A.
The following principles, standards, and requirements shall be applied by the Board in evaluating plans for proposed subdivisions and land developments. Within a proposed land development, the standards set forth in Chapter 325, Zoning, for the particular district in which the land development is taking place, shall govern the layout and/or design of buildings, parking lots, and other facilities.
B.
The standards and requirements outlined herein shall
be considered minimum standards and requirements for the promotion
of public health, safety, morals and general welfare.
C.
Where literal compliance with the standard herein
specified is clearly impractical, the Board may modify or adjust the
standards to permit reasonable utilization of property while securing
substantial conformance with the objectives of this chapter. Special
consideration shall be given to measures which will respect the integrity
and preservation of historical resources.
D.
Any and all utilities and public amenities located
within the flood hazard zone shall be constructed to minimize and
resist flood damage.
A.
Subdivision and land development(s) shall be suited
to the land so affected.
B.
Low-lying lands.
(1)
Low-lying lands which are swampy or are subject to
periodic flooding shall not be planned for development or designated
for such other uses as may involve danger to health, safety, morals
or the general welfare of the citizens unless adequate permanent drainage
is provided, unless provision is made and indicated on the plan for
adequate and healthful disposal of sanitary sewage and drainage of
surface and subsurface water and any required permits are obtained.
(2)
Such lands unsuitable and not planned or used for
building purposes and human habitation shall, in every case, be provided
with adequate permanent drainage consistent with applicable regulations
so that they shall not become a breeding place for insects nor otherwise
be a danger to the health, safety, morals or general welfare of the
citizens.
D.
The plans of proposed subdivisions and land developments
shall be coordinated with existing and proposed adjacent development
to provide for the harmonious development of the area as a whole.
A.
Proposed streets shall be properly related to such
street plans or parts thereof as have been officially prepared and
adopted by the Township, including recorded subdivision plans and
the Official Map of the Township.
B.
Proposed streets shall further conform to such Township,
county and state road and highway plans as have been prepared, adopted
and/or filed as prescribed by law.
C.
Thoughtful and imaginative design of streets and their
relationship to the arrangement and shape of lots is required. An
important element is the blending with topography to produce curvilinear
design and reasonable grades. The rectilinear design of streets and
lots involving long straight sections of streets should be avoided.
D.
Local streets shall be laid out as to discourage through
traffic, but provision for street connections into and from adjacent
areas will generally be required.
E.
If lots resulting from original subdivisions are large
enough to permit resubdivision or if a portion of the tract is not
subdivided, adequate street rights-of-way to permit further subdivision
shall be provided as necessary.
F.
Where a subdivision abuts or contains an existing
or proposed arterial or collector street, the Board may require dedication
of additional right-of-way to provide the minimum right-of-way specified
hereinafter as well as marginal access streets, rear service alleys,
reverse frontage lots or such other facilities as will provide protection
for abutting properties, reduction in the number of intersections
with the arterial or collector street and separation of local and
through traffic.
G.
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 an existing half
or partial street, the other part of the street shall be plotted.
Where half or partial streets are proposed, the approval of a final
plan shall be conditioned upon the provision of guarantees providing
for the construction or completion of such streets to Township standards.
H.
Continuations of existing streets shall be known by
the same name, but names for other streets shall not duplicate or
closely resemble names for existing streets in the Township and/or
Post Office District. The Board may reject street names and suggest
alternate names. All street names shall be subject to approval by
the Township and the Post Office District in which the street is to
be located.
I.
Where streets and other public improvements continue
into adjoining municipalities, evidence of compatibility of design,
particularly with regard to street widths, shall be submitted. The
applicant shall coordinate such design with both municipalities to
avoid abrupt changes in cartway width or in improvements provided.
J.
Reservations for future streets.
(1)
When reservations for future streets will adjoin lots
to be developed prior to the construction of the streets, the subdivider
shall determine the proposed grades of the future streets and the
extent of the area necessary for the construction of those streets.
If the area necessary for the construction of the streets extends
beyond the proposed street right-of-way lines, all excavation and
grading necessary for the roads beyond the right-of-way lines shall
be done as required improvements in conjunction with the subdivision
which contains the adjoining lots or else construction easements shall
be provided on the adjoining lots, sufficient to permit construction
of the future street.
(2)
Where reservations for future streets intersect existing
streets, radii shall be provided for the reservations such that the
requirements of this chapter could be met for a street to be constructed
in the future.
K.
Improvements to streets.
(1)
Where a subdivision or land development fronts on
and will provide for vehicular access to and from an existing road
which does not meet the minimum width requirement of this chapter,
the Board may require the subdivider to improve the road at his expense
to meet those requirements. Pavement shall be constructed in accordance
with the requirements of this chapter. In addition, provision shall
be made for adequate drainage along the sides of the roads. Such drainage
provisions shall be approved by the Board.
(2)
The Board may impose upon the subdivider additional
improvements deemed necessary to accommodate impacts of the development.
L.
Design elements and standards.
(1)
All design elements of all streets, including horizontal
and vertical alignment, sight distance, and superelevation, are subject
to review and approval by the Board. The design of all streets shall
meet the standards of this chapter as well as the standards outlined
in PennDOT Publication 242, Roadway Management Manual, latest revision.
(2)
The design standards for streets in this chapter may
be modified by the Board in individual cases to provide for compatible
design speeds and speed limits.
A.
Dead-end streets shall be prohibited, except as stubs to permit future street extension into adjoining tracts, or when designed as cul-de-sacs. In such instance, a paved turnaround shall be provided which radius shall be not less than 25 feet. In the event that development of adjoining property shall not be considered imminent, the Township may require that a permanent curbed cul-de-sac be constructed. Such cul-de-sacs shall be constructed to the standards of Subsection B.
B.
Cul-de-sacs permanently designed as such shall not exceed 1,000 feet in length unless as provided in Subsection C of this section and shall be provided at the closed end with a paved turnaround having a minimum radius to the outer pavement edge of 40 feet. Right-of-way shall have a minimum radius of 52 feet within the turnaround areas.
C.
Cul-de-sacs of up to 2,000 feet may be permitted where
the topography and/or tract boundaries are such that good design cannot
be obtained with the 1,000 feet limitation. The Planning Commission
may approve any cul-de-sac up to 2,000 feet in length and shall consider
the topography, amount of paving and tree cover in their consideration.
A.
Whenever street lines are deflected in excess of 1°,
connection shall be made by horizontal curves.
C.
Except on local streets, a tangent of at least 100
feet measured at the center line shall be required between reverse
curves.
E.
The following street design standards shall apply solely to projects designed in accordance with the high-density single-family option, pursuant to § 325-15.1D(3) of the West Whiteland Township Zoning Ordinance.
[Added 5-22-2019 by Ord.
No. 447]
(1)
The minimum center line radius for horizontal curves for streets
shall be 50 feet.
(2)
Tangents of at least 10 feet shall be required between reverse curves
in streets.
(3)
Streets entering from opposite sides of another street shall either
be directly across from each other or offset by at least 100 feet
measured from the center line.
(4)
No center line of any driveway shall be closer than 40 feet to the
center line of the road; however, no center line minimum shall be
required for a driveway serving a townhouse unit from an alley.
A.
Center line grades shall be not less than 1%.
C.
Vertical curves shall be used at changes of grade
exceeding 1% and shall be designed in relation to the extent of the
grade change to provide the following minimum sight distances:
(1)
Local streets: 30 times the algebraic difference in
grades.
(2)
Collector streets: 55 times the algebraic difference
in grades.
(3)
Arterial streets: 80 times the algebraic difference
in grades.
(4)
A leveling area of constant grade not exceeding 4% shall be provided for a distance of 75 feet from the point of vertical curvature to the nearest right-of-way line of the intersecting street. In the case of streets without a stop control, the Township may allow grades no greater than those permitted in Subsection B in lieu of the leveling area.
A.
Right-angle intersections shall be used whenever practicable,
especially when local residential streets empty into arterial streets.
There shall be no intersection angle measured at the center line of
less than 75°.
B.
No more than two streets shall intersect at the same
point.
C.
Streets entering the opposite sides of another street
shall either be directly across from each other or offset by at least
200 feet from center line to center line.
D.
A minimum curve radius of 25 feet shall be provided
at all local street intersections, 30 feet at collector street intersections,
and 40 feet at arterial street intersections. The Board may increase
the required radii when it considers such design advisable at intersections
involving arterial streets. Right-of-way lines shall be concentric
with curblines.
E.
Obstructions to vision.
(1)
No wall, fence or other obstruction shall be erected,
allowed or maintained, and no hedge, tree, shrub or other growth shall
be planted or exist which dangerously obscures the view of approaching
traffic along streets or at intersections.
(2)
Clear sight triangle.
(a)
At a street intersection, nothing shall be erected,
graded, placed or allowed to grow which dangerously obscures the view
within a clear sight triangle defined by the following:
[1]
Above the height of 2 1/2 feet and below
the height of 12 feet measured from the center line grades of the
intersecting streets; and
[2]
Within the area bounded by the center line of
intersecting streets and a line joining points on these center lines
100 feet from the intersection of the center lines of such streets.
(b)
Such clear sight triangles shall be indicated
on all preliminary and final plans.
(3)
Driveway and street entrances onto public streets
shall be maintained in such a manner that a clear view is obtained
in both directions according to the following standards:
|
Posted Speed of Public Road
(mph)
|
Minimum Sight Distance
(feet)*
| ||
|---|---|---|---|
|
20
|
200
| ||
|
25
|
250
| ||
|
30
|
300
| ||
|
35
|
350
| ||
|
40
|
400
| ||
|
45
|
450
| ||
|
50
|
500
| ||
|
55
|
660
| ||
|
*
|
Measured 10 feet from the edge of the cartway
of the public street.
|
F.
Sight distance at street intersections shall be provided
for vehicles traveling on an approaching street which has no stop
or signal control and for vehicles traveling on an approaching street
which has a stop control in accordance with the standards in "A Policy
on Geometric Design of Highways and Streets," AASHTO, 1984 edition.
A.
All street name signs, traffic-control signs, and
other traffic-control devices as deemed necessary by the Township
shall be provided and erected by the applicant.
B.
All street name signs shall conform to and be erected
as per West Whiteland Township specifications for street name signs.
C.
All traffic-control signs shall be Pennsylvania Department
of Transportation approved, conform to applicable regulations, and
placed using heavy-duty break-away channel posts (or equal as approved
by the Township).
D.
All other traffic-control devices shall be Township
approved and conform to Pennsylvania Department of Transportation
as well as all other applicable regulations, including any federal
or county regulations promulgated for specific projects. Traffic signal
bodies shall be constructed of aluminum; plastic will not be permitted.
To insure commonality of parts, the Township shall approve all signal
hardware and software.
E.
All traffic signals shall have preemptive equipment
provided and erected by the applicant. All traffic signals, connections,
controllers and other associated equipment shall also conform to the
closed loop traffic signal system of the Township.
[Amended 6-25-1996 by Ord. No. 243]
All materials used in the construction of streets
and the methods of construction and drainage shall be in accordance
with the applicable requirements of the Pennsylvania Department of
Transportation Publication 408, latest edition thereof, except as
indicated herein. Cross sections shall be as detailed in Appendix
D.[1]
A.
Subgrade.
(1)
The area within the limits of the proposed road surface
shall be shaped to conform to the line, grade and cross section of
the proposed road.
(2)
Remove or stabilize all unsuitable subgrade materials
to the satisfaction of the Township.
(3)
Wet or swampy areas shall be permanently drained and
stabilized to the satisfaction of the Township.
(4)
Fills shall be made with suitable materials and thoroughly
compacted for full width in uniform layers of not more than eight
inches thick to the satisfaction of the Township.
(5)
The subgrade shall be thoroughly compacted to at least
95% maximum dry density to the satisfaction of the Township.
(6)
Backfill of trenches within the cartway and curb area
shall be thoroughly compacted prior to construction of subbase to
the satisfaction of the Township.
