The following principles of subdivision and
land development, general requirements and minimum standards of design
shall be observed by the applicant in all instances.
A.
All portions of a tract being subdivided shall be
taken up in lots, streets, public lands or other proposed uses so
that remnants and landlocked areas shall not be created.
B.
When only a portion of a tract is being reviewed relative
to subdivision and land development, but where future subdivision
or development is imminent, the applicant shall demonstrate, subject
to approval of his plan, that the remainder of the tract or parcel
may be subdivided or developed in conformance with the existing zoning
classification of land use in a logical and satisfactory manner.
C.
Whenever possible, applicants shall preserve trees,
groves, waterways, scenic points, historic spots and other community
assets and landmarks.
D.
Subdivisions and land developments should be laid
out so as to avoid the necessity for excessive cut or fill unless
specifically warranted by terrain or location.
E.
Low-lying land subject to periodic flooding shall
not be subdivided or developed for residential development or for
such other uses as may involve danger to the health, safety, morals
and general welfare of the residents of Worcester Township.
F.
Where no public water supply is available for the
proposed subdivision or land development, the Supervisors shall require
the subdivider, developer or builder to obtain from the Montgomery
County Department of Health certificates of approval as to the quality
and adequacy of the water supply proposed to be utilized by the subdivider,
developer or builder and approval of the type and construction methods
to be employed in the installation of the individual water supply
system.
[Amended 10-15-1997 by Ord. No. 160]
G.
Where the subdivision or land development is inaccessible
to sanitary sewers, the Supervisors shall require the subdivider,
developer or builder to obtain from the Montgomery County Department
of Health certificates of approval of the sewage disposal facilities
to be provided by the subdivider, developer or builder.
[Amended 10-15-1997 by Ord. No. 160]
H.
Applicants shall observe the ultimate rights-of-way for contiguous existing streets as prescribed by the Official Map Summary for the Township. Additional portions of the corridors for such streets shall be offered to the state, county or Township agency having jurisdiction at the time the subdivision or land development is consumates. Applicable building setback lines, as defined by Chapter 150, Zoning, shall be delineated as measured from the ultimate right-of-way street line.
I.
Proposed subdivision and land development shall be
coordinated with existing nearby neighborhoods so that the community
as a whole may develop harmoniously.
J.
Improvement construction requirements will be completed
under specifications of the Pennsylvania Department of Transportation,
the Pennsylvania Department of Environmental Protection, the Montgomery
County Soil and Water Conservation District or other appropriate agencies
or the specifications included herein, whichever specifications shall
result in the more favorable interpretation of this chapter.
K.
Construction of facilities. The subdivider, developer
or builder shall, where specified by the governing body, construct
and install with no expense to the Township the streets, curbs, sidewalks,
water mains, sanitary and storm sewers, streetlights, fire hydrants,
street signs, shade trees, monuments and other facilities and utilities
specified in this article. Construction and installation of such facilities
and utilities shall be subject to inspection by appropriate Township
officials during the progress of the work, and the subdivider shall
pay for inspection.
A.
The standards of design in this article should be
used to judge the adequacy of subdivision proposals. Wherever, in
the opinion of the Planning Commission, the literal application of
these standards in certain cases would serve to create an undue hardship
or be plainly unreasonable to the applicant, the Township Planning
Commission may recommend to the Supervisors such reasonable exceptions
as will not be contrary to the public interest. The Supervisors may
modify or adjust the standards to permit reasonable utilization of
property while securing substantial conformance with the objectives
of these regulations.
B.
The standards included in these regulations are minimum
design requirements. The Supervisors reserve the right in any case
to request that development features exceed these standards if conditions
warrant.
C.
In reviewing subdivision plans, the Supervisors may
refer such plans to the Planning Commission for recommendations concerning
the adequacy of existing and proposed community facilities to serve
the additional dwellings proposed by the subdivision.
D.
Subdividers are requested to give careful consideration
to the desirability of providing adequate rights-of-way and paving
on existing streets and reserving areas and easements for facilities
normally required in residential sections, including churches, libraries,
schools and other public buildings, parks, playgrounds and playfields;
shopping and local business centers; and rights-of-way and easements
for storm and sanitary sewer facilities in those areas that cannot
be immediately joined to the existing and proposed storm and sanitary
sewer systems of Worcester Township.
E.
Areas provided or reserved for such community facilities
should be adequate to provide for building sites, landscaping and
off-street parking as appropriate to the use proposed. The Supervisors
reserve the right to accept or refuse offers of dedication for public
uses.
[Added 3-22-2006 by Ord. No. 208
A.
Resource inventory and analysis. Resources on the tract shall be delineated on an existing resources and site analysis plan, as required in § 130-33C.
B.
Four-step design process. Conservation subdivisions proposed under Options 1, 2 and 3 in the AGR District shall follow a four-step design process as described below. Applicants will be required to document the design process as set forth in § 130-33D.
(1)
Step 1: Delineation of open space lands and
development areas. Open space lands and development areas shall be
delineated according to the following procedure:
(a)
The minimum percentage and acreage of required
open space lands shall be calculated by the applicant and submitted
as part of the sketch plan or preliminary plan in accordance with
the provisions of this chapter and of the Zoning Chapter. This section
shall not apply to Options 2 and 3.
(b)
Using the existing resources and site analysis
plan as a base map, primary and secondary conservation areas shall
be delineated consistent with the Worcester Township Open Space Plan.
Primary and secondary conservation areas shall include all protected
resources as defined in Articles XX, XXA and XXB of the Zoning Chapter,
and § 150-204.1 of the Zoning Chapter, whether or not specifically
mapped in the Worcester Township Open Space Plan.
(c)
Open space lands required in Option 1 shall include all primary conservation areas and those parts of the secondary conservation areas with the highest resource significance. In determining those secondary conservation areas to be included in the open space, the applicant consult with the Planning Commission, which shall use as a guideline § 130-15.2A and B herein (List of resources to be conserved and Other design considerations).
(d)
In Option 1, open space land shall be delineated to meet at least the minimum area percentage requirements for open space lands in a manner clearly indicating open space boundaries as well as the types of resources included within them. Location of the open space land shall be determined as indicated in Subsection B(1)(c) above.
(e)
Development areas constitute the remaining lands
of the tract outside of the designated open space areas and protected
constrained lands, where house sites, streets, and lots are to be
delineated in accordance with Steps 2, 3 and 4 below.
(2)
Step 2: Location of house sites. Potential house
sites shall be tentatively located, using relevant data on the existing
resources and site analysis plan, and in Option 1, the proposed open
space lands as a base map. The house site locations in the tract's
designated development areas shall be designed to fit the tract's
natural topography, be served by adequate water and sewage facilities,
and provide views of and access to adjoining open space areas. House
sites shall be no closer than 100 feet from primary conservation areas
and 50 feet from secondary conservation areas.
(3)
Step 3: Alignment of streets and trails, and
location of stormwater management facilities.
(a)
With house site locations identified, the applicant shall delineate a street system to provide vehicular access to each house in a manner conforming to the tract's natural topography and providing for a safe pattern of circulation and ingress and egress to and from the tract. Proposed streets shall comply with the standards in § 130-16.
(b)
Streets shall avoid, or at least minimize, adverse
impacts on the open space areas. To the greatest extent practicable,
wetland crossings and new streets or driveways traversing slopes of
15% or greater shall be avoided.
(c)
Street connections shall be encouraged to minimize
the number of new culs-de-sac and to facilitate easy access to and
from homes in different parts of the tract (and on adjoining parcels
where applicable).
(d)
A tentative network of trails shall be shown.
