
shall be permitted to travel on or across a public street unless licensed
for operation on public thoroughfares.
O. Grading equipment shall not be permitted to cross
streams. Temporary crossings shall only be permitted where application
is made to, and approval received from, PADEP (where applicable),
Bucks Conservation District, and the Township.
P. No area designated as open space shall be used for
storage of construction materials, construction trailers, sales trailers,
or parking; or to stockpile fill or topsoil material upon occupancy
of 50% of the dwelling units within the development phase. Removal
of such materials/construction items shall be designated within the
construction staging plan.
[Added 2-25-2002 by Ord. No. 2002-3]
[Amended 5-10-1999 by Ord. No. 99-4]
A. Hilltown Township requires the public dedication of
land suitable for the use intended; and upon agreement with the applicant
or developer, the construction of recreational facilities, payment
of fees in lieu thereof, private reservation of land, or a combination,
for park or recreation purposes as a condition precedent to final
plan approval; or as the governing body selects and prefers for developments
of 25 lots or more.
B. General requirements.
(1) For all residential subdivisions of 25 or more dwelling
units, recreational facilities shall be provided by the developer.
(2) Recreation facilities shall be constructed on recreation
land within detached clustered subdivisions and performance standard
developments.
(3) Recreation facilities shall be readily accessible
to all development residents; or in the case of recreation facilities
dedicated to the Township, shall be easily and safely accessible to
the general public. At least one side of the recreation area shall
abut a street for a minimum distance of 50 feet for access of emergency
and maintenance vehicles, and parking facilities where deemed necessary
by the Township.
(4) The configuration of recreation areas must be able
to accommodate recreation activities proposed by the development plans.
Required minimum area shall not include narrow or irregular pieces
of land which are remnants from plotting and/or street and parking
areas.
(5) Recreation areas shall not be traversed by utility
easements unless said utilities are placed underground and no part
of them or their supportive equipment protrudes above ground level.
(6) Active recreation areas shall be located such that
the use of recreational facilities will not be a nuisance to the residents
of nearby dwelling units. Adequate buffering/fencing shall be constructed
to separate recreational facilities from private properties.
(7) The developer shall be required to improve the recreation
land so that it is usable for the intended activity, including necessary
facilities and equipment. Proposed improvements, including facilities
and equipment, shall be acceptable to Hilltown Township.
(8) A public water fountain shall be installed within
active recreation areas.
(9) Hilltown Township may, but shall not be required to,
accept any portion(s) of the recreational land/facilities provided.
Recreational facilities not dedicated to or accepted by Hilltown Township
shall be owned and maintained by a homeowners’ association or
other method acceptable to the Township.
(10)
Proposed recreation areas and facilities may be reviewed by the Hilltown Township Park and Recreation Board pursuant to §
140-12 of this chapter as deemed necessary by Board of Supervisors.
C. Minimum recreation facility requirements.
(1) The following table lists facilities required by this
section:
Total Number of Lots/Dwelling Units
|
Number of Play
fields
|
|
Number of Tot Lots1
|
|
Number of Basketball or Tennis Courts
|
---|
25 to 49
|
1
|
and
|
1
|
and
|
0
|
50 to 99
|
2
|
and
|
2
|
and
|
0
|
100 to 149
|
3
|
and
|
3
|
and
|
1
|
150 to 199
|
4
|
and
|
4
|
and
|
2
|
200 to 249
|
5
|
and
|
5
|
and
|
2
|
250 to 299
|
6
|
and
|
6
|
and
|
3
|
300 to 349
|
7
|
and
|
7
|
and
|
3
|
350 to 400
|
8
|
and
|
8
|
and
|
4
|
NOTES:
|
1 Where more than
one tot lot is required, tot lots may be combined to provide a larger
structure with additional play events, when approved by the Township.
|
(2) In addition, for over 300 lots/dwelling units, the
applicant shall install one swimming pool.
D. Tot lot requirements.
(1) Use of tot lots shall be limited to daylight hours
only; no lighting shall be installed.
(2) Low maintenance play equipment and structures shall
be included and confined by a gated fence, a minimum of three feet
high. The gate shall be self-closing and self-latching.
(3) Tot lot shall include a coordinated commercial “play
structure” with a minimum of 10 play events designed to serve
a minimum of 20 children aged 12 and under. All equipment shall be
installed over a resilient safety surface and shall conform to safety
guidelines established by the International Play Equipment Manufacturers
Association (IPEMA).
(4) Sitting areas, including benches, shall be provided
for the convenience of persons supervising the children.
(5) Shade trees shall be provided for sitting and play
areas; gazebo or picnic-type shelters may be used in addition to shade
trees.
(6) Where a tot lot is placed adjacent to a playfield,
practical measures, such as fencing and orientation of facilities,
shall be used to reduce hazards, especially from balls, frisbees,
or other flying objects.