B.
Street construction.
(1)
Base courses shall be constructed on a properly prepared
five-inch layer of subbase constructed of 2A Modified aggregate. Additional
subbase may be required at the discretion of the Township as unsuitable
subgrade conditions warrant. Approval of the subbase shall be secured
from the Township prior to the construction of the base course.
(2)
Base course shall be constructed as specified by Pennsylvania
Department of Transportation Publication 408, latest revision, for
flexible pavements.
(3)
Approval of the subsurface drainage and subgrade shall
be secured from the Township prior to the construction of the subbase.
(4)
Approval of the base course shall be secured from
the Township before the construction of the binder course or wearing
surface course. The binder course shall be placed within 30 days of
the placement of the bituminous concrete base course.
(5)
Approval of the binder course shall be secured from
the Township before the construction of the wearing surface course.
At least 2/3 of the lots must be under roof before the surface course
can be placed.
C.
Crown. The completed cartway surface shall have a
uniform slope of 1/4 inch per foot from the center line to the edge
of the paving.
D.
Superelevation. Superelevation shall be provided on
collector streets and arterial streets where warranted by PennDOT
or AASHTO standards. Where superelevation is used, curves shall be
designed for a maximum superelevation rate of 3/4 inch per foot.
E.
Backfilling.
(1)
Where openings are required in existing Township roads, all construction shall be in accordance with Chapter 276, Streets and Sidewalks, Article I, Excavations, of West Whiteland Township. Openings made in state roads shall be restored in accordance with Pennsylvania Department of Transportation specifications. Permits shall be required before paving is opened in any existing state or Township road. Approval from West Whiteland Township shall be required before paving is opened in any road intended to be dedicated to the Township.
(2)
Excavations within the existing or proposed right-of-way
of any approved subdivision roadway shall be backfilled in accordance
with the following standards unless directed otherwise by other Township
guidelines. These guidelines shall also apply to all paved areas not
intended to be dedicated to the Township.
(a)
Backfilling shall be done as promptly as possible.
(b)
The trench shall be filled with hand-placed
AASHTO No. 8 or 57 (PennDOT 1B or 2B) coarse aggregate to a height
of at least one foot above the top of the conduit, pipe or pipe bell.
(c)
When the pipe is located in a street or any
place where paving (including driveways) may be placed, the remainder
of the trench shall be backfilled with select granular material (2RC)
which has been approved by the Township and promptly compacted. The
backfill material shall be mechanically tamped in approximately six-inch
lifts.
(d)
Backfilling or tamping with trenching machines
shall not be acceptable for tamping requirements.
(e)
Where openings are made behind the curbline,
work shall be performed as required in these specifications and the
opening covered with good topsoil to a depth of six inches and seeded
or sodded to the satisfaction of the Township.
(f)
Whenever the trenches have not been properly
filled or if settlement occurs, they shall be refilled, compacted,
smoothed off and finally made to conform to the surface of the ground
to the satisfaction of the Township.
(g)
Frozen material shall not be used for backfill,
nor shall any backfilling be done when materials already in the trench
are frozen.
F.
Weather limitations.
(1)
Bituminous concrete base.
(a)
The placing of bituminous concrete base course
or binder course shall terminate after October 15 of each year and
shall not be resumed until April 1 of the following year or until
the ground temperature and air temperature do not fall below and are
continuously above 35° F. for five consecutive days prior to the
day of placement of said materials.
(b)
When the air temperature falls below 50°
F. extra precautions shall be taken in drying the aggregate, controlling
the temperature of the delivered material and compacting the mixture.
Bituminous concrete base course or binder course shall not be placed
on wet surfaces, nor when the air temperature is 35° F. lower.
(2)
Bituminous concrete wearing course.
(a)
The placing of bituminous concrete wearing course
or surface course shall terminate after October 15 of each year and
shall not be resumed until April 1 of the following year or until
the ground temperature and air temperature do not fall below and are
continuously above 40° F. for five consecutive days prior to the
day of placement of said materials.
(b)
When the air temperature falls below 50°
F., extra precautions shall be taken in drying the aggregate, controlling
the temperature of the delivered material and compacting the mixture.
Bituminous concrete wearing course or surface course shall not be
placed on wet surfaces, nor when the air temperature is 40° F.
or lower, nor when the air temperature of the surface on which it
is to be placed is 40° F. or lower.
G.
In any case, no bituminous concrete shall be placed
after December 15 or resumed prior to April 1 at the earliest. Placement
shall be not resumed on April 1 unless five consecutive days of both
ground temperature and air temperature above 40° F. are experienced.
[1]
Editor's Note: Appendix D is included at the
end of this chapter.
A.
Sidewalks shall be required for all residential and
nonresidential development. Locations of sidewalks shall be approved
by the Board.
B.
Sidewalks shall be constructed of concrete having
a minimum twenty-eight-day strength of 3,300 psi. The sidewalk shall
be constructed on a minimum four-inch depth of AASHTO No. 57 (PennDOT
2B) coarse aggregate, and shall have a minimum width of four feet
and a thickness of four inches, except at driveway crossings, where
the sidewalk thickness shall be increased to six inches and reinforced
with six-by-six-inch wire mesh. Where a sidewalk abuts the curb, a
building, a wall or other permanent structure, a premoulded expansion
joint 1/2 inch in thickness shall be placed between the curb and the
sidewalk for the full length of such permanent structure. Sidewalks
shall be constructed in separate slabs 24 feet or 30 feet in length,
except for closures, and the slab between expansion joints shall be
divided into blocks four feet or five feet in length by scoring transversely,
for four-feet and five-feet-wide sidewalk, respectively. The Township
may require sidewalks to be a minimum of five feet wide. All sidewalks
located at street intersections shall be designated and constructed
in accordance with the Americans with Disabilities Act of 1990, 42
U.S.C. § 12101 et seq. In addition, the Township may require
the placement of additional curb ramps where necessary.
[Amended 6-25-1996 by Ord. No. 243]
C.
Following its initial construction, any sidewalk open to the public for pedestrian traverse or located, in whole or in part, within the right-of-way of a public or private street shall be maintained by the owner of the property abutting the sidewalk who shall keep the same in good order and repair and, at all times, free and clear of all obstructions to safe and convenient passage thereon, including any accumulation of snow or ice; all in conformance with Chapter 276, Streets and Sidewalks, Article IV, Sidewalk Maintenance, of the West Whiteland Township Code of Ordinances as the same shall be, from time to time, amended. The duty of abutting property owners shall be made the subject of a suitable encumbrance in form and substance satisfactory to the Township Solicitor and recorded as a covenant running with the land not later than the recordation of the final subdivision and land development plan.
[Amended 6-25-1996 by Ord. No. 243]
A.
Curbs shall be provided along and at the intersection
of all streets as directed by the Township and/or the Pennsylvania
Department of Transportation. Curb grades shall be at the direction
of the Township or Pennsylvania Department of Transportation, whichever
shall have jurisdiction. Curbs are required for all streets, whether
public, private, or quasi-public. All curbs shall have exposed faces
brushed.
B.
Curbs are required around all paved areas. Exposed
curb faces shall have a brushed finish.
C.
Curbs shall be constructed of concrete. Shapes and
sizes shall be as shown in Appendices D and E.[1] Base under curbs shall be four-inch 2A Modified aggregate
minimum. Complete details of proposed curbs shall be included in subdivision
plans. All curbs shall be made of concrete with a minimum twenty-eight-day
strength of 3,300 psi in accordance with the applicable requirements
of the Pennsylvania Department of Transportation Publication 408,
latest edition thereof. Curbs shall have joints formed by a steel
template with one layer of building paper on each side at intervals
of not more than 10 feet. At one-hundred-feet intervals, expansion
joints shall be formed using approved premoulded expansion materials.
If the curb is placed via slipforming, saw-cut joints may be used
subject to the approval of the Township.
[Amended 6-25-1996 by Ord. No. 243]
[1]
Editor's Note: Appendices D and E are included
at the end of this chapter.
D.
The top surface of the curb shall be finished true
to line and grade in a smooth, neat and even manner by means of floats,
and all exposed faces shall have a brush finish. The top edges of
the face and back shall be rounded to a radius of not more than 3/4
inch and 1/4 inch, respectively. Curb depressions will be permitted
only at points where it is necessary for vehicles to drive across
the curb. The bottom of the depression shall be two inches above the
finished road surface next to the curb. Cutting or filling in of existing
curb will not be permitted. New depressions shall be made by completely
removing the existing curb between adjacent joints and installing
a new curb with the required depression. Eliminating unused depressions
shall be done by removing the section of curb between adjacent joints
and installing new curb for a full section.
E.
The curbs shall be sealed with AC-20 or other Township-approved
sealer. The seal material shall extend out a minimum 12 inches from
the face of the curb and a minimum two inches up the face. The roadway
and curb face shall be properly cleaned prior to sealing to provide
for maximum adherence of the sealing materials.
F.
Curb depressions shall be provided for all single-family
home driveways. Non-single-family home curb depressions may be waived
if the roadway cross section is constructed to the right-of-way line
(or in the case of private streets, to a point 10 feet behind the
face of curb).
[Amended 3-21-1995 by Ord. No. 234; 12-8-1998 by Ord. No.
277; 3-10-2004 by Ord. No. 309; 12-12-2018 by Ord. No. 444]
A.
Purpose and intent. Landscaping is one of the most critical elements
to softening development, especially parking lots, and to defining
vehicular, pedestrian and arrival spaces. In addition to enhancing
the aesthetic appearance of a community and providing shade, landscaping
and the preservation of existing vegetation reduce soil erosion, improve
air and water quality and provide wildlife habitats. It is the intent
of these regulations to provide, protect, and maintain healthy landscapes
for the enjoyment and protection of the health, safety, and welfare
of the public.
B.
The tree protection and landscaping standards contained in this section
shall be applicable to all subdivisions of land and any parcels undertaking
land development activities. All parts of properties being redeveloped,
renovated, improved as part of a subdivision or land development application
shall be brought into compliance with the requirements of this section,
to the extent possible.
C.
General standards.
(1)
The requirements and standards prescribed herein shall be the minimum
for all landscape and tree protection management plans as required
by this section. Standards established by other Township ordinances
or by state and federal rules and regulations shall apply where those
standards are more restrictive than the standards set forth herein.
All required landscaping shall be installed prior to issuance of final
use and occupancy permits. It shall be the responsibility of the owner
to maintain all landscaping in accordance with the standards of this
chapter.
(2)
All existing tree masses, mature trees, and specimen trees shall be preserved pursuant to the tree protection standards of § 281-34. Preserved and transplanted trees may be counted towards the minimum requirements of this section.
(3)
All portions of a property not occupied by buildings or paved surfaces
shall be landscaped utilizing combinations of existing vegetation,
trees, shrubs, lawns, ground cover, mulch, fencing, rock formations,
art works, and grading.
(4)
Species selected by the applicant and depicted on the approved plan
shall reflect the following:
(a)
Consideration of the plants recommended in Appendix G, at the
end of this chapter.
(b)
Suitability of the plant materials, based upon the site's
geology, hydrology, soils, exposure to sun and wind, and microclimate.
(c)
Functional objectives of the plantings, which may include, but
not necessarily be limited to, visual screening, noise abatement,
energy conservation and wildlife habitat enhancement, rooting pattern,
and leafing properties.
(d)
Be proportional to the height of buildings or structures on
the site.
(e)
Maintenance and replacement considerations such as hardiness,
longevity, and availability of plant materials, as well as resistance
to insects and disease.
(f)
Aesthetic considerations such as variety in color, texture,
size, and shape.
(5)
Planting shall not be installed that will:
(a)
Block, impede, or interfere with the construction, maintenance,
or operation of roadways, drainage facilities, sanitary sewers, or
other aboveground or below-ground utilities.
(b)
Diminish sight distances along roadways.