Potential trail connections to adjacent parcels shall also be shown
in areas where a Township trail network is envisioned.
(e)
Preferred locations for the stormwater and wastewater
management facilities shall be identified using the existing resources
and site analysis plan and proposed open space lands as the base maps.
Opportunities to use these facilities as an additional buffer between
the proposed open space lands and development areas are encouraged.
These facilities should generally be designed to improve the quality
of stormwater runoff and wastewater effluent with emphasis placed
on achieving maximum groundwater recharge areas as indicated on the
existing resources and site analysis plan. The design of the facilities
should strive to use the natural capacity and features of the site
to facilitate the management of stormwater and wastewater generated
by the development.
(4)
Step 4: Design of lot lines. Lot lines for the
subdivision should be drawn as the last step in the design procedure.
They should follow the configuration of house sites and streets in
a logical and flexible manner and be consistent with all applicable
dimensional standards of the Zoning Chapter.
[Added 3-22-2006 by Ord. No. 208]
A.
List of resources to be conserved. The location of
proposed open space shall take into consideration the resource protection
standards of Articles XX, XXA and XXB, and § 150-204.1 of
the Zoning Chapter, open space and potential trail corridor recommendations
of the Worcester Township Open Space Plan, and the resources identified
in the Worcester Township Open Space Plan and the Worcester Township
Comprehensive Plan. During the development review process, the Township
shall be satisfied that the applicant has incorporated the following
resources into the open space to the fullest extent practicable:
(1)
Stream channels, floodplains, wetlands, wet
soils, swales, springs and other lowland areas, including adjacent
buffer areas required to ensure their protection.
(2)
Steep slopes, particularly those adjoining watercourses
and ponds, where disturbance and resulting soil erosion and sedimentation
could be detrimental to water quality.
(3)
Woodlands, particularly those performing important
ecological functions such as soil stabilization and protection of
streams, wetlands and wildlife habitats.
(4)
Hedgerows, groups of trees, large individual
trees, and other vegetation features representing the site's rural
past.
(5)
Significant natural areas of species listed
as endangered, threatened, or of special concern, such as those listed
in the Statewide Natural Diversity Inventory.
(6)
Areas where precipitation is most likely to
recharge local groundwater resources because of topographic and soil
conditions affording high rates of infiltration and percolation.
(7)
Historic structures and sites, as documented
in the Worcester Township Open Space Plan and Worcester Township historic
inventories.
(8)
Visually prominent topographic features such
as knolls, hilltops and ridges, and scenic viewsheds as seen from
public roads (particularly those with historic features).
(9)
Existing trails connecting the tract to other
locations in the Township.
(10)
Class I, II and III agricultural soils as defined
by the USDA Natural Resource Conservation Service.
B.
Other design considerations. The configuration of
open space lands set aside for common use in residential subdivisions
shall be consistent with the following standards:
(1)
It shall be free of all structures except historic
buildings, stone walls, structures related to open space uses, and
other structures specifically permitted by the Zoning Chapter. The
Board of Supervisors may grant approval of structures and improvements
required for storm drainage, sewage treatment and water supply within
the open space, provided that such facilities are not detrimental
to the open space. The acreage of lands required for such uses shall
not be credited towards minimum open space acreage requirements for
the tract, unless the land they occupy is appropriate for passive
recreational use. However, in no case shall more than 50% of the open
space be occupied by sewage treatment or stormwater management facilities
and related infrastructure. At least 25% of the open space shall be
free of structures or infrastructure of any type.
(2)
Common greens. At least 3% of the required open
space shall be in the form of common greens. A green is typically
5,000-20,000 square feet in area, with a maximum area of 32,000 square
feet, and shall be located internal to the developed areas. A green
shall be created and maintained as the open space around which dwellings
are arranged. The front facade of the dwelling units shall face the
green. The design of the green shall be governed by the examples shown
in Appendix A, Conservation Subdivision Design Examples.
(3)
It shall not include parcels smaller than three
acres, segments having a length-to-width ratio of less than 4:1, or
a width of less than 75 feet, except for such lands specifically designed
as neighborhood greens, playing fields or trail links.
(4)
It shall be directly accessible to the largest
practicable number of lots within the subdivision. Nonadjoining lots
shall be provided with safe and convenient pedestrian access to open
space land.
(5)
Open space designated for active recreational
uses shall not interfere with adjacent dwelling units, parking, driveways
and roads.
(6)
It shall be interconnected wherever possible
to provide a continuous network of open space lands within and adjoining
the subdivision.
(7)
It shall provide one-hundred-fifty-foot buffers
to adjoining parks, preserves and other already protected lands.
(8)
Except in those cases where part of the open
space is located within private house lots, open space lands shall
provide for pedestrian pathways for use by the residents of the subdivision
and/or the Township. Consideration shall be given to providing for
public access on such trails if they are linked to other publicly-accessible
pathway systems within the Township. Provisions should be made for
access to the open space lands, as required for land management and
emergency purposes.
(9)
It shall be undivided by public or private streets,
except where necessary for proper traffic circulation.
(10)
It shall be suitably landscaped either by retaining
existing natural cover and wooded areas and/or according to a landscaping
plan to protect open space resources.
(11)
It shall be consistent with the policies of
the Township's Comprehensive Plan and Open Space Plan.
C.
Ownership and maintenance. Applicants shall demonstrate compliance with the requirements of § 150-110.12 of the Zoning Chapter, Ownership and maintenance of open space and common facilities.
In accordance with the pertinent sections of
the Second Class Township Code,[1] all new streets and culs-de-sac, and widened portions of all existing rights-of-way, intended for public use shall be dedicated to the Township, subject to final acceptance based on compliance with the following requirements and § 130-45 of these regulations.
A.
Street system.
(1)
Conformance with adopted plans. The proposed street
pattern shall be properly regulated to existing streets, to the Township
Official Map Summary and to such county and state road and highway
plans as have been duly adopted by said agencies.
(2)
Arrangement. Streets shall be arranged in a manner
to meet with the approval of the Township Supervisors, considered
in relation to both existing and planned streets, and located so as
to allow proper development of surrounding properties. Secondary and
through highways shall be connected with such existing streets and
highways so as to form continuations thereof. Residential streets
shall be laid out to discourage their use as secondary streets or
through highways.
(3)
Conformity with topography. Streets shall be adjusted
to the contour of the land so as to produce usable lots and streets
of reasonable grade, alignment and drainage.
(4)
Grading. The street shall be graded to the full width
of the right-of-way and provision made for slopes beyond the right-of-way
in conformance with municipal specifications.
(5)
Provisions of streets for future development. Access
shall be given to all lots and portions of the tract in the subdivision
and to adjacent unsubdivided territory. Streets giving such access
shall be improved to the limits of the subdivision. Remnants, reserve
strips and landlocked areas shall not be created.
(6)
New streets. New streets shall be laid out to continue
existing streets at equal or greater right-of-way and cartway width,
where such continuations are reasonable and practical.
(7)
Dead-end streets. Dead-end streets are prohibited
unless designed as culs-de-sac or designed for access exclusively
to neighboring tracts.
(8)
Street names. Continuation of existing streets shall
be known by the same name. Names for new streets shall not duplicate
or closely resemble names of existing streets. In all cases, however,
all street names are subject to the approval of the Township Planning
Commission and Board of Supervisors.
(9)
Half street. The dedication of half streets at the
edges of a new subdivision is prohibited. If circumstances render
this impracticable, adequate provision for the concurrent dedication
of the remaining half of the street must be furnished by the subdivider,
developer or builder. When there exists a half street in an adjoining
subdivision, the remaining half shall be provided by the proposed
development.
