All stormwater management, collection and conveyance, erosion control, and floodplain considerations shall be accomplished in accordance with the provisions of Chapter
113, Stormwater Management, as well as the following:
A. Erosion and sedimentation controls. All development applications
which involve grading or excavation shall conform to the requirements
of Chapter 102 of the regulations of the DEP, as amended from time
to time. It shall be the responsibility of the applicant to secure
all approvals required by the Lancaster County Conservation District,
as delegated by the DEP prior to commencement of construction activities.
Approval of plans by the Planning Commission shall not be construed
under any regulation of the DEP, Lancaster County Conservation District,
or other regulatory body.
B. Floodplains. Floodplain areas shall be established and preserved as provided by Chapter
135, Zoning, and as specified below:
(1) A one-hundred-year floodplain shall be established for all watercourses
and shall be delineated by one of the following methods:
(a)
A hydrologic report prepared by an individual registered in
the commonwealth to perform such duties.
(b)
A hydrologic report prepared by an agency of the county, state
or federal government.
(c)
In the case of any dispute concerning when, where and how the
floodplain is to be established, the Planning Commission will determine
the ultimate design criteria and/or the floodplain boundary limits.
(2) Whenever a floodplain is located within or along a lot, the plan
shall include the following:
(a)
The boundary of the floodplain and the elevation or locational
dimensions from the centerline of the watercourse.
(b)
A plan note indication that the floodplain shall be kept free
of structures, fill and other encroachments.
(c)
A plan note that all floor elevations for all structures adjacent
to the floodplain shall be one foot above the one-hundred-year floodplain
elevation.
(d)
The foregoing requirements shall not be construed as a prohibition of the following uses and structures, provided that such uses and structures are in compliance with Subsection
B(3) below and all other requirements of this chapter:
[1]
Stormwater management facilities.
[2]
Stream improvements whose sole purpose is to improve aquatic
wildlife habitat which is approved by applicable state and/or federal
agencies.
[4]
Floodproofing and flood hazard reduction structures to protect
existing buildings.
[5]
Public and private utility facilities, except buildings.
[6]
Water-oriented uses (except buildings), such as docks; piers,
boat launching ramps and hatcheries.
[7]
Water monitoring devices.
[8]
Culverts, bridges and their approaches for floodplain crossings
by streets, alleys, access drives, walking/bicycle paths or driveways.
(3) Plans for any of the uses and structures listed in Subsection
B(2) above shall be incorporated into the design of plans and shall be subject to approval by the Planning Commission. The plans shall demonstrate that the proposed uses or structures do not increase the height or the frequency of floodplain water; allow the unrestricted passage of floodplain water; are installed so as to withstand the maximum volume, velocity and force of floodplain water; are flood- and flotation-proof; do not create unhealthy or unsanitary conditions; and do not degrade the quality of surface water or groundwater.
(4) The inclusion of a floodplain with lots in order to meet the minimum lot area and/or yard requirements in accordance with Chapter
135, Zoning, shall be permitted, provided that each such lot contains sufficient area exclusive of the floodplain for buildings and, when applicable, an on-lot sewage system and a replacement location for such on-lot sewage system in accordance with §
119-60 herein.
(5) It is recommended that the five-hundred-year-floodplain corridor
be identified on plans and that any structures located between the
one-hundred- and five-hundred-year floodplains are floodproofed to
the limits of the five-hundred-year-floodplain corridor.
The following landscaping requirements shall be in addition to any landscaping requirements of Chapter
135, Zoning:
A. All proposed subdivisions and land developments shall be landscaped in compliance with this chapter and Chapter
135, Zoning. A landscape plan shall accompany a subdivision and land development plan and shall be drafted by a registered engineer or landscape architect.
B. 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, ANZIZ60, current edition, or any
amendments made hereafter.
(1) Provide a landscape plan note indicating that the top of the main
order root (first large set of roots that divide from the trunk) shall
be planted no lower than one or two inches into the soil.
(2) Planting designs are encouraged to share planting space for optimal
root growth whenever possible. Continuous planting areas versus isolated
planting boxes are encouraged.
(3) No staking and wiring of trees shall be allowed without a maintenance
note for the staking and wiring to be removed within one year of planting.
C. All required landscape plants shall be maintained and guaranteed
for a length of 18 months from the date of planting. No more than
1/3 of the tree or shrub shall be damaged or dead without replacement.
Replacement plants shall conform to all requirements of this section
and shall be maintained after replanting for an additional 18 months.
A note indicating this requirement shall be placed on the plans.