(c)
Cast dense winter shadow on roadways or public sidewalks (in
the case of evergreen plantings).
(d)
Be of an invasive nature (such as bamboo or honeysuckle).
(e)
Be of a weedy or brittle character, or that will grow out of
bounds quickly, in order to avoid maintenance problems.
(f)
Have characteristics of being bee-attracting, poisonous, and/or
thorny when used in areas designated for sitting or play.
(g)
Be highly susceptible to pest infestations and/or diseases which
may shorten their life expectancy.
(h)
Interfere with a safe lighting environment.
(6)
Landscape plans shall be submitted at the time of preliminary and final plan applications. They shall be on the same size sheets and at the same scale as other corresponding layout plans in the set. They shall contain all applicable general plan information indicated in § 281-16C or § 281-17D for preliminary and final plans, respectively. They shall also conform to the following additional standards:
(a)
Detailed planting areas, which are not clearly legible on plans
at a smaller scale, shall be shown at a scale of one inch equals not
more than 30 feet to depict the detail. This may be necessary to communicate
plantings around signage, project entries, in courtyards, tot lots,
or building foundations, for example.
(b)
Existing and proposed improvements, including grading, utilities,
lighting, signage, stormwater management system structures, pavement
materials, water features, fences, and walls shall be shown and noted
on the landscape plans.
(c)
The outlines of ground cover and mulch beds shall be depicted.
All ground plane treatments shall be labeled, including grass.
(d)
The plans shall contain a plant list on the same sheet or reference
the sheet on which it appears. The plant list shall include the following:
[1]
A key or symbol reference corresponding to labels or symbols
on the plan.
[2]
The proposed quantity of each plant species.
[3]
The scientific and common plant names, including named cultivars,
if applicable.
[4]
The size of the plant at installation, according to the American
Nursery and Landscape Association (ANLA) standards, which shall include
height, spread, and caliper.
[5]
The root condition.
[6]
Plant spacing.
[7]
Natural or maintained height and spread anticipated after 30
years' growth.
[8]
Any special specification or instructions, such as full to ground,
multi-stemmed, hedge, limb up to 12 feet, espalier, etc.
(e)
The plans shall contain standard specifications for installation,
including a guarantee note and planting distances from utilities.
(f)
Details for landscape installation shall be provided, including
any specialty features, either on the same sheet or references to
the sheet on which they appear.
(g)
The signature and seal of the Pennsylvania registered landscape
architect preparing the plans shall be provided.
(h)
A cost estimate of the proposed plantings shall be submitted
with the final plan application.
(7)
The landscape plans shall be prepared by a Pennsylvania registered
landscape architect.
D.
Plant material size and spacing standards. Nursery-grown plant material
shall conform to those listed in the "American Standard for Nursery
Stock," ANSIZ60.1, current edition, published by the American Nursery
and Landscape Association (ANLA). The following guidelines are the
minimum required for all nursery-grown plant materials or transplanted
trees as required in this section:
(1)
Shade and street trees shall have a minimum caliper of two inches
at installation. Not less than 60% of the trees to be planted shall
be species native to the region. Multiple-trunked trees shall be identified
as such in the plant list and shall be counted as one tree. The Township
may consider a smaller number of larger caliper trees to meet planting
requirements, provided the monetary values are equivalent.
(2)
Ornamental and flowering trees shall have a minimum height of eight
feet at installation. Multiple-trunked trees shall be identified as
such in the plant list. Multiple-trunked trees shall be counted as
one tree.
(3)
Evergreen trees shall have a minimum height of seven feet at installation.
(4)
Shrubs shall comply with the following requirements:
(a)
Large shrubs shall be not less than three feet tall at planting.
A minimum of 50% of the shrubs shall be native to the region.
(b)
Small shrubs shall be not less than 24 inches tall or 18 inches
in spread, depending on variety, at planting. A minimum of 50% of
the plants shall be native to the region.
(5)
Shrubs shall be spaced according to their size, growth characteristics,
and intended use.
(6)
Ground cover shrubs, herbaceous perennials, bulbs, and annuals shall
be spaced appropriate to type and size at installation. Beds of these
plantings shall be used at driveway and building entrances, around
signage and focal elements, and to stabilize steep embankments, as
determined necessary by the Township's landscape professional.
Ground covers shall be spaced so that 100% of the beds are covered
after two years' growth.
(7)
A variety of plant species are encouraged to avoid monocultures,
to encourage long-lived species, and to promote wildlife habitat.
(a)
Tree plantings shall contain the following minimum species mix:
(8)
Other plant types, such as those marginally hardy to the area or
those which have an unusual form, and/or nonvegetative features, such
as water or rock gardens, may be incorporated into required planting
areas. However, only those plants within the feature, which meet the
above requirements, may be counted toward satisfying the minimum planting
and buffering requirements of this section.
(9)
To allow for design flexibility, plant material substitutions from
the requirements may be permitted at the discretion of the Township.
In such cases, the applicant must demonstrate to the satisfaction
of the Township that the general intent of the ordinances is achieved
and that the substitutions represent an equivalent monetary value
to the required landscaping.
E.
Guarantee and maintenance. All landscape materials, including compensatory
and transplanted trees depicted on the approved landscape plan, shall
be financially secured, guaranteed, and maintained, including, without
limitation, compliance with the following:
(1)
All landscape improvements to be provided shall be installed and
maintained by accepted practices as recognized by the American Association
of Nurserymen. Planting and maintenance of vegetation shall include,
as appropriate, but not necessarily limited to, provisions for surface
mulch, staking and guying, irrigation, fertilization, insect and disease
control, pruning, mulching, weeding, and watering.
(2)
The applicant shall make arrangements acceptable to the Township
that all landscape improvements installed in accordance with this
section shall be guaranteed and maintained in a healthy condition,
or otherwise be replaced by equivalent improvements, for a period
of 18 months following their installation, except as may otherwise
be required by this section.
(3)
After installation and prior to commencement of the guarantee period
required above, the Township shall perform an inspection of the finished
site for compliance with the approved landscape plan. Following this
inspection, an as-built landscape plan shall be furnished to the Township
by the applicant. Provided the finished site is found to be in compliance,
the eighteen-month guarantee period shall commence five days from
the date of inspection. All plants shall be in a vigorous and thriving
condition at the end of the eighteen-month period as determined above.
Final inspection of the site following the eighteen-month period will
be made by the Township.
(4)
Plants found to be in poor health or lacking normal growth habit
during the eighteen-month guarantee period shall be replaced with
nursery-grown plants, in accordance with the approved landscape plan,
within 30 days of being notified by the Township. If notification
is made out of season, replacements shall be made during the next
planting season. If the original plants declined due to poor species
selection, substitute plants, determined by the Township to be more
suitable for the site's environmental conditions or planting
scheme, shall be used. A modified landscape plan shall be filed with
the Township. Replacement plants shall be inspected by the Township
after installation.
(5)
In the event of accidental damage or vandalism of plants during the
eighteen-month guarantee period, the applicant shall replace the damaged
plant material in accordance with the original or an approved modified
landscape plan.
(6)
The applicant shall be required to post financial security in accordance with § 281-54 of this chapter for all proposed landscaping required by this section, for existing plants being disturbed by construction activities, and for transplanted and preserved plants that are being used to satisfy the minimum requirements contained in this section or in Chapter 325, Zoning. The amount of the financial security shall be equal to 110% of the amount of the cost estimate for said landscaping as agreed to by the Township and shall be based upon the cost of replacement with nursery-grown stock. The applicant may receive partial release(s) of the financial security as provided for in § 281-54J of this chapter, but the Township shall retain not more than 15% of the security for a period of not more than 18 months following project closeout to assure the long-term viability of the required landscaping in the same manner as is required by § 281-54K of this chapter for other site improvements.
(7)
The applicant shall make arrangements acceptable to the Township
for the property's long-term landscape maintenance. The applicant
shall provide the names, addresses, and telephone numbers of those
persons or organizations who will be assuming such responsibilities.
Landscape improvements required by this section shall be the subject
of suitable restrictive covenants and, if practicable, rules and regulations
governing the use and maintenance of common land and facilities, which
covenants, rules, and regulations shall be in form and substance acceptable
to the Township Solicitor and, in the case of covenants, recorded
as encumbrances running with the land on which the improvements are
installed. The covenants, rules, and regulations shall, without limiting
the foregoing, require the maintenance and replacement and prohibit
the destruction or removal of all landscape materials and improvements
depicted on the approved landscape plan, empower the Township to enforce
said obligations, and prohibit the amendment or termination of any
of the mandatory terms thereof without the express joiner of the Township.
[Added 12-8-1998 by Ord. No. 277; amended 3-10-2004 by Ord. No.
309; 12-12-2018 by Ord. No. 444]
A.
Intent. Every effort shall be made to preserve mature trees, significant
existing vegetation and other natural features on a development site
and to incorporate these existing natural features into an overall
planting design. Every effort shall be made to retain as much of a
wooded area as possible of a size and configuration that will promote
its natural growth and regeneration.
B.
Applicability. No person shall cut or remove, or cause to be cut or removed, any mature tree located upon any lands in the Township without compensatory planting. Due care shall be taken to locate improvements and utility lines so as to avoid damaging existing trees. Compensatory plantings are required for any mature tree removed from the lot, in accordance with Subsection G of this section.
C.
D.
Tree protection standards.
(1)
Intent. Every effort shall be made to preserve and protect mature
trees. A tree shall be considered preserved if there is no disturbance
within the tree's critical root zone. Disturbance includes earth
disturbance, earth compaction, vehicular and foot traffic, material
stockpiling, and/or the construction of improvements and utilities.
(2)
The critical root zone extends from the tree trunk a distance equal
to 12 times the trunk diameter, or to the tree's dripline, whichever
distance is greater. Thus, a two-foot DBH tree would have a circular
critical root zone with a minimum radius of 24 feet. Sensitive or
historically significant trees will have larger critical root zones
that should be established by an experienced arborist.
(3)
A tree shall be considered preserved if the Township's landscape
professional determines it is in viable condition at the end of the
guarantee period.
(4)
The following conservation practices are mandatory and shall be noted
on the soil erosion and sedimentation control plan and employed in
order to preserve existing trees. In addition to the other requirements
specified in this section, these conservation practices shall be undertaken
during land development activities. Prior to any clearing or site
disturbance, the Township requires a meeting with the applicant and/or
site contractor to further determine methods to minimize tree loss.
For this meeting, the Township shall appoint a qualified landscape
professional to act on its behalf.
(a)
All trees, natural features, and other vegetation to be preserved
shall be protected from equipment damage by fencing or other effective
barriers approved by the Township. Fencing or barriers around trees
shall be placed outside the critical root zone, unless approved by
the Township to be appropriate at another location. Refer to Appendix
I at the end of this chapter. Tree protection fencing must be installed
and approved by the Township's landscape professional prior to
the start of any clearing, grading, or other earth disturbance and
monitored periodically. The tree protection fencing shall be maintained
by the applicant while in place. It shall be removed after all earthmoving
and construction activities that may impact tree roots are completed.
(b)
When disturbance within the critical root zone is unavoidable,
applicants shall minimize encroachment and use the best available
methods as approved by the Township's landscape professional
to minimize damage and preserve trees. These methods may include utility
tunneling, use of geotextiles, mulching, hand root pruning, and soil
aeration. Applicants shall consult references such as "A Guide to
Preserving Trees in Development Projects," published by the Penn State
College of Agricultural Sciences Cooperative Extension.
(c)
The Township may require that trees and shrubs which would otherwise
be removed during site preparation activities be transplanted elsewhere
on the site.
(d)
Should any mature viable trees on the site not scheduled to be removed, be irreparably damaged during site preparation activities and, as a consequence thereof, die or decline as determined by the Township landscape professional, within 18 months of the conclusion of construction activities, such trees shall be replaced with nursery-grown material, in accordance with the requirements of §§ 281-33D and 281-34G.