B.
Street alignment.
(1)
Sign distance on horizontal and vertical curves. Proper
sight distance should be provided with respect to both horizontal
and vertical alignments. Measured along the center line, this should
be 500 feet for major roads; 300 feet for secondary roads; and 200
feet for local residential streets, measured at the center line and
at driver's eye height of five feet.
(2)
Horizontal curves shall be used at all changes in
excess of two degrees. Long radius curves shall be used rather than
a series of curves connected by short tangents. Minimum radius curves
at the end of long tangents will not be approved.
(a)
Curvature. The minimum radius at the center
line for horizontal curves on major streets shall be 300 feet; for
secondary streets, 200 feet; and for rural or residential streets,
150 feet.
(b)
Tangents between curves. Except for local streets
there shall be a tangent of at least 100 feet measured at the center
line between reverse curves.
(3)
Vertical curves. Vertical curves shall be used at
changes in grade of more than 1%. The length of the curve shall approximate
50 feet on secondary streets and 25 feet on residential streets for
each 1% of change in grade. Over summits or in sumps, vertical curves
shall not produce excessive flatness in grade. The high or low point
on a vertical curve must be definitely and clearly shown.
(4)
Street grades.
(a)
There shall be a minimum grade of at least 1%
on all streets.
(b)
Maximum grades. A maximum grade of 7% on major
and secondary streets; and 10% on residential streets for distances
of not more than 1,500 feet. However, grades in excess of 5% shall
be avoided wherever possible. The grade shall be measured along the
center line.
(c)
Curve-grade combinations. A combination of minimum
radius horizontal curves and maximum grades will not be approved.
(d)
Street intersections. The grade within 50 feet
of any side of an intersection or the outer perimeter of a cul-de-sac
shall not exceed 3%. The grade will be measured along the curbline
of the street.
(e)
Street grading. All streets shall be graded
to the grades shown on the street profile and cross-section plan submitted
and approved with the preliminary plan of subdivision and land development.
They shall be inspected and checked for accuracy by the Township Engineer.
C.
Right-of-way width, paving width and curbing.
(1)
Classification. All streets will be classified as
marginal access, rural, residential, cul-de-sac, secondary or primary
and shall be governed as follows:
(a)
Marginal access streets.
[1]
Marginal access streets serve as minor streets
for access to adjacent properties on only one side of the street.
This type of facility runs parallel with and adjacent to a primary
or secondary street and serves to reduce the number of access points
which intersect the larger streets, thereby increasing the efficiency
and safety of traffic flow along the major street while providing
adequate access to abutting development. All marginal access streets
shall consist of an additional right-of-way abutting and measured
from the ultimate right-of-way line of the major street as defined
by the Township Comprehensive Plan. The rights-of-way shall contain
the features listed below, in order, moving outward from the ultimate
right-of-way.
[a]
Industrial: five-foot minimum grass
strip; thirty-two-foot cartway, including two twelve-foot travel lanes;
contained in a forty-foot right-of-way. No parking allowed.
[b]
Commercial or multifamily residential:
five-foot grass strip; twenty-four-foot cartway consisting of two
twelve-foot travel lanes; contained in a forty-foot right-of-way.
No parking allowed.
[c]
Single-family residential, two-way:
five-foot minimum grass strip; twenty-eight-foot cartway consisting
of two ten-foot travel lanes and one eight-foot parking lane; contained
in a forty-foot right-of-way parking allowed, one side.
[d]
Single-family residential, one-way:
five-foot minimum grass strip; eighteen-foot cartway consisting of
one ten-foot travel lane and one eight-foot parking lane; contained
in a thirty-foot right-of-way. Parking allowed one side.
[2]
In addition to the above regulations, marginal
access streets shall meet the following standards:
[a]
Marginal culs-de-sac will meet
marginal street regulations with a standard cul-de-sac turnaround
at the closed end.
[b]
Where marginal access streets form
a necessary leg of another classification of street, they shall be
governed by the regulations of the other street classification.
[c]
Where sidewalks do not exist or
should be replaced, they shall be installed in the outermost portion
of the right-of-way of the marginal street.
[3]
Rural streets are those not qualifying under
any of the other classifications and on which at least 75% of all
road frontage consists of lots greater than two acres, with minimum
lot widths of 200 feet. Rural streets shall have a minimum right-of-way
of 50 feet and a minimum paved cartway of 24 feet.
[4]
Residential streets shall be those which are
used strictly to serve residential areas and do not serve as through
streets in a development. They shall have a minimum right-of-way width
of 50 feet and shall have a minimum paved width of 32 feet. (This
may be reduced to 28 feet or 30 feet when it seems unreasonable for
conditions.) Construction of the street, curbing and sidewalk shall
be in accordance with specifications hereinafter included in these
standards.
[5]
Cul-de-sac streets shall be those streets with
one end open for vehicular access and the other terminating in a vehicular
turnaround and shall be defined in two ways:
[a]
Temporary culs-de-sac are those
culs-de-sac constructed to an abutting property line with the intention
that such road will be extended onto the adjoining property at a future
date as a logical step in the circulation network of neighborhood,
superblock or area. Temporary culs-de-sac shall be required by the
Supervisors when conditions so warrant. Temporary culs-de-sac shall
be governed by the same design standards as permanent culs-de-sac.
[b]
Permanent culs-de-sac provide access
only to abutting lots within the tract being subdivided or developed.
A permanent cul-de-sac:
[i]
Shall be constructed to the specifications
of street, curbing and sidewalks hereinafter included in these standards
for residential streets.
[ii]
Shall have a minimum right-of-way
of 50 feet, a circular turnaround with a minimum right-of-way radius
of 50 feet and an outer paving radius of 40 feet.
[iii]
Will not be approved as a part
of a four-way intersection or as a continuation of any through street,
unless special conditions warrant approval of either of the above
by the Supervisors.
[iv]
Will not be approved when a through
street is practicable.
[v]
Will not be more than 500 feet
in length unless special conditions warrant approval by the Supervisors.
[The burden of proof regarding Subsections C(1)(a)[5][b][iii] through
[v] shall be on the subdivider.]
[6]
Secondary streets shall be defined in two ways:
[a]
Secondary feeder streets shall
be those which are used as connecting and through streets to serve
residential areas and to connect residential streets to collector
roads and community facilities with low traffic volumes. They shall
have a minimum right-of-way of 60 feet and shall have a minimum paved
width of 38 feet. Curbing and/or sidewalk shall be provided as required.
Construction of the street curbing and sidewalk shall be in accordance
with specifications hereinafter included in the standards.
[b]
A secondary collector street shall
serve to connect feeder streets and residential streets to other feeder
roads, community facilities and major highways with medium traffic
volume. Additionally, collector streets may also serve business or
industrial areas. They shall have a minimum right-of-way width of
80 feet and shall have a minimum paved width of 40 feet. The street
must be provided with curbing and sidewalk and shall conform to construction
specifications hereinafter included in these standards.