D. The plant's growth shall not interfere with the street cartway, access
drives or driveway locations, sidewalk, signage, easement locations,
clear sight triangles, or utility line locations. No landscaping with
sight triangle easement locations shall exceed two feet in height.
E. In order to aid surveillance and minimize the potential for crime,
planting shall be sited, massed, and scaled to maintain visibility
of doors and first floor windows from the street and from within the
development to the greatest extent possible. Planting patterns shall
not obstruct sight lines or create isolated areas, especially near
pedestrian walking paths.
F. Any existing vegetation that is in appropriate locations, of an acceptable
species and quality, may be used to fulfill landscaping and buffering
requirements.
G. Street trees shall be provided in all subdivisions and land developments
which include new streets.
(1) Street trees shall not be located any farther than 40 feet away from
the new street right-of-way.
(2) The number of street trees shall be based on two street trees required
for every 100 linear feet of new street measured at the center line.
(3) The spacing of trees shall be based on the size of the tree canopy
at maturity with trees spaced no closer than 30 feet on center if
the tree canopy is less than 30 feet spread at maturity, spaced 30
to 60 feet on center if the tree canopy is 30 to 50 feet spread at
maturity, and street trees spaced 50 to 100 feet on center if the
tree canopy is over 50 feet spread at maturity. When a less formal
arrangement is desired, where more massing is appropriate, or improvements
such as benches are located, street trees shall be grouped in a manner
that is approved by the Township.
(4) The following tree species are acceptable to meet the street tree
requirements. Other tree species may be used, provided acceptable
information is submitted to indicate that the species are hardy trees
or fits the sites ecosystem:
[Amended 2-19-2024 by Ord. No. 342-2024]
(a)
Smaller trees suitable for placement under utility wires:
[1]
American hornbeam (Carpinus caroliniana).
[2]
American smoketree (Cotinus obovatus).
[3]
Amur maackia (Maackia amurensis).
[4]
Columnar Sargent Cherry (Prunus sargentii 'Columnaris').
[5]
Constellation® Dogwood (Cornus x 'Rutcan').
[6]
Crabapple, fruitless (Malus species).
[7]
Eastern redbud (Cercis canadensis).
[8]
Fringetree (Chionanthus virginicus).
[9]
Ivory Silk Lilac (Syringia reticulata 'Summer Snow'
or 'Ivory Silk').
[10] Okame cherry (Prunus x incam 'Okame').
[11] Paperbark maple (Acer griseum).
[12] Serviceberry (Amelanchier x lamarchii)/Allegheny
serviceberry (Amelanchier laevis).
[13] Thornless cockspur hawthorn (Crataegus crus-galli
var. inermis).
(b)
Medium trees suitable where adequate room for root and canopy
growth is available and there are no overhead utility wires:
[1]
American yellowwood (Cladrastis kentukea).
[2]
'Frontier' hybrid elm (Ulmus carpinifolia x parvifolia 'Frontier').
[3]
Golden raintree (Koelreuteria paniculata).
[4]
Persian ironwood/Parrotia (Parrotia persica).
[5]
Thornless honey locust (Gleditsia triacanthos 'Imperial').
[6]
Upright European hornbeam (Carpinus betulus 'Fastigiata').
[7]
Zelkova serrata 'Musashino.'
(c)
Large trees suitable for open areas:
[1]
American linden or basswood (Tilia Americana).
[2]
Blackgum (Nyssa sylvatica).
[3]
Ginkgo, fruitless (Ginkgo biloba).
[5]
Japanese pagoda tree (Sophora japonica).
[6]
Japanese zelkova (Zelkova serrata 'Village Green,' 'Green
Vase,' and 'Halka').
[7]
Katsura (Cercidiphyllum japonica).
[8]
London planetree (Platanus x acerifolia 'Bloodgood').
[9]
Prairie Pride hackberry (Celtis occidentalis).
[10] Purple Robe black locust (Robinia pseudoacacia 'Purple
Robe').
[12] Shumard oak (Quercus shumardii).
[13] Silver linden (Tilia tomentosa 'Sterling').
[14] Swamp white oak (Quercus bicolor).
[15] Sweetbay magnolia (Magnolia virginiana).
[16] Sweetgum 'Rotundiloba' (Liquidambar-styraciflua 'Rotundiloba').
(5) No one species shall comprise more than 33% of the entire number
of street trees in a particular development.
(6) All street trees shall be provided by the applicant in accordance
with the following standards:
(a)
The trees shall be nursery grown in a climate similar to that
of the project. Varieties of trees within the public street right-of-way
shall be subject to the approval of the Township.