E.
Transplanted plants.
(1)
On a case-by-case basis, provisions may be made for the moving of
existing trees, shrubs, or other natural features to other locations
on the site if requested by the applicant or the Township.
F.
Credits for existing preserved or transplanted vegetation.
(1)
Preserved deciduous trees shall be credited toward shade and street
tree requirements, evergreen trees shall be credited toward evergreen
requirements, and shrubs shall be credited toward shrub requirements.
No credit shall be given for weedy, brittle or invasive species unless
otherwise approved by the Township.
(2)
Preserved trees shall be credited toward satisfying the requirements of this § 281-34 in the area that they are preserved. That is, if a tree is preserved along a property line, it shall be credited toward the buffer or screen requirements along that property line. A tree preserved within a parking area may not be counted toward satisfying buffer requirements.
(5)
Preserved and transplanted trees shall not be credited toward the
compensatory planting requirements.
G.
Compensatory planting.
(1)
In the event that preservation of existing trees is impossible and/or
relocation of improvements impractical, then compensatory planting
shall be required for each mature tree to be removed, except that
no compensatory planting shall be required for trees that are diseased,
dead, dying, or otherwise nonviable, nor for invasive or otherwise
undesirable species as may be determined by the Township. The determination
of a tree's health and its status as an invasive or undesirable
species shall be confirmed by the Township's landscape professional.
(2)
The compensatory planting requirement shall be based upon the size
and type of trees being removed, as follows:
(a)
For deciduous trees of 12 inches up to 24 inches DBH, one inch
of new tree diameter shall be provided for every four inches of existing
tree diameter cut or removed.
(b)
For deciduous trees and evergreen trees of 24 inches up to 36
inches DBH, one inch of new tree diameter shall be provided for every
three inches of existing tree diameter cut or removed.
(c)
For deciduous trees and evergreen trees of 36 inches and greater
DBH, one inch of new tree diameter shall be provided for every two
inches of existing tree diameter cut or removed.
(d)
No compensatory planting is required for deciduous trees smaller
than 12 inches DBH and for evergreen trees smaller than 24 inches
DBH.
(3)
The land development plan shall include a chart showing for each of the categories defined above in § 281-34G(2) the number of diameter inches being removed and the number of diameter inches to be provided. The number of required compensatory trees shall be the total of all three categories of the diameter inches to be provided, divided by two, rounded up to the next whole number.
(4)
Compensatory trees shall satisfy the following size requirements and shall be planted in accordance with the standards contained within § 281-33. Alternative types of compensatory planting may be permitted when approved by the Township.
(5)
Any new trees placed on the property may be credited toward the compensatory
tree requirement, provided that such new trees meet the following
size requirements:
(6)
Land constraints.
(a)
In the event that the applicant establishes to the satisfaction
of the Township that constraints incident to the land itself (including,
without limitation, extreme topography, unsuitable soils, rock outcrops,
and existing uninterrupted dense canopy) render it impractical to
locate on the lot the required number of compensatory trees, then
the applicant shall, in consultation with the Township, either:
[1]
Install a portion of the required compensatory trees on other
public lands within the Township.
[2]
Contribute to the Township the estimated installed cost of those
trees which cannot practically be installed on the property for later
installation of trees on public lands.
[3]
Install fewer, larger, or more valuable compensatory trees on
the lot with an aggregate cost as installed and guaranteed not less
than the estimated aggregate cost of the required number of compensatory
trees.
[4]
Provide compensation by some combination of the above options
that is mutually agreeable to the applicant and the Township.
[Added 12-8-1998 by Ord. No. 277; amended 3-10-2004 by Ord. No.
309; 12-12-2018 by Ord. No. 444]
A.
Landscaped buffers and screens shall be used to mitigate
views between a development and its surroundings and to provide opportunities
for green links between properties. Three types of such landscaping
are hereby established: screening buffer, perimeter buffer, and site
element screen. A site element screen may be one of three types: low,
high, or yard, depending on the element being screened. The minimum
planting requirements for these buffers and screens are contained
in this section. Typical plant placement is illustrated at the end
of this section. Buffers between adjoining land uses shall be in accordance
with the following table:
|
Adjoining Land Use
| ||||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|---|
|
Proposed Land Use
|
Ag
|
Rec
|
Hist
|
Res
|
Life Care
|
Inst
|
Ofc.
|
Com.
|
Util.
|
Junk
|
Ind.
| |
|
Agriculture
|
P
|
P
|
P
|
S
|
S
|
S
|
S
|
S
|
S
|
S
|
S
| |
|
Recreational
|
S
|
P
|
S
|
S
|
P
|
P
|
S
|
S
|
S
|
S
|
S
| |
|
Historic
|
S
|
S
|
S
|
S
|
S
|
S
|
S
|
S
|
S
|
S
|
S
| |
|
Residential
|
S
|
S
|
S
|
P
|
P
|
S
|
S
|
S
|
S
|
S
|
S
| |
|
Life care/day care
|
S
|
P
|
S
|
P
|
P
|
P
|
S
|
S
|
S
|
S
|
S
| |
|
Institutional
|
S
|
P
|
S
|
S
|
P
|
P
|
P
|
S
|
S
|
S
|
S
| |
|
Office
|
S
|
S
|
S
|
S
|
S
|
S
|
P
|
S
|
S
|
S
|
S
| |
|
Commercial
|
S
|
S
|
S
|
S
|
S
|
S
|
S
|
P
|
S
|
S
|
S
| |
|
Utility
|
S
|
S
|
S
|
S
|
S
|
S
|
S
|
S
|
P
|
S
|
P
| |
|
Junkyard
|
S
|
S
|
S
|
S
|
S
|
S
|
S
|
S
|
S
|
S
|
S
| |
|
Industrial
|
S
|
S
|
S
|
S
|
S
|
S
|
S
|
S
|
P
|
S
|
P
| |
|
NOTES:
| ||
|
S
|
=
|
screening buffer
|
|
P
|
=
|
perimeter buffer
|
B.
Buffer and screen requirements.
(1)
Any of the following elements may be used in buffers and screens,
provided that the minimum standards prescribed herein are met:
(2)
Preserved existing natural features and transplanted material may be credited as prescribed in § 281-34 of this chapter.
(3)
Fences, walls and berms shall be used in conjunction with required
landscaping, not to replace it.
(4)
If berms are proposed, they shall conform to the following standards:
(a)
Berms shall be a minimum of two feet in height and shall not
be steeper than three-foot horizontal distance to one-foot vertical
distance.
(b)
Berms should be located to work in conjunction with vegetation,
fences and/or natural features to provide an effective buffer. They
shall be laid out to replicate naturally occurring landforms. Their
locations shall not adversely affect stormwater management.
(5)
The following methods shall be used for the purpose of calculating
the amount of plant material required within a buffer or screen:
(a)
A buffer length shall be measured at the property line or right-of-way
line and shall include all existing or proposed driveway openings
or easements.
(b)
Where buffer yards overlap, as in the case of a front and side
yard buffer, the most stringent requirement shall apply. (For example,
when screening buffer and a perimeter buffer overlap at a property
corner, the screening buffer length shall be calculated for the entire
length required, and the perimeter buffer shall be reduced by the
amount of the overlap.)
(6)
All electrical, mechanical, and utility equipment, and all loading
and storage not enclosed in a building, shall be fully and completely
screened from view from any adjacent streets or residential districts
or uses, in a manner compatible with the architectural and landscaping
style employed on the lot. Such screening shall be subject to site
plan and/or architectural review by the Township.
C.
Site element screens, existing natural features, structural garden
elements (such as gazebos and trellises), water features, sculpture,
and project identification signs may be placed within the buffer,
provided they do not replace or diminish the intended screening effect
of the buffer.
D.
Screening buffers shall be used between incompatible zoning districts, between land uses as required by § 281-35A, and adjacent to the higher classified street right-of-way on reverse frontage nonresidential lots, where a high level of visual buffering is desirable, as determined by the Township. Screening buffers shall be 50 feet in width, adjacent to the property line. Screening buffers shall comply with the following planting requirements:
E.
Use of perimeter buffers.
(1)
Perimeter buffers shall be used along all property boundary lines
or residential subdivision tract boundary lines, along arterial street
right-of-way lines, and around the entire perimeter of stormwater
management basins, and shall be used adjacent to the higher classified
street right-of-way on reverse frontage residential lots, where a
low level of visual buffering is desirable, as determined by the Township.
(2)
If basins are landscaped, to the satisfaction of the Township, as
natural habitat areas with diverse and abundant native vegetation,
no perimeter buffer shall be required. In such cases, applicants shall
demonstrate that the value of native habitat vegetation is at least
equal to that of the required perimeter buffer vegetation.
(3)
Perimeter buffers shall be 25 feet in width, placed at the property
line, right-of-way line, or around the circumference of stormwater
management basins. Perimeter buffers shall comply with the following
planting requirements:
F.
Perimeter buffers shall be placed around stormwater management basins
with the following additional considerations:
(1)
The plantings should be clustered to approximate naturally occurring
groupings. The intention is not to screen the basin, but rather to
help it blend into the development by softening its appearance.
(2)
The basin headwall and other structures should be screened with required
plantings; however, plantings shall not impede the basin's function.
(3)
Trees and shrubs shall not be permitted on the constructed berms
for basins. In cases where the perimeter buffer coincides with a constructed
berm, required buffer plantings shall be placed in the area downslope
and adjacent to the berm.
(4)
Naturalistic basins shall be designed as natural areas with 100%
native plantings to promote habitat and aesthetics, and shall be graded
to resemble naturally occurring landforms, with constructed banks
no steeper than one foot vertical to four feet horizontal. When approved
by the Township, naturalistic basins may be installed within required
yard areas, and no perimeter buffer shall be required. Naturalistic
basins shall not be planted in turf, but shall have appropriate native
plantings including species recommended in Appendix G.[2] Plantings in naturalistic basins shall be demonstrated
to be at least equal in monetary value to that of the required perimeter
buffer vegetation.
[2]
Editor's Note: Appendix G is included as an attachment
to this chapter.
G.
Site element screens shall be placed to screen the element to the
satisfaction of the Township, when such elements are proposed within
200 feet of a property or right-of-way line. Site element screens
may be located within required buffer areas. Screen plantings used
around parking lots shall be placed to provide a snow stockpile area.
Site element screens may be eliminated if they are adjacent to or
within screen buffers, when the screen buffer effectively screens
views of the site element. Site element screens shall comply with
the following planting requirements:
(1)
Site element screens shall be one of the following types, according
to use. If a use is not listed, the screen most suited to the use
shall be used.
(a)
Low screens shall be used around the perimeters of all parking
lots or other similar vehicular use areas, including service stations,
sales lots for motorized vehicles, vehicular stacking lanes associated
with a drive-through, and around trash enclosures or storage buildings
when decorative walls, such as brick, latticework or split-face concrete
block, are proposed.
(b)
High screens shall be used adjacent to loading areas, around
trash enclosures and storage buildings, when fencing or plain concrete
masonry units are proposed, and around transformers, maintaining the
required clear distance. High screens or six-foot-high opaque fencing
shall also be required to buffer accessory structures from the higher
classification street on reverse frontage lots.
(c)
Yard screens shall be placed around vehicular storage areas
that are not used as parking lots or sales areas, around the perimeter
of tank farms and similar facilities, and around utility towers and
equipment yards.
(2)
Site element screens shall be measured at the base of the element
being screened. This might be the base of a trash enclosure or the
surface of a parking lot closest to the screen.
(3)
Low screens shall conform to the following:
(a)
They shall be comprised of evergreen or dense deciduous shrubs
to form a continuous screen or hedge, which shall reach a minimum
height of three feet, after two years' growth. For example, if
a parking lot elevation is higher than the adjacent street and the
screen plantings are placed at a lower elevation on the slope between
the two, then the screen must consist of either larger plants, a taller
species or be maintained higher to provide a three-foot-high screen
as measured from the surface of the parking lot. Conversely, if a
berm is used in conjunction with screen plantings, they may be shorter
plants, as long as an effective screen is provided.