[7]
Primary streets connect district centers or
communities serving large volumes of fast-moving through traffic and
shall be defined in three ways:
[a]
Limited access highways that deny
access to adjacent property owners and provide access at only a limited
number of grade-separated interchanges. They shall have a minimum
right-of-way of 120 feet, widened appropriately at interchanges, containing:
[b]
Controlled access highways which
provide for access at a few grade level intersections (e.g., with
other major streets, large shopping centers, etc.). They shall have
a minimum right-of-way of 100 feet, appropriately widened at intersections
for turning lanes, channelization, etc., and containing:
[c]
Semicontrolled access highways
which place lesser restrictions on the access of adjacent property
owners by providing more frequent access points at grade-level intersections
(e.g., with secondary streets, marginal access streets, etc.). They
shall have a minimum right-of-way of 100 feet, appropriately widened
at intersections for turning lanes, channelization, etc., and containing:
(2)
Street width. The following general standards shall
apply to street width:
(a)
The minimum widths of the right-of-way and paving, and the requirements for curbing, shall not be less than those of an existing street of which the new street is to be a continuation, nor less than as required above under Subsection C(1), Classification.
(b)
Minimum right-of-way width for development along
existing streets shall correspond with the ultimate right-of-way for
these streets, as defined in the Township Comprehensive Plan and/or
shown on the Right-of-Way Map.
(c)
The area between an existing right-of-way line
and the ultimate right-of-way line should be offered for dedication
to the authority having jurisdiction over the road when land is subdivided
or developed along an existing right-of-way.
(d)
Islands, medial strips and channelization may
be required in any area where traffic volumes warrant their use for
safety and efficiency and may be permitted in any area at the discretion
of the Supervisors. Such devices on state roads must meet or exceed
the requirements of the Pennsylvania Department of Transportation.
(e)
Additional widths may be required by the Township
as provided in Subsection C(1)(a)[7][a], [b] and [c], as directed
and/or required by the Township Engineer.
(f)
No fences, hedges, trees, shrubbery, walls,
plantings or other obstructions shall be located or be permitted within
the right-of-way except for ground covers such as grass, ivy, crown-vetch
or horizontally spreading shrubs less than one foot high or retaining
walls necessitated by road widening and constructed by the authority
having jurisdiction over the road.
D.
Street paving. All street paving must conform to the
specifications incorporated in this section of the standards and be
approved by the Township Engineer prior to acceptance by the Township
Supervisors. All grades, horizontal curves, vertical curves, intersections,
sight distances and tangents shall conform to the requirements established
by this chapter and shall be subject to the approval of the Township
Engineer.
(1)
Subgrade.
(a)
The bottom of the excavation and the top of
the fill between the outer limits of the paving or base course, when
completed will be known as the "subgrade" and shall conform to the
lines, grades and cross sections given. The subgrade for macadam paving
shall conform to the established lines, grade and cross section as
approved by the Township Supervisors. The subgrade shall be solidly
compacted to a firm and unyielding state by rolling with a minimum
of ten-ton power roller. Unstable areas shall be removed and replaced
with suitable fill and then rerolled as required to provide a uniform
even surface.
(b)
Construction methods. After the excavation or
rough grading has been performed and all drains have been constructed,
the subgrade shall be fine graded and shaped to the proper cross section.
It shall be brought to a firm unyielding surface by rolling the entire
area with an approved three-wheel power roller having a metal weight
of not less than 10 tons. Solid rock, boulders, soft clay and all
spongy material which will not consolidate under the roller shall
be removed from the subgrade to a depth to be determined by the Township
Engineer or other person designated by the Township Supervisors. The
space shall be filled with suitable material from the excavation and
the subgrade rerolled until it presents a smooth and firm surface
of the proper shape and cross section. Crown board and straight edge
shall be used for checking road and street construction. Maximum deviation
shall not exceed 1/4 of an inch.
(2)
Shoulder.
(a)
Supporting shoulder shall be constructed on
all sections of projects where a base course or pavement is to be
constructed without other permanent support along the sides. All shoulders
shall be thoroughly compacted and graded to provide drainage from
the macadam surface.
(b)
Construction methods. Where concrete curbing
is not to be constructed, shoulders are to be constructed adjacent
to the paving of the proposed road. The width and type of construction,
grade and construction methods of these shoulders is to be determined
by or must meet the approval of the Township Engineer or other person
designated by the Township Supervisors.
(3)
Paving base course.
(a)
The base course shall be a crushed aggregate
base course to a compressed thickness after completion of eight inches.
Construction will conform to the Pennsylvania Department of Transportation
Specifications Form 408, dated 1967, or the latest revision thereto.
(b)
Materials. The materials used and the construction
methods shall meet the requirements of this specification. Type A
stone meeting the requirements as specified in section 310 of the
Pennsylvania Department of Transportation Specifications Form 408,
dated 1967, shall be used.
(c)
Construction methods. The construction methods
for the base course shall comply with the following:
[1]
Before spreading any of the coarse material,
the contractor or owner shall furnish a sufficient number of grade
stakes to represent the finished grade of the proposed roadway as
shown on the drawings. This shall be done to the satisfaction of the
Township Engineer or other person designated by the Township Supervisors.
[2]
Fine material for initial layer. Prior to placing
the coarse material, a layer of fine material as specified shall be
spread uniformly over the subgrade as a bed and filler at a minimum
thickness of one inch.
(d)
Spreading the coarse material. The crushed stone
shall be placed in two four-inch layers and spread uniformly on the
prepared subgrade so as to distribute the material to the required
depth for the full width of the base, unless otherwise specified for
part-width construction. Each course shall be thoroughly screened
and rolled. This material shall not be placed in a wet or frozen subgrade.
No material shall be placed without first obtaining the consent of
the Township Engineer or other persons designated by the Township
Supervisors. Not more than an average day's work shall be placed in
advance of filling or rolling.
(e)
Rolling coarse material. The coarse material
shall be compacted by rolling with a three-wheel power roller having
a metal weight not less than 10 tons. The rolling shall begin at the
sides and progress to the center, except on super-elevated curves
where the rolling shall begin on the low side and progress to the
high side. The rolling shall be parallel to the center line of the
roadway uniformly lapping each preceding track and covering the entire
surface with the rear wheels and continuing until the material does
not creep or wave ahead of the roller wheels. Areas of the base inaccessible
to the roller shall be satisfactorily compacted by means of approved
tampers. The base course shall be compacted to ensure no movement
in the base.
(f)
Application of fine material. The fine material
generally shall be cast or spread in a series of thin applications,
parallel with the roadway. If spread by hand the spreading shall be
performed with a sweeping motion of a square-pointed shovel alternately
in opposite directions, this process being continued until no more
material can be forced into the voids. Hand brooms shall be used to
spread the material over the surface to ensure even distribution and
filling of all voids in the coarse material. All excess filler material
forming in piles or cakes upon the surface shall be loosened and scattered.
The rolling of the surface shall be continued during the process of
spreading the filler material and shall be as specified for rolling
the coarse material. Additional filler shall be applied where necessary
to fill the voids and the rolling continued until the base course
is thoroughly compacted and firmly set. The quantity of filler material
necessary shall be determined by the Township Engineer or other person
designated by the Township Supervisors. After the completion of the
application and rolling of dry screening, the surface shall be sprinkled
with water and rolled. If, at any time, subgrade material should become
churned up or mixed with the base course materials, the contractor
shall dig out and remove the mixture, reshape and compact the subgrade
and replace the materials removed with clean materials which shall
be filled and rolled until compacted satisfactorily.
(4)
Bituminous surface course ID-2A.
(a)
This surface course shall consist of two courses,
binder course or special binder course and wearing course, of hot-mixed,
hot-laid asphaltic concrete, constructed on a prepared base course.
The bituminous surface course shall have a total thickness, after
final compaction, as specified by the Township Engineer or other persons
designated by the Township Supervisors but in no case shall be less
than 2 1/2 inches after compression. All street pavement cross
sections, except where superelevated for curves, will be a minimum
slope from the center of the road to the gutter of a minimum of one-fourth-inch
per foot to a maximum of one-half-inch per foot.