(b)
All trees shall have a normal habit of growth and shall be sound,
healthy, and vigorous; they shall be free from disease, insects, eggs,
and larvae.
(c)
The trunk caliper, measured at a height of six inches above
finish grade, shall be a minimum of two inches.
(d)
Tree planting depth shall bear the same relationship to the
finished grade as the top of the root ball or original grade of origin.
H. Existing wooded areas. Existing wooded areas shall be protected to
prevent unnecessary destruction. At least 20% of any existing woodlands
that exist at the time of plan submission shall be maintained or replaced
immediately following construction. Replacement trees shall be a minimum
trunk caliper of two inches at a height of six inches above finished
grade. If the applicant can prove that invasive species are within
a particular area of the wooded location, then the percent of woodlands
to be removed may be increased to eradicate invasive species. The
tree protection area must be indicated on the plans. Individual trees
that are to be saved shall be marked prior to construction, and in
the case of mature wooded areas, the edge of the wooded area shall
be marked with a forty-eight-inch-high construction or snow fence,
mounted on steel poles, placed around the perimeter of the wooded
area, to remain.
I. 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 material shall be protected with a suitable
ground cover, consisting of spreading plats, including sods and grasses,
less than 18 inches in height.
J. Native and invasive planting.
(1) Native plant materials should be incorporated in all designs. The
use of native plant material can help improve water quality, provide
additional and improved wildlife habitat, and typically adapt to local
conditions which then require less maintenance. Native plants must
be used near greenways, suburban forested areas, wetlands, and riparian
areas.
(2) Except as noted above, non-native plants may be included in place
of a native plant if they are not considered invasive and the plant
does not introduce pests or diseases. A non-native plant may be incorporated
into designs when it proves to be better suited for a particular soil,
environment, spatial constraints, and integration into the surrounding
ecosystem.
(3) The following is a list of invasive plants which may not be used
in any planting schedule:
(a)
Trees. Tree-of-heaven (Ailanthus altissima), Norway maple (Acer
platanoides), Sycamore maple (Acer psuedoplatanus), Empress tree (Paulownia
tomentosa), Callery pear (Pyrus calleryana), Siberian elm (Ulmus pumila).
(b)
Shrubs. Japanese barberry (Berberis thunbergii), European barberry
(Berberis vulgaris), Russian olive (Elaeagnus angustifolia), Autumn
olive (Elaeagnus umbellate), Winged Euonymus (Euonymus alatus), Border
privet (Ligustrum obtusifolium), Common privet (Ligustrum vulgare),
Tartarian honeysuckle (Lonicera tartarica), Standish honeysuckle (Lonicera
maackii), Bell's honeysuckle (Lonicera morrowii x tatarica), Common
buckthorn (Rhamnus catharticus), Glossy buckthorn (Rhamnus catharticus),
Glossy buckthorn (Rhamnus multiflora), Wineberry (Rubus phoenicolasius),
Multiflora rose (Rosa multiflora), Japanese spiraea (Spiraea japnonica),
Guelder rose (Viburnum opulus var. opulus).
(c)
Grasses. Cheatgrass (Bromus tectorum), Japanese stilt grass
(Microstegium vimineum), Maiden grass (Miscanthus sinensis), Common
reed (Phragmites australis), Reed canary grass (Phalaris arundinacea),
Johnson grass (Sorghum halepense), and Shattercane (Sorghum bicolor
ssp. drummondii)
(d)
Flowers. Garlic mustard (Alliaria petiolata), Goutweed (Aegopodium
podagraria), Bull thistle (Crisium vulgare), Canada thistle (Cirsium
arvense), Musk thistle (Carduus nutans), Jimsonweed (Datura stramonium),
Goatsrue (Galega officinalis), Giant hogweed (Heracleum mantegazzianum,
Dame's rocket (Hesperis matronalis), Purple loosestrife (Lythrum salicaria,
L. virgatum), Eurasian water-milfoil (Myriophyllum spicatum), Star-of-Bethlehem
(Ornithogallum nutans, umbellatum), Japanese knotweed (Polygonum (Falopia)
cuspidatum/Polgonum sachalinense), Wild parsnip (Pastinaca sativa),
Beefsteak plant (Perilla frutescens), Lesser celandine (Ranunculus
ficaria), Water chestnut (Trapa natans).
(e)
Vines. Fiveleaf akebia (Akebia quinata), Porcelain-berry (Ampelopsis
brevipedunculata), Oriental bittersweet (Celastrus orbiculatus), Japanese
honeysuckle (Lonicera japonica), Kudzu (Pueraria lobata), Mile-a-minute
vine (Polygonum perfoliatum)