(b)
Small shrubs shall be spaced no farther than three feet on center.
Large shrubs shall be spaced no farther than five feet on center.
(5)
Yard screens shall conform to the following. They shall be of the
same composition as high screens, except that in addition, large shrubs
shall be planted on five-foot centers alongside the evergreen trees.
H.
Plants shall be distributed throughout the entire length of the buffer
or screen as follows:
I.
Plants which exhibit one or more of the following characteristics
are prohibited:
(1)
Plants that will become a nuisance to neighboring properties or that
will threaten the ecological balance of adjacent woodlands and natural
areas because they are aggressive and invasive.
(2)
Plants which spread by rhizomes or stolons, unless an approved method
of root containment is utilized.
(3)
Plants which are known to be easily susceptible to pest infestations
and/or diseases, which may shorten their life expectancy and ability
to provide an effective buffer.
J.
The remainder of the buffer or screen area shall be planted with
ground covers, including lawn grasses or meadow plantings, as appropriate
to the character of the site and adjacent lands.
K.
Buffer and screen planting areas shall be mulched with a material
appropriate to the site's character. Beds are encouraged for
ease in maintenance. Individual mulched areas may be joined as plants
mature and maintenance practices change.
[Added 12-8-1998 by Ord. No. 277; amended 3-10-2004 by Ord. No.
309; 12-12-2018 by Ord. No. 444]
A.
Street trees shall be required along all existing or proposed public
or private streets when they abut or lie within the proposed subdivision
or land development and are in addition to required buffer plantings.
B.
Street trees shall be located within a planting strip located within
the right-of-way, between the edge of pavement, or back of curb and
the sidewalk, or right-of-way. If a sidewalk is not proposed at the
time of development, but is known to be a future possibility, then
the tree shall be planted in the area that will become the planting
strip. Root barriers are not necessary when tree planting precedes
sidewalk installation.
D.
Trees shall be planted at a ratio of at least one tree per 50 linear
feet of right-of-way or pavement frontage, or fraction thereof, without
deducting the areas of driveway cuts or crosswalks. Trees shall be
distributed along the entire planting strip, although they need not
be evenly spaced, according to the following guidelines:
(1)
Street tree spacing may be as close as proper horticultural practices
will allow for the species selected. Street trees shall be spaced
no greater than 50 feet on center, except in conjunction with a project
identification sign sight triangle.
(2)
Plantings near intersections shall not interfere with safe sight
distances. The plan shall show clear sight triangles as appropriate
at intersections.
(3)
In certain sections of the Township, the planting of groves or clusters
of street trees may be more appropriate, to replicate the naturally
occurring patterns of succession.
(4)
Alternate arrangements to create a special effect (e.g., columnar
trees spaced 15 feet on center at a development entry) may be permitted
on a case-by-case basis when approved by the Township.
(5)
Trees shall be planted so as not to interfere with the installation
and maintenance of sidewalks, lights, and utilities. Trees shall be
planted a minimum distance of:
(a)
Three feet from sidewalks and the face of curbs, unless they
are planted in a tree pit. If trees are located closer than 10 feet
to a sidewalk, root barriers shall be placed along the tree side of
the sidewalk for a distance of 12 feet, centered on the trunk. Root
barriers are not required along the curb.
(b)
Ten feet from underground utilities.
(c)
Fifteen feet from overhead utilities, unless the use of small
shade or ornamental trees is approved.
E.
The street tree requirement may be waived where existing preserved
vegetation is considered sufficient to meet these requirements and
is reasonably assured of continued survival.
F.
If tree pits are used within paved areas, they may be covered with
tree grates and/or a variety of porous materials; however, the minimum
surface area for gas exchange must be 25 square feet per tree, unless
otherwise approved, by the Township.
G.
To prevent the total obliteration of sections of trees by disease
or insect infestation, a variety of trees shall be used in each street
tree planting. In general, no more than 20 trees in a row or in a
cluster should be of the same species, unless otherwise approved.
[Added 12-8-1998 by Ord. No. 277; amended 3-10-2004 by Ord. No.
309; 12-12-2018 by Ord. No. 444]
A.
All parking lots with five or more spaces shall be designed and effectively
landscaped with trees and shrubs to:
(1)
Provide shade in order to reduce the amount of reflected heat and
to improve the aesthetics of parking lots.
(2)
Reduce the visual impact of glare, headlights and parking lot lighting.
(3)
Facilitate pedestrian circulation and safety.
(4)
Facilitate vehicular circulation by delineating driving lanes and
defining rows of parking.
B.
Planting islands shall conform to the following standards:
(1)
There shall be one planting island, a minimum of nine feet wide by
18 feet long, spaced not more than 135 feet apart, or every 15 parking
stalls, in single or double bays.
(2)
Islands shall be placed opposite each other in adjacent rows of parking,
to reduce the number of islands, and to increase the area available
for tree roots.
(3)
The last parking stall in a row shall be separated from drive aisles
by a planting island a minimum of nine feet in width.
(4)
Each planting island shall contain one shade tree plus shrubs, ground
cover, perennials and/or mulch to cover the entire area at maturity.
At least 50% of the proposed shade trees shall be native to the region.
Shrubs shall not exceed two feet in height.
C.
Divider strips shall be provided on parking lots accommodating 90
or more parking spaces and shall conform to the following standards:
(1)
Divider strips shall be placed every other bay of parking, running
the length of the rows of parking and landscaped with plantings of
shade, ornamental, and/or flowering trees, plus shrubs, ground cover,
and/or mulch to cover the entire area at maturity. A bay of parking
is the width of pavement needed to accommodate either one or two rows
of parking stalls, plus one access lane.
(2)
Divider strips shall be a minimum of 10 feet wide, unless a sidewalk
is proposed within and parallel with the divider strip. If a sidewalk
is proposed within the strip, the divider strip shall be increased
in width by the width of the sidewalk to accommodate the sidewalk.
(a)
One shade tree shall be required for each 50 feet of divider
strip.
(b)
Divider strips may be designed as rain gardens or may be planted
with combinations of shrubs and ground covers. Shrubs near the ends
of divider strips shall not exceed two feet in height, so as not to
block visibility. This shall not preclude the use of taller shrubs
elsewhere within the divider strip.
D.
Plantings shall be placed between parking lots and buildings to break
up long stretches of facade and provide a more comfortable pedestrian
environment, according to the following standards:
(1)
Plantings are required for all sides of a building facing parking
areas exclusive of building entrances. Plantings are not required
along the sides of buildings containing service or loading areas.
If part of a side of the building faces parking, only that portion
is subject to these requirements.
(2)
The minimum planting requirement shall be one shade tree per 50 feet
of building facade plus five small shrubs per 50 feet of building
facade. In lieu of shrubs, 50 herbaceous perennial plantings may be
provided per 50 feet of building facade.
(3)
Any plantings in accordance with or in addition to the requirements
of this section may be placed in a lawn area, tree pits, planters
or hanging baskets as appropriate to the character of the development,
using the following guidelines as to placement:
(a)
Shade trees with broad canopies shall be placed at least 15
feet from a building. Ornamental trees, columnar-form shade trees,
and evergreen trees shall be placed at least five feet from a building.
(b)
If any tree is located closer than 10 feet to a sidewalk, approved
root barriers shall be placed along the tree side of the sidewalk
for a distance of 12 feet, centered on the trunk.
(c)
The bottoms of hanging baskets shall be at least eight feet
above the sidewalk surface to provide for pedestrian clearance and
clear visibility.
E.
Shrubs, ground covers and perennials used below shade trees within
parking lots shall be of species able to withstand the harsh microclimate
of a parking lot. Plant selection should take into consideration tree
growth and canopy cover, and should be partially shade tolerant species.
F.
To prevent conflicts with the opening and closing of automobile doors
and to reduce damage from automobile overhang, all shrub plantings
in parking lot islands and divider strips located adjacent to or abutting
parking stalls shall be set back a minimum of two feet from the curb
or edge of pavement.
G.
The placement of light standards shall be coordinated with the landscape
plan to avoid a conflict with electric lines and the effectiveness
of light fixtures.
H.
Plantings required within the parking areas are exclusive of other
planting requirements such as street trees and buffers.
[Amended 12-8-1998 by Ord. No. 277; 5-26-1999 by Ord. No.
282; 3-10-2004 by Ord. No. 307; 12-11-2013 by Ord. No. 409[1]]
All subdivisions and land developments shall comply with the requirements of Chapter 270 of the Code of Ordinances of West Whiteland Township known as the "West Whiteland Township Stormwater Management Ordinance," as amended, which is incorporated herein by reference and made a part hereof.
[1]
Editor's Note: This ordinance provided an effective date of
1-1-2014.
[Amended 12-8-1998 by Ord. No. 277]
A.
The length, width, and shape of blocks shall be determined
with due regard to:
B.
Blocks shall have a maximum length of 1,600 feet and,
as far as practicable, a minimum length of 500 feet. In design of
blocks longer than 1,000 feet, special consideration shall be given
to access for fire protection. Crosswalks up to 12 feet wide may be
required for blocks more than l,000 feet long where sidewalks are
required.
[Amended 12-8-1998 by Ord. No. 277]
A.
Lot dimensions.
(1)
Lot dimensions and areas shall not be less than specified by provisions of Chapter 325, Zoning, and shall further conform to the following requirements designed to abate health hazards.
(2)
Where both or either water supply and sanitary sewage
disposal are provided by individual on-lot facilities, the Board may
require that the applicant provide a registered professional engineer
or a qualified sanitarian to make such tests as are necessary to determine
the adequacy of the proposed facilities in relation to the proposed
lot size and existing grade and soil conditions. In such cases, a
certificate by the registered professional engineer or qualified sanitarian
that the proposed facilities will be adequate shall be a prerequisite
to final approval of the plan.
C.
Side lot lines shall be substantially at right angles
or radial to street lines.
D.
Residential lots shall front on a street, existing
or proposed. Where it is necessary to the proper utilization of land
to create lots without direct frontage on a street, the Board may
permit interior lots, provided such interior lots shall have an access
with a minimum width of 25 feet. No more than two contiguous interior
lots shall be so formed. When an interior lot is capable of further
subdivision, the minimum width of the access shall be 50 feet.
E.
No more than two homes shall be served by a single
driveway.
F.
Reverse frontage lots are prohibited, except where employed to prevent vehicular access to arterial or collector streets. Wherein such lots are permitted, screening in accordance with the provisions of Chapter 325, Zoning, shall be provided along the property line(s) adjacent to the arterial or collector street.
H.
Unless warranted by special circumstances, lot lines
shall follow municipal boundaries.
[Amended 12-8-1998 by Ord. No. 277]
A.
All new subdivisions and developments shall comply
with the Township's latest Act 537 sewage facilities plan as approved
by the Pennsylvania Department of Environmental Protection (DEP).
B.
In all cases where trunk line sanitary sewer facilities
are available, the applicant shall be required to install sanitary
sewers and connect the same to such trunk line sewer, irrespective
of the size of the lots included on said plot plan.
C.
If no such existing sanitary sewer facilities are
available, sanitary sewers, force mains, pumping stations, and all
other appurtenances necessary to serve the entire subdivision or land
development, together with all necessary laterals extending from the
main sewer to the street right-of-way, shall be installed and capped
with two plugs. In such event, the applicant may install on-lot sewage
disposal systems in accordance with appropriate government regulations,
provided they are so located as to permit easy and least expensive
connection to the sewer, when it becomes usable. All on-lot sewage
disposal systems shall be approved by the Chester County Health Department
(CCHD) and/or DEP as applicable. All necessary site testing results
(soil probes and percolation tests) for on-lot sewage disposal systems
shall be submitted to the Township.
D.