(b)
Materials. The materials shall conform to the
requirements as given in Section 420 of the Pennsylvania Department
of Transportation Specifications Form 408, dated 1967, or the latest
revision thereto.
(c)
Construction methods. The surface coursing shall
be Type ID-2A as specified in Pennsylvania Department of Transportation
Specification Form 408, dated 1967, or the latest revision thereto,
and shall be applied in strict accordance therewith.
(d)
No visible moisture shall be present prior to
the laying of each course. Road surface temperature shall be 50°
F. or greater prior to the laying of a bituminous surface. The air
temperature shall be 40° F. or greater with the temperature rising.
All bituminous surface courses shall have a total thickness after
compression of 2 1/2 inches minimum. All edges shall be kept
straight and sharp forming a clean cut line between finished road
and gravel shoulder where shoulder construction is used.
(e)
Worcester Township will require delivery slips
for all materials used in the construction of streets.
E.
Street intersections.
(1)
Number of intersections. No more than two streets
shall cross at the same point. Four-way intersections are to be avoided
in the layout when three-way or T-intersections can be utilized. When
existing streets intersect at odd angles, or have more than four approaches,
the subdivider, developer or builder shall be required to make corrective
changes to eliminate the odd angle or reduce the number of approaches
to the intersection by curving the lesser street.
(2)
Minimum angle of intersection. Right angle intersections
shall be used whenever practicable, especially when local streets
empty into major or secondary streets; there shall be no intersection
angle, measured at the center line, of less than 60° minimum.
(3)
Center lines. Where center lines of residential or
secondary streets open into opposite sides of a major street within
100 feet of each other they shall be made to coincide by curving the
minor street or streets.
(4)
Primary thoroughfare. Wherever practicable, intersections
with through highways shall be kept to a minimum and shall be located
at least 1,200 feet apart.
(5)
Sight distance. Proper sight lines as provided in § 130-16B(1) of this chapter shall be maintained at all intersections of streets. There shall be measured along the center line a minimum clear sight triangle of 75 feet from the point of intersection. No building, trees, hedge, shrubbery or other obstruction whatsoever will be permitted in this area. Any obstruction to sight shall be removed at the time the street is graded or at the time a building or structure is erected, whichever shall first occur.
(6)
Maximum grade. Maximum grade within any intersection
shall not exceed 1%, and approaches to an intersection shall follow
a straight horizontal course for 100 feet.
(7)
Approach grades. All approaches to an intersection
shall not exceed 3% for a distance of 50 feet measured from the nearest
right-of-way line of the intersecting street.
(8)
Radii of pavement and right-of-way intersections.
Street intersections shall be rounded with tangential arcs at the
pavement edge (curbline) and right-of-way lines as listed below. Where
two streets of different right-of-way widths intersect, the radii
of curvature for the widest street shall apply.
|
Type of Street
|
Minimum Radius of Arc at Intersection
of Pavement Edge or Curbline
|
Minimum Radius of Arc at Intersection
of Right-of-Way Line
| |
|---|---|---|---|
|
Primary
|
40 (or more as may be required)
|
20 (or more as may be required)
| |
|
Secondary
|
30
|
20
| |
|
Residential
|
25
|
15
| |
|
Rural
|
25
|
15
| |
|
Cul-de-sac
|
25
|
15
| |
|
Marginal access
|
25
|
15
|
[1]
Editor's Note: See 53 § 65101 et
seq.
A.
Alleys. Alleys are prohibited in residential developments
except as the completion extension of one in existence. In commercial
or industrial districts without expressly designed loading areas,
alleys with a minimum width of 25 feet shall be required. Where such
alleys (dead-end, they shall be provided with a turnaround having
a radius of not less than 25 feet. The cartway shall be a minimum
of 20 feet.
(1)
Paving. The paving requirements shall be the same
as for street paving.
(2)
Intersections. Intersections of right-of-way lines
shall be rounded by a tangential arc, the minimum radius of which
shall be 10 feet, and the edge of the paving at intersections shall
be rounded by a tangential arc, the minimum radius of which shall
be 15 feet.
(3)
Obstructions. No fences, hedges, trees, shrubbery,
walls, plantings or other obstructions shall be located within the
right-of-way. Reasonable sight distance shall be provided at intersections
with streets.
B.
Driveways.
(1)
Location. Driveways shall be so located as to provide
reasonable sight distance at intersections with streets, and not closer
than five feet to side lot lines. A stopping area measured 20 feet
behind the right-of-way line shall be provided, not to exceed a four-percent
grade.
(2)
Intersections. Driveways shall be located not less
than 40 feet from the street intersection and shall provide access
to the street of a lesser classification when there are streets of
different classes involved.
(3)
Pavement widths and grade. Driveway paving widths
and grades shall be as follows:
|
Land Use
|
Minimum Paving Width
(feet)
|
Minimum Radius at Curb
(feet)
|
Maximum Grade
|
Maximum Change of Grade Per 10 feet
| |
|---|---|---|---|---|---|
|
Single-family residential
|
10
|
5
|
8%
|
10%
| |
|
Multifamily residential
|
12 (1-way)
24 (2-way)
|
10
10
|
8%
8%
|
10%
10%
| |
|
Commercial and industrial
|
12 (1-way)
24 (2-way)
|
15
15
|
5%
5%
|
7%
7%
|
(4)
All driveways shall be located, designed and constructed
in such a manner as not to interfere or be inconsistent with the design,
maintenance and drainage of the highway.
(7)
All new flag lots shall share driveway access with
the lot between the flag and the street when driveway access is proposed
to a primary, secondary feeder or secondary collector street.
[Added 5-16-2007 by Ord. No. 214]
C.
Driveways for land developments.
(1)
The Township Supervisors shall have the authority
to approve driveways intended for the use of two or more families,
apartment developments and commercial and industrial projects where
usage by the occupants constitutes essentially a private street. Driveways
constituting private streets are those accessways used by two or more
families daily or 10 or more workers for vehicular circulation. Driveways
serving as private streets shall not be dedicated to the municipality,
nor does the municipality assume any responsibility for their maintenance.
(2)
Construction of driveways to be used as private streets
shall conform to minimum design standards for public streets, other
than those applicable to rights-of-way, width, curbing and shoulder
grading; provided, however, that the width of the cartway shall not
be in any event less than 20 feet.
(3)
Location and placement of driveways serving as private streets shall comply with Subsection B, Driveways. Additionally, provisions for drainage and stormwater runoff shall be approved by the Township Engineer.
(4)
The owner, and all successors, of any property which
is to abut any driveway serving as a private street shall be fully
responsible for the permanent improvement of the driveway(s) and for
the maintenance thereof in a good and safe condition.
(5)
The Township Supervisors shall evaluate the location,
placement and alignment of driveways serving as private streets based
upon the ease of accessibility to and efficient maneuverability throughout
the development for protective services of fire and police.
D.
Parking areas.
(1)
Automobile parking facilities shall be provided off-street in accordance with requirements of Chapter 150, Zoning, and this chapter.
(2)
At no time shall angle or perpendicular parking along
the curbs of local, public or private access roads or streets be permitted.
All parking lots and bays allowing any parking other than parallel
shall be physically separated from the cartway by a minimum of seven
feet and confined to barrier curbing.
(3)
Off-street parking areas shall comply with the separation, buffering and landscaping requirements of § 130-28G(6).
[Amended 5-19-1993 by Ord. No. 131]
(4)
No less than 20 feet of open space shall be provided
between the curbline of any parking area and the outside wall of the
dwelling unit in residential areas.