(7) Minimum dimensional standards shall be as follows:
(a)
Minimum area: 2,500 square feet within the fenced
area.
(b)
Minimum horizontal dimension: 35 feet.
(c)
Minimum setbacks:
[2]
From the ultimate right-of-way of local streets:
25 feet.
[3]
From the ultimate right-of-way of collector/arterial
streets: 50 feet.
(d)
A landscaped buffer shall be provided between
the proposed tot lot and any proposed or existing dwelling located
within 100 feet of the tot lot.
(8) Locations: at convenient, centralized intervals, requiring
not longer than a 1,000 feet walk from any dwelling unit.
E. Playfield requirements.
(1) Playfields shall be used only during daylight hours;
no lighting shall be installed.
(2) Playfields are intended for informal, neighborhood
use. Playfields shall not be used for formalized programs such as
Little League Baseball, Soccer, or Midget Football unless located,
designed, and intended for use by the entire community.
(3) Playfields shall consist of a lawn area, unobstructed
by trees, shrubs, benches, and other playground equipment. Trees and
shrubs shall be installed along the perimeter of a playfield to define
its limits, enhance its appearance, and filter noise generated by
activities.
(4) Playfields shall be gently sloped, not less than one-percent
nor more than two-percent grade, and shall be well-drained so that
they are suitable for use in good weather.
(5) Playfields must be fenced unless waived by the Township.
(6) Sitting areas must be provided along the perimeter
unless waived by the Township.
(7) Minimum dimensional standards shall be as follows:
(a)
Minimum area: 25,000 square feet.
(b)
Minimal horizontal dimension: 150 feet.
(c)
Minimum setbacks to the edge of a playfield.
[1]
From any dwelling unit: 100 feet.
[2]
From any property line: 50 feet.
[3]
From the ultimate right-of-way of local streets:
50 feet.
[4]
From the ultimate right-of-way of collector/arterial
streets: 100 feet.
(8) Locations: at convenient, centralized intervals.
F. Basketball and tennis court requirements.
(1) Courts shall be constructed in accordance with specifications
approved by the Township Engineer, and shall be oriented in a north-south
direction.
(2) Minimum dimensional standards shall be as follows:
(a)
Court areas shall be of standard size. (Basketball
courts shall be at least 50 feet by 84 feet with a minimum of five
feet clearance on all sides; tennis courts shall be at least 36 feet
by 78 feet with 12 feet clearance on both sides and 21 feet clearance
on both ends.)
(b)
Minimum setbacks to the edge of paving:
[1]
From any dwelling unit: 125 feet.
[2]
From any property line: 50 feet.
[3]
From the ultimate right-of-way of local streets:
50 feet.
[4]
From the ultimate right-of-way of collector/arterial
streets: 100 feet.
(3) Tennis courts shall be fenced around the entire perimeter
with minimum ten-foot-high fencing.
(4) Basketball courts shall be fenced with a minimum six-foot-high
fencing when the edge of pavement is less than 30 feet from an area
with a downward slope exceeding 8%.
(5) Lighting may be provided for nighttime use of courts,
so arranged that no glare affects abutting residences or streets,
on a demand-activated basis until no later than 10:00 p.m.
(6) Locations: at convenient, centralized intervals.
G. Swimming pool requirements.
(1) Minimum pool surface area shall be 3,000 square feet
(i.e., 40 feet by 75 feet).
(2) A toddler’s pool shall be provided.
(3) The pool shall be surrounded by a paved, nonslip surface,
a minimum of eight feet wide.
(4) Lawn area of not less than 4,000 square feet shall
be provided around the pool, at a slope not exceeding 6%.
(5) A permanent building shall be provided for bathrooms
and lifeguard/supervisor room.
(6) The entire facility shall be surrounded by a minimum
six-foot-high fence with a lockable gate.
(7) Minimum setback to edge of paving, pool building,
and perimeter fencing shall be as follows:
(a)
From any dwelling unit: 200 feet.
(b)
From any property line: 100 feet.
(c)
From any street right-of-way: 100 feet.
(8) Lighting may be provided for nighttime use, so arranged
that no glare affects abutting residences or streets, until no later
than 10:00 p.m.
H. Consolidation of facilities. Applicants are required
to provide the numbers and types of facilities as required in this
section, spaced for convenient access by the residents. However, applicants
are encouraged to consolidate several facilities in fewer locations
to better serve the residents’ needs in the following possible
ways:
(1) By locating all required tennis or basketball courts
in one area, thereby restricting noise and light to one area, and
precluding the need to search the neighborhood for a free court.
(2) By combining two 25,000 square feet playfields into
one fifty-thousand-square-foot area to permit larger fields for softball,
football, soccer, or other fields sports, while maintaining the neighborhood
use character.
(3) By creating one or more park-like facilities rather
than simply several sets of scattered facilities.
(4) By locating some tot lots in combined areas while
retaining others on individual sites to guarantee short walking distances
to tot lots.