All new subdivisions and land developments proposing
individual on-lot sewage disposal systems shall have all proposed
lots tested and designed in accordance with the applicable government
regulations. In addition, a suitable replacement area shall be tested
and identified on each lot in the event of a failure.
E.
All new subdivisions and developments proposing community
on-lot sewage disposal systems shall be tested and designed in accordance
with the applicable government regulations. The applicant shall submit
a feasibility study to the Township for the proposed community system.
In addition, a suitable replacement area for the community on-lot
system shall be provided. The Township encourages the installation
of a spray-irrigation-type sewage disposal system for any development
serving the equivalent sewage flow from 50 lots or more.
F.
Requirements relating to design, construction and
dedication of sanitary sewers shall be determined by West Whiteland
Township and shall also be subject to the review and approval of such
county and state regulatory authorities as have jurisdiction in such
matters. Permits, where required, shall be obtained before construction
of a sanitary sewer system is started.
G.
Low-pressure sanitary sewer systems are prohibited
for new construction.
[Amended 12-8-1998 by Ord. No. 277]
A.
New subdivisions and developments shall incorporate
adequate provisions for a reliable, safe and adequate water supply
to support intended uses within the capacity of available resources.
B.
Off-site water service.
(1)
If off-site water service from a private public utility
or association is to be used, mains must be sized to provide for adequate
pressure and supply for the anticipated demands of the subdivision
and to meet the minimum requirements for fire protection established
by the Insurance Services Office. Minimum main size shall be eight
inches. If adequate source of supply is available, Township-approved
hydrants shall be installed at a maximum spacing so that properties
to be built upon shall be within 600 feet of the hydrant. If adequate
supply is not available, hydrant connections shall be provided for
future installation. System design and the design and development
of water sources shall conform to the requirements of the Pennsylvania
Department of Environmental Protection.
(2)
All fire hydrants shall be marked by the use of raised,
plowable markers placed in the street at a location approved by the
Fire Marshal. The marker shall be a Stimsonite Model 96 or Fire-Marshal-approved
equal.
C.
All subdivisions located within the West Whiteland
Township service area shall include within said subdivision all of
the necessary pipes, mains and appurtenances which are necessary to
tie into the public water system in West Whiteland Township. It is
the intent of this provision that the subdivision shall be fully prepared
to tie into public water when main extensions are extended to the
particular subdivision in question. Design of said water lines, hydrants,
etc., shall be in accordance with the specifications provided and
shall be subject to the review of West Whiteland Township in order
to ensure compliance with said standards.
D.
If water is to be provided by means other than by
private wells owned and maintained by the individual owners of lots
within the subdivision or development, applicants shall present evidence
to the Board that the subdivision or development is to be supplied
by a certificated public utility, a bona fide cooperative association
of lot owners, or by a municipal corporation, authority or utility.
A copy of a certificate of public convenience from the Pennsylvania
Public Utility Commission or an application for such certificate,
a cooperative agreement or a commitment or agreement to serve the
area in question, whichever is appropriate, shall be acceptable evidence.
[Amended 12-8-1998 by Ord. No. 277]
All other utility lines including, but not limited
to, electric, gas, cable TV, street light supply and telephone shall
be placed under ground. Installation of all utilities shall be in
strict accordance with the engineering standards and specifications
of the Township, authority or public utility concerned. All utilities
shall be located at a minimum depth of 24 inches.
[Amended 12-8-1998 by Ord. No. 277]
A.
Residential driveways.
(1)
Single-family residential driveways, where provided,
shall be located not less than 20 feet from the tangent point of the
curb radius of corner lots and shall have such grades as to furnish
a safe and convenient entrance and parking space. Single-family residential
driveways shall be constructed at a minimum of four inches of 3A Modified
aggregate overlaid with a minimum of two inches ID-2 wearing course.
Driveways shall have a minimum paved width of nine feet. Driveways
for single-family residences which were existing as of January 1,
1982, and are in excess of 100 feet may be partially paved upon petitioning
for relief from this requirement of the Board of Supervisors. Should
relief from this requirement be given, a minimum of 75 feet of the
driveway from the roadway must be paved.
(3)
All driveways shall have the same construction as
the street from the curbline to the right-of-way line should the developer
not choose to place depressed curb.
[1]
Editor's Note: See also Ch. 140, Driveways.
[Amended 6-25-1996 by Ord. No. 243; 12-8-1998 by Ord. No.
277]
A.
At least two off-street parking spaces with access to a public street shall be provided for each proposed dwelling unit. Where such access is to other than a residential street, adequate turnaround space shall be provided on the lot. Parking areas shall be provided for commercial and industrial use as required by Chapter 325, Zoning.
B.
Parking areas and access driveways required for nonresidential and residential use for more than two dwelling units shall be constructed of a minimum of eight inches of 3-A modified, two inches ID-2 binder and 1 1/2 inches ID-2 wearing course. Additional subbase or 3-A Modified may be required by the Township in the field should the Township deem it appropriate due to any soil subgrade conditions. All construction shall conform to PennDOT Publication 408, latest edition. Curbing is required and shall be placed as indicated in § 281-32 of this chapter. All curbs shall be sealed in accordance with § 281-32E of this chapter. Excavations shall be backfilled in accordance with § 281-30E(2) of this chapter.
C.
All parking areas shall be line painted. Each parking
space shall be delineated with a four inches by 20 foot painted line.
All line painting placement shall be in accordance with PennDOT Publication
408.
D.
Traffic-control devices shall be provided when required
by the Township and their location shown on the plans.
[Amended 12-8-1998 by Ord. No. 277]
A.
Permanent concrete monuments shall be set at all corners
and angle points of the boundaries of the original tract to be subdivided
and such intermediate points as may be required. Permanent concrete
monuments shall be set at all points of curvature and at all points
of tangency on a right-of-way for all public streets.
B.
Markers shall be placed at all lot corners. All lot
corner markers shall be so located that individual properties may
be readily ascertained after development of the subdivision. Markers
shall be set in the ground one inch above the finished grade. Any
certificate of occupancy shall be conditional until markers are clearly
located.
[Amended 5-24-1994 by Ord. No. 216; 12-8-1998 by Ord. No.
277; 1-22-2020 by Ord. No. 451]
A.
Purpose.
(1)
To
assure that developers of residential, commercial, and industrial
projects make suitable provision for the open space and outdoor recreational
needs of the future occupants of their projects.
(2)
To
implement the Township Comprehensive Plan, the Township Open Space
and Recreation Plan, the Township Official Map, and duly adopted amendments
and supplements to those Plans - including the Township Bicycle and
Pedestrian Plan - as provided for by Section 503(11) of the Act.
(3)
To
encourage developers of property to consider the impact of their projects
upon the natural environment and ways to mitigate that impact.
(4)
To
assure that lands set aside for open space and outdoor recreational
use are of appropriate size, location, and quality for such uses.
(5)
To
promote improvements to open space and outdoor recreational areas
consistent with recreational use.
B.
For all
land developments that propose dwellings, the developer shall either:
(1)
Set
aside 2,000 square feet of open space for each proposed residential
lot or dwelling unit; or
(2)
During
July 2019 pay the Township $3,475 for each dwelling unit in lieu of
setting aside permanent open space. For subsequent months, this amount
shall be adjusted to the most current value available month as of
the date of final plan approval based upon the Consumer Price Index.
NOTE: Editor's Note: Township Ordinance No. 216, adopted on
May 24, 1994, established these fees as $ 2,000 per dwelling unit
and $525 per 1,000 square feet of floor area on the first floor of
commercial and industrial land developments. That ordinance also included
a requirement that the fee be adjusted in subsequent years according
to the Consumer Price Index. The dollar amounts shown here are the
values of $2,000 and $525 in May 1994 dollars adjusted to July 2019
using the methodology described in the note below.
NOTE: The means of making this calculation is the "CPI Inflation
Calculator" provided on the website of the U.S. Department of Labor,
Bureau of Labor Statistics (www.bls.gov).
(3)
Where
a project proposes redevelopment of a lot, the open space requirement
shall be based upon the net increase in development.
C.
For all
commercial and industrial land developments, the developer shall either:
(1)
Set
aside 500 square feet of open space for each 1,000 square feet of
floor area on the first floor; or
(2)
During
July 2019 pay the Township $910 for each 1,000 square feet of floor
area on the first floor in lieu of setting aside permanent open space.
For subsequent months, this amount shall be adjusted to the most current
value available as of the date of final plan approval based upon the
Consumer Price Index.
NOTE: See note for § 281- 47B(2)
for method of calculation.
(3)
Where
a project proposes redevelopment of a lot, the open space requirement
shall be based upon the net increase in development.
D.
Guidelines.
(1)
Where
the open space requirement is 2.00 acres or less, the fee option shall
be preferred; however, the setaside of less than 2.00 acres of land
may be acceptable to the Township if that land is contiguous to an
existing area of permanent open space, has been identified by the
Township for acquisition, or is otherwise deemed acceptable by the
Board.
(2)
Where
the open space requirement is more than 2.00 acres, the land setaside
shall be required.
(3)
Where
the land to be set aside is less than the amount required, the Township
may accept payment of a fee in lieu of the balance of the requirement.
In such cases, the calculation shall be as follows:
(a)
The Township shall determine the total area of eligible open space as that term is defined in § 281-47E to be set aside and the size of development (the number of dwelling units and/or the square footage of commercial or industrial space) for which that open space area would be sufficient.
(b)
The fee to be paid shall be based upon the difference between the
result of the preceding calculation and the number of dwelling units
(or commercial or industrial floor area) finally approved.
NOTE: For example, if a project proposing 80 dwelling units
sets aside 2.00 acres ( 87,120 square feet) of eligible permanent
open space, that amount of open space is sufficient for only 43.56
dwellings (87,120/2, 000 = 43. 56). The remaining fee to be paid is
the amount required for 36.44 dwelling units (80 - 43.56 = 36.44).
(4)
Where
land is to be set aside, the developer shall make provision for its
permanent ownership and maintenance. Acceptable means of such provision
include:
(a)
Dedication to the public sector, including the Township, Chester
County, the Commonwealth of Pennsylvania, the federal government,
or any agency of those entities. In such case, the Township may require
documentation that the said agency is willing to accept the land and
will maintain it in perpetuity as public open space.
(b)
Transfer of ownership to a conservation organization satisfactory
to the Township. In such case, the Township may require documentation
that the said agency is willing to accept the land and will maintain
it in perpetuity as open space.
(c)
Permanent deed restriction from development with ownership and maintenance
assigned to a management company, homeowners' association, or condominium
association.
(d)
Other means as may be proposed by the developer and deemed acceptable
by the Township.
E.
Eligible
open space. Lands set aside to meet this requirement should be configured
to optimize the perception of being an open or natural area. Placing
open spaces adjacent to other permanent open spaces on abutting properties
is encouraged; narrow strips of land abutting private property should
be avoided, unless designed to accommodate a recreational trail. The
open space should be readily accessible to the occupants of the development,
necessary maintenance equipment, and emergency service providers.
In addition, open spaces eligible to be counted toward the requirements
hereinabove shall be consistent with the following standards.
(1)
The
required open space need not be provided as a single contiguous area,
but open space areas of less than 2,000 square feet shall not be counted
toward the minimum requirement.
(2)
Eligible
open space may be landscaped or in a natural state. Structures and
other improvements clearly related to recreational or leisure use
may be permitted on eligible open space at the discretion of the Township,
but in no event shall parking lots, streets, or access drives be included
in the calculation of eligible open space, even if associated with
a recreational use. In addition, the following areas shall be excluded
from the calculation of eligible open space:
(a)
Street rights-of-way.
(b)
Utility rights-of-way and easements.
(c)
Required setback areas, including minimum street and property line
setbacks as well as minimum separation distances required between
buildings.
(d)
Areas occupied by surface stormwater management facilities, such
as detention and retention basins and rain gardens. Where the area
above a subsurface stormwater management facility is maintained as
grass, meadow, or is otherwise landscaped, 50% of that area shall
be deemed eligible open space.