(5)
Parking may be permitted within side and/or rear yards
when the side and/or rear yards abut a district zoned industrial and/or
commercial. However, no parking shall be permitted within five feet
of a side or rear property line unless formal arrangements, satisfactory
to the Township, have been made for the establishment of common parking
facilities.
(6)
In commercial and industrial districts, provision
of common parking facilities is hereby encouraged in recognition of
their increased flexibility and efficiency. Subject to formal arrangements
between the proposed users of the common parking facilities, satisfactory
to the Township, the Zoning Hearing Board may reduce the aggregate
amount of required parking space upon determination that greater efficiency
is effected by joint use of the common parking area. When common parking
facilities are approved, side and/or rear yard parking requirements
may be waived in order to establish unified and continuous parking
areas. In such cases, access drives and sidewalks shall be so aligned
as to maximize parking efficiency and minimize traffic congestion.
Entrances and exits must have clear sight lines and good visibility
so that both going in and coming out drivers can see and cars can
be seen.
(7)
Parking stall dimensions shall be not less than 10
feet in width and 20 feet in depth.
(8)
Buffer planting requirements shall be applicable to
parking lot facilities along the area fronting major or secondary
roads and along the area adjacent to other properties.
(9)
All dead-end parking lots shall be designed to provide
sufficient backup area for the end stalls.
(10)
No less than a five-foot radius of curvature
shall be permitted for all curbline in all parking areas.
(11)
Parking lot dimensions shall be no less than
those listed in the following table:
|
Parking Stall
|
Aisle Width
| ||||
|---|---|---|---|---|---|
|
Angle of Parking
(degrees)
|
Depth
(feet)
|
Width
(feet)
|
1-Way
(feet)
|
2-Way
(feet)
| |
|
90°
|
20
|
10
|
25
|
25
| |
|
60°
|
21
|
10
|
18
|
20
| |
|
45°
|
19
|
10
|
15
|
18
| |
A.
Sidewalks.
(1)
Where required. Sidewalks shall be provided along
all streets excepting where, in the opinion of the Township Supervisors,
they are unnecessary for the public safety and convenience.
(2)
Width and thickness. Sidewalks shall not be less than
four feet in width in residential areas. A greater width shall be
required in areas in which apartments or business buildings are located
or deemed necessary at the discretion of the Township Supervisors.
(3)
Sidewalks shall be located between the curb and right-of-way
line five feet from the curbline. The grade and paving of the sidewalk
shall be continuous across driveways except in certain cases where
heavy traffic volume dictates special treatment.
(4)
Construction methods.
(a)
Sidewalks shall be constructed so as to discharge
drainage to the street, the grade of which shall not be less than
1/4 inch per foot. The finished grade between the outside of the sidewalk
to the curbline (edge of the cartway) shall never exceed a total vertical
elevation change of one foot.
(b)
Sidewalks shall be constructed of concrete to
a width as indicated for the various classifications of streets.
(c)
Concrete used in curbing work shall be at least
3,000 pounds per square inch at 28 days with certification of the
mix furnished to the Township Engineer. Concrete shall be placed in
forms that are straight and securely braced. Care shall be taken to
control the water content to prevent separation of the aggregates.
The concrete shall have a broom finish and the edges shall be finished
with an approved edging tool.
(d)
All concrete sidewalks shall be constructed
on a four-inch crushed stone or gravel base to ensure proper drainage.
The concrete shall be placed so that there is a separate joint every
five feet and shall be so constructed so that the five-foot sections
are completely separated from adjacent sections. One-half-inch premolded
expansion joints shall be placed every 20 feet and between all points
where the concrete sidewalk abuts a concrete curb.
(e)
All concrete sidewalks shall have a minimum
thickness of four inches, except under driveways where they shall
have a minimum thickness of six inches. The concrete apron in the
driveway area shall be reinforced with wire six inches by six inches
Number 9 wire (minimum). Two layers of this wire shall be utilized
with a minimum of two-inch spacing between layers. The wire shall
be installed so that it is not closer than 1/2 inch from the top or
bottom surfaces of the driveway.
B.
Curbs.
(1)
Construction methods.
(a)
Concrete curbs shall be installed along each
side of every residential, secondary or commercial street or road.
Concrete curbs shall be 22 deep, six inches wide at the top and eight
inches wide at the base on secondary, commercial and primary streets.
Concrete curbs shall be 18 inches deep, six inches wide at the top
and eight inches wide at the base on residential streets. The nominal
distance from the top of curb to flow line of the gutter shall be
seven inches on secondary, commercial and primary streets, and six
inches on residential streets. Curbing shall be built in ten-foot
lengths, and an approved expansion joint of one-fourth-inch minimum
thickness shall be used at each joint. A combination curb and gutter
may be used at the option of the developer when approved by the Township
Engineer. Where combination curb and gutter is used, it must be placed
on a minimum of four inches of crushed stone or gravel to provide
adequate drainage beneath the curb.
(b)
All concrete used in the construction of improvements
shall be certified to develop a compressive stress of at least 3,000
pounds per square inch at 28 days with certification of the mix furnished
to the Township Engineer.
(c)
Concrete shall be placed in forms that are straight
and securely braced. Care shall be taken to control the water content
to prevent separation of the aggregates. All concrete shall be thoroughly
tamped into the forms. After the concrete has set sufficiently, the
form shall be removed and the exposed surface shall be rubbed to provide
an even finish. All edges shall be finished with an approved edging
tool.
(d)
To provide for driveways depressions, the curbing
may be constructed and finished during the time of pouring.
(2)
The Supervisors may waive the curbing requirement
if the developer can prove to the Township that a proposed system
of well-designed swales can perform the drainage function comparable
to a system of curbs and inlets, and that the appearance and functioning
of the roadway and parking lot system shall not be impaired by the
lack of curbing, or the Supervisors may require a swale where deemed
desirable to retard a rapid runoff of stormwater.
A.
Length. In general, all blocks in a subdivision shall
have a minimum length of 500 feet and a maximum length of 1,200 feet
unless special conditions warrant a variance.
B.
Width.
(1)
Whenever practicable blocks shall be of such width
as to provide two tiers of lots of the minimum size permitted under
the applicable zoning classification, except in the case of lots along
a major thoroughfare where the lot fronts on an interior street.
(2)
Through lots. Double frontage lots are to be avoided
and generally will not be permitted except where reversed frontage
is desired away from a major thoroughfare to a street of lesser traffic
volume.
C.
Crosswalks. Crosswalks not less than 10 feet wide,
and with concrete paving not less than four feet wide, may be required
where necessary to provide access to schools, churches, parks and
commercial areas. They shall be maintained by the abutting property
owners in the same manner as sidewalks on public streets.
D.
Nonresidential blocks. Blocks for commercial and industrial areas may vary from the elements of design contained in this section if the nature of the use requires other treatment. In such cases, off-street parking for employees and customers may be required along with safe and convenient limited access to the street system. Space for off-street loading may also be required with similar access. Space for the extension of streets, railroad access right-of-way and utilities shall be provided. The amount of parking space shall be as required by Chapter 150, Zoning.
A.
Lots in residential areas.
(1)
Area. All lots shall be no smaller than the minimum
lot area requirements of the applicable zoning classification.
(2)
Depth. Lots excessively deep in relation to width
are to be avoided. A proportion of 2 1/2:1 is generally regarded
as proper maximum for lots 60 feet or more in width.
(3)
Width. The minimum width of a lot shall be that width
in feet which is measured along the building setback line, specified
for the applicable zoning district.
(4)
Corner lots. All corner lot widths on each frontage
shall be a minimum of 1 1/2 times the minimum width of the interior
lots of the same block.
(5)
Frontage.
(a)
Every lot shall have frontage along the ultimate right-of-way line of a street but double frontage lots are prohibited except as provided for in § 130-19B(2) of this chapter.
(b)
The frontage shall not be less than the minimum requirements of Chapter 150, Zoning, except that on the outside of curved residential streets and on the turnaround of culs-de-sac, a minimum frontage of 50 feet may be acceptable, provided that proper lot width is attained at the building setback lines, in conformity with the provisions of Chapter 150, Zoning.
(6)
Sidelines. Whenever practicable, the sidelines of
a lot shall be set at right angles or radial to the right-of-way line.
(7)
Building lines. Building lines for all lots shall
be in conformance with the minimum front, side and rear yard line
requirements of the applicable zoning district.
(8)
Lot numbers. For the purpose of development, each
subdivision may have an overall system of lot numbers, the number
one being assigned to a lot in the first section to be developed.
(Such system of lot numbers shall not be confused with the regular
house or building numbering system based on a Township-wide plan.)
(9)
Building numbers. House or building numbers shall
be assigned by the Township based on an overall street numbering plan.
Numbers will be assigned in such a way as to allow for vacant parcels
and future development.
B.
Subdivisions or land developments with existing structures
on land.
(1)
No subdivision of land will be approved with the property
line extending through any portion of any existing structure.
(2)
If structure(s) is to remain.
(a)
In residential zoning districts of the Township,
the lot size and the lot dimensions of the newly created lot containing
the structure(s) must be in scale with the height and bulk of the
existing structure even if this requires a lot area and/or dimensions
exceeding the minimum zoning requirement for that district. Structures
proposed on the vacant portions of lands being subdivided shall conform
to the extent possible with the height, bulk, building material and
architectural character of the existing structures in the immediate
vicinity, and the subdivision plans shall show building plans at suitable
detail.
(b)
In other zoning districts of the Township (especially commercial and industrial districts) the subdivision of the land must provide adequate service and parking facilities, etc., in keeping with the minimum requirements of Chapter 150, Zoning, for each lot and cumulatively for all lots in the subdivision. No subdivision will be approved in such instances if the servicing and/or parking facilities, etc., attendant to the existing structure are deemed inadequate or would be considered to become inadequate with the development of the now vacant lands. Any new structures contemplated on the newly subdivided parcels shall be in conformity with the existing structures in the immediate vicinity to the extent possible in regard to height, bulk, building material and architectural character, and the subdivision plans shall show building plans at suitable detail.
(3)
If existing structure(s) is to be removed. Subdivision approval will be issued conditional to the expeditious removal of existing structures in complete conformity to all other pertinent Township procedural requirements. The subdivision plans shall furthermore show in detail the proposed development of each parcel of ground and the proposed development shall not provide less service and parking facilities, etc., than now exist. In commercial and industrial areas, plots of land that have been cleared, as well as the existing vacant portions of such lands, should be developed in conformity with the long-range needs of the area to the extent possible, and all developmental requirements embodied in this chapter and Chapter 150, Zoning, shall be adhered to. If roadway realignments and other similar requirements are deemed necessary in the immediate vicinity of the plot being subdivided, they shall be corrected as part of the subdivision design to the utmost of the subdivider's ability.
(4)
If existing structure(s) is to be partly replaced
or is to be added to. Demolition plans and/or construction plans must
be detailed as part of the subdivision plan review, and subsequent
subdivision approval will be conditional upon compliance with said
proposed details. Additions to existing structures shall be in harmony
with existing structures in the immediate vicinity, especially in
respect to height, bulk, building material and architectural characteristics.
In the case of partial demolition of existing structures, the remaining
structure must be in keeping with the existing buildings in the immediate
vicinity in relation to type, bulk, building material and architectural
characteristics. Renovation work to the remaining portion of a structure
following partial demolition must be completed promptly and expeditiously.
C.
Lot grading for subdivisions and land development.
(1)
Blocks and lots. Blocks and lots shall be graded to
secure proper drainage away from buildings and to prevent the collection
of stormwater in pools. Minimum two-percent slopes away from structures
shall be required.
(2)
Design. All drainage provisions shall be of such design
as to carry surface waters to the nearest practical street, storm
drain or natural watercourse. Where drainage swales are used to deliver
surface waters away from buildings, they shall not be less than 1%
nor more than 4%. The swales shall be sodded or planted as required
and shall be of such shape and size to conform to specifications of
the Township Engineer.
(3)
Concentration. The concentration of storm drainage
in a swale along the rear or side lot lines is strictly forbidden.
(4)
Construction. The subdivider shall construct and/or
install such drainage structures and/or pipes which are necessary
to prevent erosion damage and to satisfactorily carry off such surface
waters to the nearest practical street, storm drain or natural watercourse.
(5)
Excavation. No excavation shall be made with a cut
face steeper in slope than 1 1/2 horizontal to one vertical (66.5%)
except under one or more of the following conditions:
(a)
The excavation is located so that a line having
a slope of 1 1/2 horizontal to one vertical and passing through
any portion of the cut face will be entirely inside of the property
lines of the property on which the excavation is made.
(b)
The material in which the excavation is made
is sufficiently stable to sustain a slope of steeper than 1 1/2
horizontal to one vertical and a written statement of a civil engineer,
licensed by the Commonwealth of Pennsylvania and experienced in erosion
control, to that effect is submitted to the Township Engineer and
approved by him. The statement shall state that the site has been
inspected and that the deviation from the slope specified hereinbefore
will not result in injury to persons or damage to property.
(c)
A concrete or stone masonry wall constructed
according to present or future designs of the Township of Worcester
is provided to support the face of the excavation.
(6)
Fill. No fill shall be made which creates any exposed
surface steeper in slope than 1 1/2 horizontal to one vertical
except under one or more of the following conditions:
(a)
The fill is located so that settlement, sliding
or erosion will not result in property damage or be a hazard to adjoining
property, streets, alleys or buildings.
(b)
A written statement from a civil engineer, licensed
by the Commonwealth of Pennsylvania and experienced in erosion control,
certifying that he has inspected the site and that the proposed deviation
from the slope specified above will not endanger any property or result
in property damage, is submitted to and approved by the Township Engineer.
(c)
A present or stone masonry wall constructed
according to present or future designs of the Township of Worcester
is provided to support the face of the excavation.
(7)
Slopes and fences. The top or bottom edge of slopes
shall be a minimum of three feet from property or right-of-way lines
of streets or alleys in order to permit the normal rounding of the
edge without encroaching on the abutting property. All property lines
(where walls or slopes are steeper than one horizontal to one vertical
and five feet or more in height) shall be protected by a chain link
fence four feet in height approved by the Township. The fence shall
be an integral part of the wall.
(8)
Cleanup. All lots must be kept free of any debris
or nuisances whatsoever.
(9)
Multifamily or nonresidential areas. Roof drainage
shall be conveyed by downspouts and other drainage facilities to a
stormwater detention and control structure to minimize the effects
of increased runoff.
(10)
Site grading plan. The Township Engineer may
require a grading plan in conjunction with the plan of subdivision
or land development in order to ensure compliance with the above standards.
D.
Lot siting, planting and beautification for subdivisions
and land developments.
(1)
In order to promote the highest environmental quality
possible, the success to which the applicant of a subdivision or land
development plan has preserved existing salient natural features and
land forms intrinsic to the site shall be assessed. Terms of approval
of a plat may be subject to the manner in which the layout or design
of the plan has preserved existing natural features.