(e)
Areas within the 100-year floodplain, hereby defined as Zones A and
AE on the current Flood Insurance Rate Map.
(f)
Wetlands.
(g)
Lands with slopes in excess of 25%.
(h)
Areas previously set aside and preserved as permanent open space,
whether by conservation easement, declaration, restrictive covenant,
or other means.
(3)
Where
land is set aside for public recreational trails, such land shall
be deemed eligible open space even if it is within the 100-year floodplain,
a wetland, or on slopes in excess of 25%.
(a)
Where the public trail corridor crosses (and with the cited environmental
constraints, the eligible area shall be a twelve-foot-wide strip,
measured six feet on each side of the trail center line.
(b)
Public trail corridors that have been identified on the Township's
Bicycle and Pedestrian Plan shall be eligible.
(c)
Trail corridors not included in the Bicycle and Pedestrian Plan shall
be eligible only if they will connect to an existing or planned public
recreational trail and the developer agrees that the proposed trail
will be available for use by the public.
(4)
Where
the Township Zoning Ordinance[1] specifies a minimum open space requirement (such as for
the residential cluster option), open space set aside to meet the
zoning requirement shall count toward the requirement of this section
to the extent that the said open space meets these standards of "eligible
open space." If the open space set aside to meet the Zoning Ordinance
requirement is insufficient to satisfy this section, then additional
eligible open space shall be provided or the developer must pay a
fee as provided for above.
F.
Credit
toward fee in lieu of open space.
(1)
When a developer agrees to construct recreational facilities that will be available and accessible to the public without a fee, reasonable costs of design, engineering, and construction of those facilities (subject to review and approval by the Township as acceptable) shall be credited toward the fees required pursuant to § 281-47B and C, above. Where the said facilities are on the developer's property, this credit shall be in addition to credit received for the land occupied by the facilities.
(2)
Recreational
facilities eligible for credit must be available and accessible to
the public without a fee and may include but are not necessarily limited
to:
(a)
Recreational trails identified on the Township's Bicycle and Pedestrian
Plan.
(b)
Pedestrian trails and sidewalks identified on the Township's Bicycle
and Pedestrian Plan that are not on the developer's property.
(c)
Recreational trails not on the Township's Bicycle and Pedestrian
when they connect to an existing or planned public recreational trail.
(d)
Permanent improvements and facilities for recreational use.
(3)
In the event that the Township grants credit toward the fee in lieu of open space as provided for hereinabove, and the facility for which credit was granted is subsequently removed, demolished, or reduced; or if public access is prohibited, unreasonably limited, or made subject to payment of a fee, the owner of the said facility shall, within 30 days of notice by the Township, pay to the Township an amount equivalent to the credit granted, adjusted according to the Consumer Price Index to the most recent available date as of the date of the said notice. Should the owner fail to make payment within the time specified, the Township reserves the right to implement collection procedures as provided for in Chapter 33 of the West Whiteland Township Code.
(4)
Town
Center District. The Town Center Zoning District is intended to accommodate
the highest density of development in the Township. As such, this
open space requirement may at times be found to conflict with the
purpose of the Town Center District. For this reason, where the open
space requirement is more than 2.00 acres, the land set-aside shall
be preferred, but not required, and the following improvements may
count toward the required fee in lieu of open space, in addition to
those described above, but only for projects in the Town Center district.
(a)
Design, engineering, and construction costs of outdoor spaces available
and accessible to the public. Such spaces may be landscaped or hardscaped,
and may include gathering spaces, performance spaces, water features,
improvements to facilitate safe crossing of public streets by pedestrians
and bicyclists, and other permanent features deemed by the Township
to be appropriate and contributing to the Township's quality of life.
(b)
Design, engineering, and construction costs directly related to the
installation of living architecture ( i.e., features commonly known
as green roofs and green walls) consistent with the standards of the
Green Infrastructure Foundation.
(c)
Twenty-five percent of the construction cost of permanent recreational
facilities not available to the public or which are available to the
public for a fee.
[Amended 12-8-1998 by Ord. No. 277]
A.
Purpose. The standards established in this section
set forth criteria for:
(1)
Providing lighting in outdoor public places where
public health, safety and welfare are potential concerns.
(2)
Controlling glare from nonvehicular light sources
that shine directly into driver's and pedestrian's eyes and thereby
impair their safe traverse.
(3)
Protecting neighbors and the night sky from nuisance
glare and stray light from poorly aimed, placed, applied or shielded
light sources.
(4)
Promoting energy efficient lighting design and operation.
[Added 3-10-2004 by Ord. No. 310]
(5)
Protecting the intended character within West Whiteland
Township.
[Added 3-10-2004 by Ord. No. 310]
B.
Applicability.
[Amended 3-10-2004 by Ord. No. 310]
(1)
Outdoor lighting shall be required for safety and
personal security for uses that operate during hours of darkness where
there is public assembly and/or traverse; including but not limited
to multiple family dwelling, commercial, industrial, public recreational,
and institutional uses.
(2)
The Board of Supervisors may require lighting to be
incorporated for other uses or locations or may restrict lighting
in any of the above uses as they deem necessary.
C.
Criteria.
(1)
Illumination levels. Illumination, where required
by this Section, shall be intensities and uniformity ratios in accordance
with the current recommended practices of the "Illuminating Engineering
Society of North America (IESNA) Lighting Handbook," from which typical
uses and tasks are herein presented:
|
Use/Task
|
Maintained
Footcandles
|
Uniformity
Average
Minimum
| |||
|---|---|---|---|---|---|
|
Streets, local residential
|
0.4 Avg.
|
6:1
| |||
|
Streets, local commercial
|
0.9 Avg.
|
6:1
| |||
|
Parking, residential, multifamily low vehicular/pedestrian
activity
|
0.2 Min.
|
4:1
| |||
|
Medium vehicular/pedestrian activity
|
0.6 Min.
|
4:1
| |||
|
Parking, industrial/commercial/institutional/
municipal
| |||||
|
High activity, e.g., regional shopping centers/fast
food facilities, major athletic/civic/cultural events
|
0.9 Min.
|
4:1
| |||
|
Medium activity, e.g., community shopping centers,
office parks, hospitals, commuter lots, cultural/civic/recreational
events
|
0.6 Min.
|
4:1
| |||
|
Low activity, e.g., neighborhood shopping, industrial
employee parking, schools, church parking
|
0.2 Min.
|
4:1
| |||
|
Walkways and bikeways
|
0.5 Avg.
|
5:1
| |||
|
Building entrances
|
5.0 Avg.
|
—
| |||
|
Notes:
| ||
|
(1)
|
Illumination levels are maintained horizontal
footcandles on the task, e.g., pavement or area surface.
| |
|
(2)
|
Uniformity ratios dictate that average illuminance
values shall not exceed minimum values by more than the product of
the minimum value and the specified ratio, e.g., for commercial parking
high activity, the average footcandles shall not be in excess of 3.6
(0.9 x 4).
| |
(2)
Fixture design.
(a)
Fixtures shall be of a type and design appropriate
to the lighting application and aesthetically acceptable to the Board
of Supervisors.
(b)
For lighting of predominantly horizontal tasks
such as, but not limited to, roadways, pathways, parking, merchandising
and storage, automotive-fuel dispensing, automotive sales, loading
docks, active and passive recreation, building entrances and sidewalks,
fixtures shall meet IESNA full-cutoff criteria.
[Amended 3-10-2004 by Ord. No. 310]
(c)
For the lighting of nonhorizontal surfaces such
as, but not limited to, facades, landscaping, signs, fountains, displays,
flags and statuary, the use of floodlighting, spotlighting, wall-mounted
fixtures, decorative globes and other fixtures not meeting IESNA cutoff
criteria, shall be permitted only with the approval of the Board of
Supervisors, based upon acceptable glare control.
[Amended 3-10-2004 by Ord. No. 310]
(d)
When necessary to redirect offending light distribution,
fixtures shall be equipped with or be capable of being backfitted
with light-directing devices such as shields, visors or hoods.
[Amended 3-10-2004 by Ord. No. 310]
(3)
Control of nuisance and disabling glare.
[Amended 3-10-2004 by Ord. No. 310]
(a)
All outdoor lighting, whether or not required
by this chapter, on private, residential, commercial, industrial,
municipal, recreational or institutional property, shall be aimed,
located, designed, fitted and maintained so as not to present a hazard
to drivers or pedestrians by impairing their ability to safely traverse
(disabling glare), and so as not to create a nuisance by projecting
or reflecting objectionable light onto a neighboring use or property
(light trespass and nuisance glare).
(b)
Floodlights or spotlights, when permitted, shall
be so installed and aimed that they do not project their output into
the window of a neighboring residence, an adjacent use, skyward or
onto a roadway.
(c)
Unless otherwise permitted by the Board of Supervisors,
lighting shall be controlled by automatic switching devices such as
timers, motion detectors and/or photocells, to extinguish offending
sources between 11:00 p.m., or one hour following close of business,
whichever comes first, and dawn to mitigate glare and sky-lighting
consequences. Where all-night safety or security lighting is deemed
necessary, the lighting intensity levels shall generally not exceed
25% of the levels normally permitted by this chapter but in no case
shall they be less than the minimum levels for safety or security
as invoked by IESNA.
(d)
Vegetation screens shall not be employed to
serve as the primary means for controlling glare. Rather, glare control
shall be achieved primarily through the use of such means as full-cutoff
fixtures, shields and baffles, and appropriate application of mounting
height, wattage, aiming angle, fixture placement, etc.
(e)
The amount of illumination projected onto a
residential use from another property shall not exceed 0.1 vertical
footcandle measured line-of-sight from any point on the adjacent residential
property.
(f)
The amount of illumination projected onto any
nonresidential property line from another property shall not exceed
1.0 vertical footcandle measured line-of-sight from any point on the
property.
(g)
Lighting fixtures used to light the area under
outdoor canopies, including but not limited to those used at automotive
fuel-dispensing facilities, bank drive-thru lanes, marquees and building
entrances, shall have flat lenses and have no light emitted from the
side of the fixture.
(h)
When flags are to be illuminated all night,
only the US and state flags shall be permitted to be illuminated from
dusk until dawn, and each flagpole shall be illuminated by a single
source with a beam spread no greater than necessary to illuminate
the flag(s). Flag-lighting sources shall not exceed 20,000 lumens
per flagpole.
(4)
Security lighting. The Township may require that grade-level
windows be internally or externally illuminated during hours of darkness
to facilitate police determination if a break-in has occurred.
[Added 3-10-2004 by Ord. No. 310[1]]
[1]
Editor's Note: This ordinance also redesignated
subsequent subsections.
(5)
Installation.
(a)
Fixtures meeting IESNA full-cutoff criteria
shall not be mounted in excess of 20 feet above the finished grade
of the surface being illuminated. Fixtures not meeting IESNA full-cutoff
criteria, when their use is permitted by the Board of Supervisors,
shall not be mounted in excess of 15 feet above grade.
[Amended 3-10-2004 by Ord. No. 310]
(b)
Fixtures used for general area lighting shall
be aimed so as to project their output straight down, unless otherwise
approved.
(c)
Electrical feeds to lighting standards shall
be run underground, not overhead.
(d)
Lighting standards in parking areas shall be
placed a minimum of 5 feet outside paved area, curbs or tire stops,
or placed on concrete pedestals at least 30 inches high above the
pavement, or suitably protected by other approved means.
[Amended 3-10-2004 by Ord. No. 310]
(e)
Fixtures used for architectural lighting, e.g.,
facade, feature and landscape lighting shall be aimed so as not to
project their output beyond the objects intended to be illuminated
and shall be extinguished between the hours of 11:00 p.m. and dawn.
(6)
Maintenance. Lighting fixtures shall be maintained
so as to always meet the requirements of this section.
D.
Plan submission. Lighting plans shall be submitted
to the municipality for review and approval and shall include:
[Amended 3-10-2004 by Ord. No. 310]
(1)
Layout of the proposed fixture locations.
(2)
Ten- by ten-foot illuminance grid (point-by-point)
plots carried out to 0.0 footcandles, which demonstrate compliance
with the light trespass, intensities and uniformities set forth in
this chapter or as otherwise required by the Township. The lamp-lumen
rating and nomenclature, light-loss factors and IES file names used
in calculating the illuminance values shall be documented on the plan.
(3)
Description of the equipment, including fixture catalog
cuts, photometrics, glare-reduction devices, lamps, control devices,
mounting heights, pole foundation details and mounting methods proposed.
(4)
When requested by the Board of Supervisors, the applicant
shall submit a visual impact plan that demonstrates appropriate steps
have been taken to mitigate glare.
E.
Plan notes. The following notes shall appear on the
lighting plan:
[Amended 3-10-2004 by Ord. No. 310]
(1)
The Township reserves the right to conduct one or
more postinstallation nighttime inspections to verify compliance with
the requirements of this section and, if appropriate, to require remedial
action at no expense to the Township.
(2)
Postapproval alterations to lighting plans or intended
substitutions for approved lighting equipment shall be submitted to
the Township for review and approval.
F.
Compliance monitoring.
(1)
Safety hazards.
(a)
If the Township judges that a lighting installation
creates a safety or personal security hazard, the person(s) responsible
for the lighting shall be so notified and required to take remedial
action within a specified time period.
(b)
If appropriate corrective action has not been
effected within the specified time period, the Township may take appropriate
legal action.
(2)
Nuisance glare and inadequate illumination levels.
(a)
When the Township judges that an installation
produces unacceptable levels of nuisance glare or skyward light or
that illumination levels are insufficient or not being maintained
in accordance with this section, the Township shall cause notification
of the person(s) responsible for the lighting and require remedial
action.
G.
Streetlighting dedication.
(1)
The Township may accept dedication of streetlighting
facilities in the instance of said lighting being in the right-of-way
of a street dedicated to the Township. Streetlighting may be accepted
along with the acceptance of the street.
(2)
Until such time the streetlighting is dedicated, the
developer of the tract (who has escrowed the streetlighting) will
be responsible for any and all costs associated with each streetlight.
Such costs shall include, but are not limited to, administration,
placement, electrical charges from the utility and maintenance.
(3)
Streetlights not dedicated to the Township will remain
the responsibility of the developer or appropriate private entity
the lights are turned over to. Said private entity shall then assume
all costs and responsibilities for the lighting in perpetuity.
[Amended 12-8-1998 by Ord. No. 277]
A.
Streets shall be designed to preclude or minimize
the need for guide rail. The Board may, however, require guide rail
to be placed for protection on embankments when a barrier is required
in Design Manual Part 2 Highway Design by the Pennsylvania Department
of Transportation, latest edition.
B.
Effort shall be made to lessen the number of fixed
obstructions along streets which would require guide rail. The Board
may require, however, guide rail to be placed when a barrier is required
for fixed objects in Design Manual Part 2 Highway Design by the Pennsylvania
Department of Transportation, latest edition.
C.
The design and selection of guide rail shall generally
be in accordance with the standards in Design Manual Part 2 Highway
Design, latest edition, however, the Board may approve other guide
rail systems.
[Amended 12-8-1998 by Ord. No. 277]
For all subdivisions and land developments for
which only one means of ingress and egress is proposed, the Township
may require, where deemed necessary in the public interest and for
the public safety, the provision of additional accessways or the provision
of an alternate means of ingress and egress which could be used by
emergency vehicles if the primary means of ingress and egress were
rendered unusable. Such alternate means of ingress and egress shall
be of such width and improved to such an extent to be usable by emergency
vehicles, and shall not be used for structures, trees, or similar
obstructions.
[Amended 12-8-1998 by Ord. No. 277; 3-10-2004 by Ord. No.
310]
A.
All utilities, including but not limited to sanitary
sewers; stormwater sewers; stormwater conveyance, drainage and infiltration
swales, basins and areas; electric; gas; water; telephone; and cable
shall be located in areas to be offered for dedication to the Township
or easements over private property. All such areas and easements shall
be clearly depicted on and identified by notes on the preliminary
and final plans. The deeds for private properties subject to utility
easements shall contain a specific reservation for the easements,
in form and substance satisfactory to the Township. The deeds shall
be submitted for review with the final plan. The perpetual maintenance,
repair and replacement of all utilities not accepted for dedication
by the Township or other governmental entity shall be the responsibility
of individual or an association of private property owners. An agreement
memorializing the foregoing responsibility, in form and substance
satisfactory to the Township, shall be submitted for review with the
final plan and recorded in the Office of the Chester County Recorder
of Deeds with the final plan.
B.
No landscaping shall be installed within easements
or dedicated areas unless approved by the Township by the preliminary
plan approval. No buildings or other structures shall be placed within
easements or dedicated areas. Easements and dedicated areas shall
be a minimum of 20 feet in width, and utilities shall be centered
in the easement or dedicated area. A wider easement or dedicated area
may be required depending upon the depth and slope of the utility.
[Amend 12-8-1998 by Ord. No. 277]
A.
Mobile home parks shall comply with all the requirements for mobile home parks established in Chapter 325, Zoning.
B.
Each mobile home shall be placed on a lot which has
frontage on and direct access to a street within the mobile home park
and shall be located to provide safe and convenient access for servicing
and fire protection.
C.
The limits of each mobile home lot shall be clearly
marked on the ground by permanent markers.
D.
A minimum of two off-street parking spaces, each at
least 10 feet by 20 feet in size, shall be provided on each mobile
home lot.
E.
Foundation.
(1)
Each mobile home space shall be provided with a foundation
that will not heave, shift, settle, or move due to frost action, inadequate
drainage, vibration or other forces acting on the foundation. The
foundation shall be of adequate size, material, and construction so
as to be durable and adequate for the support of the maximum anticipated
loads during all seasons of the year. Each mobile home space shall
be equipped with utility connections. Any open spaces between a mobile
home floor and a mobile home foundation shall be enclosed to prevent
unauthorized entry and to conceal supports and utility connections.
Every mobile home shall be anchored to the foundation to prevent overturning
or uplift. The anchorage shall be adequate to withstand wind forces
and uplift as specified in the Township Building Code.[2]
(2)
The application for placement of each mobile home
shall be accompanied by specifications for the foundation and anchoring
and calculations indicating that the foundation and anchoring are
adequate to meet the standards of this section.
F.
All mobile home parks shall comply with the requirements
for mobile home parks established by the Pennsylvania Department of
Environmental Protection.
G.
Pedestrian circulation system.
(1)
All mobile home parks shall contain a pedestrian circulation
system which shall be designed, constructed, and maintained for safe
and convenient movement from all mobile home spaces to principal destinations
within the park and, if appropriate, shall provide safe and convenient
access to pedestrian ways leading to destinations outside of the park.
Principal destinations include such uses as recreation areas, service
buildings, and management offices. All pedestrian walks shall have
a minimum width of four feet and shall be paved (six inches crushed
aggregate base course, 1 1/2 inches ID-2 binder course, one inch
ID-2 wearing course). In addition, the walks shall be provided with
lighting units spaced, equipped, and installed to allow safe movement
of pedestrians at night.
(2)
In addition, all mobile home lots shall be connected
to a sidewalk system by individual walks a minimum of two feet in
width.
H.
All service and accessory buildings, including management
offices and indoor recreation areas, shall conform to the requirements
of the Township Building Code.[3] Attachments to mobile homes in the form of sheds and lean-tos
are prohibited.
I.
The mobile home park shall have a structure designed
and clearly identified as the office of the mobile home park manager.
J.
Service and accessory buildings located in a mobile
home park shall be used only by the occupants of the park and their
guests.
K.
Ground surfaces in all parts of a mobile home park
shall be paved or covered with grass or other suitable vegetation
capable of preventing soil erosion and the emanation of dust.
L.
Park grounds shall be kept free of vegetative growth
which is poisonous or which may produce pollen or harbor rodents,
insects, or other pests harmful to man.
M.
The ground surface in all parks of a mobile home park
shall be graded and served by a storm drainage system such that all
surface water will be drained in a safe and efficient manner.
N.
Solid waste and vector control and electric distribution
system.
(1)
The storage, collection, and disposal of solid waste
from the mobile home park shall be the responsibility of the mobile
home park operator. The park shall be kept free of liter and rubbish
at all times.
(2)
The storage, collection, and disposal of solid waste
shall be conducted so as to prevent insect and rodent problems.
(3)
All solid wastes shall be stored in Township-approved
flytight, rodentproof and watertight containers, and these containers
shall be maintained in a clean condition.
(4)
Solid wastes containers shall be distributed throughout
the mobile home park in adequate numbers and be readily accessible
to the mobile home spaces in use.
(5)
Exterior storage areas for solid wastes shall be completely
screened on three sides with evergreen plantings.
(6)
Adequate measures shall be taken by the operator of
the mobile home park to prevent an infestation of insects and rodents.
(7)
Every mobile home park shall be provided with an electrical
distribution system to which every mobile home and service building
shall be connected. Such system and connections shall be installed,
inspected, and maintained in accordance with the specifications and
rules of the appropriate utility company, the Township, and the state.
The appropriate electric utility shall inspect all transformers and
underground connections to all mobile homes located within mobile
home parks and shall attach its dated tag of approval to each mobile
home at a visible location before any mobile home is occupied.
(8)
Underground electric distribution lines are to be
installed in all mobile home parks.
O.
In addition to providing all information required by Article III, Plan Requirements, of this chapter, the plans for any mobile home park shall show a complete park layout, showing lot sizes and dimensions; the placement of each mobile home, parking spaces, patios, and accessory buildings on each lot; provisions for storage, collection and disposal of solid waste; pedestrian circulation system; a landscaping plan for the entire site; location and building plans of all service and accessory buildings; recreation facilities; an electrical and lighting plan for the entire site; details for all improvements, including but not limited to parking areas, walkways, and driveways; and provisions for fire protection.
P.
Mobile home parks shall comply with all the subdivision design standards in Article IV of this chapter.
Q.
The construction and guarantee of improvements within a mobile home park shall be in accordance with Article V of this chapter. Improvements within a mobile home park will not be accepted for dedication by the Township.
R.
Certificate of registration.
(1)
It shall be unlawful for any person to maintain, construct,
alter, or extend any mobile home park within the Township unless he
holds a valid certificate of registration issued by the Pennsylvania
Department of Environmental Protection.
(2)
Proof that a valid certificate of registration from
the Pennsylvania Department of Environmental Protection is held shall
be submitted to the Township each year.
(3)
Every person holding a certificate of registration
shall file notice in writing to the Pennsylvania Department of Environmental
Protection and the Township within 10 days after having sold, transferred,
given away, or otherwise having disposed of interest in or control
of any mobile home park.
S.
Operating mobile home park.
(1)
Before the area, number of mobile home spaces, road system, service facilities, sewer facilities, water facilities, or any other aspect of a mobile home park which is regulated by this Chapter may be altered or expanded, this alteration or expansion shall be submitted for review and action by the Township pursuant to the provisions of Article II of this chapter.
(2)
The operator of a mobile home park shall operate the
park in compliance with this chapter and shall provide adequate supervision
to maintain the park, its facilities, and equipment in good repair
and in a clean and sanitary condition.
(3)
A register containing the names of all park occupants,
the make, model, and serial number of each mobile home, the date of
arrival of each mobile home in the park, and the lot number upon which
the mobile home is parked, and the date of departure from the park
shall be maintained by the operator of the park. The register shall
be available to any person whom the Township authorizes to inspect
the park and shall be kept within the office of the mobile home park
manager.
(4)
No space within a mobile home park shall be rented
for periods of less than 180 days.
U.
A streetlighting system shall be provided for all
mobile home parks.