(2)
Limit of contract. Where the applicant is offering
for dedication or is required by ordinance to establish a reservation
of open space or preserve an area of scenic or historic importance,
a limit of contract which will confine excavation, earthmoving procedures
and other changes to the landscape may be required to ensure preservation
and prevent despoilation of the character of the area in open space.
Wherever practicable, provision shall be made
for suitable open space for parks, playgrounds and recreational areas.
In commercial areas provision shall be made for suitable open space
for walkways (connecting parking facilities with commercial structures),
malls, sitting areas, etc. Due consideration shall be given to the
preservation of natural features, including large trees, groves, waterways,
scenic vistas, historic grounds and structures and other community
assets.
A.
Reserve strips, controlling access to streets, alleys,
subdivisions or adjacent areas are prohibited.
B.
Rights-of-way and/or easements for sanitary utilities,
road construction or maintenance or for drainage purposes, public
utilities or for any specific purpose shall be required by the Township
Supervisors as needed, the location and width in each case to be as
determined by the Supervisors.
(1)
Building setback lines shall be measured from the
nearest side of the right-of-way or easement to the proposed building.
(2)
Nothing shall be permitted to be placed, planted,
set or put within the area of an easement. The area shall be kept
as lawn.
(3)
The owner of any lot, upon written request by the
Township and at the owner's sole expense, shall remove anything placed,
planted, set or put (with or without knowledge of this regulation)
within the area of any easement.
(4)
To the fullest extent possible easements shall be
adjacent to rear or side lot lines.
C.
No right-of-way nor easement for any purpose whatsoever
shall be recited or described in any deed unless the same has been
shown on the approved plan. Any error found in a deed shall be immediately
corrected and rerecorded in the Office of the Recorder of Deeds for
Montgomery County at Norristown, Pennsylvania, at the sole expense
of the subdivider.
D.
Easements.
(1)
Utility. Easements with a minimum width of 20 feet
shall be provided for common utilities and drainage when provided
in unwanted dedicated land. Nothing shall be permitted to be placed,
planted, set or put within the area of an easement, but shall be maintained
as lawn.
(2)
Drainage. Drainage easements shall be required along
natural watercourses to a minimum width of 25 feet from the center
line and may be used for storm and sanitary sewers and as open space.
Where conditions warrant, such as in floodplains, additional width
shall be required in such cases where runoff treatment requires a
wider easement. Runoff studies must prove such requirements beyond
the delineated floodplain.
(3)
Dedication. Where stormwater or surface water will
be gathered within the subdivision or land development and discharged
or drained in volume over lands within or beyond the boundaries of
the subdivision or land development, the subdivider, developer or
builder shall reserve or obtain easements over all lands affected.
The easements shall be adequate for such discharge of drainage and
for carrying off of such water and for the maintenance, repair and
reconstruction of the same, including the right of passage over by
vehicles, machinery and other equipment for such purposes, and shall
be of sufficient width for such passage and work. The subdivider,
developer or builder shall convey, at no cost, the easements to the
Township upon demand.
A.
Monuments shall be of stone or concrete and located
on the right-of-way lines at corners, angle points, beginning and
end of curves and as otherwise required. Monuments shall be indicated
on all plans. They shall be placed after a new street has been completed.
The center line of all new streets shall be marked with spikes and
referenced to permanent monuments or structures. A certified copy
of this reference information shall be given to the Township Engineer.
Permanent reference monuments of case concrete or durable stone 20
inches by four inches by four inches, with beveled edges, shall be
set by the subdivider, developer or builder at all corners and angle
points of the boundaries of the original tract to be subdivided and
at all street intersections and intermediate points as may be required.
B.
Bench marks. The Township elevations are based on
the Township Sanitary Sewer System Datum and/or the United States
Geodetic Survey Map. Location and elevation is available to all engineers
and surveyors upon request to the Township Engineer's office. All
contours and elevations shown on plans must be based on this system.
C.
Staking requirements. All lots shall be staked by
the registered engineer or surveyor for the subdivider when final
grading has been completed. This stakeout shall be visible and completed
before an owner or occupant moves into the property. All lot corner
markers shall be permanently located and shall be at least five-eighths-inch
metal pin with a minimum length of 24 inches, located in the ground
to existing grade.
A.
Bridges and culverts shall be designed to meet the
current Pennsylvania Department of Transportation standards to support
expected loads and to carry expected flows. They shall be constructed
to the full width of the right-of-way.
B.
Approval of the Water and Power Resources Board, or
its successor, of the commonwealth is required when the area drained
upstream of the point under consideration exceeds an area of 1/2 square
mile.
A.
Sewers. Wherever practicable sanitary sewers shall
be installed and connected to the Township sanitary sewer system.
In areas not presently served by public sanitary sewers, the Township
may require, according to Act No. 537 passed by the General Assembly
of Pennsylvania (1965),[2] in addition to installation of temporary individual on-site
sewage disposal facilities, the installation and capping of sanitary
sewer mains and house connections, if studies by the Township Supervisors
indicate that extension of public sanitary sewer trunks of laterals
to serve the property subdivided appears probable or necessary to
protect public health.
(1)
When a feasibility analysis conducted by the Township
Engineer, Local Enforcer and District Sanitarian has ascertained that
sanitary sewers are practicable, then sanitary sewers, with connection
to each building in a subdivision or land development, shall be installed
at the expense of the applicant or subdivider and connected to the
Township sanitary sewer system.
(2)
If outfall sewers are not available in the vicinity
but are considered reasonably necessary in the near future by the
Township or the Pennsylvania Department of Environmental Protection
for the area in question, a system of sewers, together with all necessary
laterals, extending from mains to the street right-of-way line shall
be installed at the expense of the subdivider or applicant. The sewer
lines shall be suitably capped at the limits of the subdivision or
land development and the laterals shall be capped at the right-of-way
line. The sewer installation shall conclude the construction within
rights-of-way or easements to bring the sewer to the future connection
with the Township sanitary sewer system.
(3)
If sanitary sewers are not to be installed at the
time of subdivision and development, subdividers shall grant, reserve
and set aside easements in streets and roads for installation and
maintenance of sewer lines at such time that the subdivision or land
development shall be a part of the Township sanitary sewer system.
(4)
A sewer shall be considered to be planned for extension
to a given area any time after preliminary engineering and related
studies have been completed and the construction of facilities adequate
to serve the area containing the subdivision has been programmed for
completion within a reasonable time.
(5)
When capped sewers are provided, on-site disposal
facilities shall also be provided.
(6)
Size and grade. Sanitary sewers shall have a minimum
inside diameter of eight inches and a minimum grade of 1/2 of 1% and
shall be laid on undisturbed earth or thoroughly compacted clay fill
and not on rock or crushed stone.
(7)
Manholes. Manholes shall be located at intervals of
250 feet and at each change of line or grade. In exceptional cases
the interval may be extended to not more than 300 feet. Manhole appurtenances
shall conform to current Township standards.
(8)
Laterals. Lateral connections to each lot shown on
the final plan shall be installed to the right-of-way line of the
street prior to paving. Each building shall have a separate connection
to the Township sanitary sewer system.
(9)
This subsection shall be applicable to all subdivisions
and land developments, whether utilizing public or private streets;
and in the case of a subdivision or land development utilizing private
streets, the subdivider or the applicant shall execute a recordable
covenant with the Township and/or Township authority that, for the
purposes of sewer connections, assessments and rentals, the rights
and liabilities of himself and his grantees, heirs, successors and
assigns shall be the same as if his property abutted a public street.
[2]
Editor's Note: See the Sewage Facilities Act,
35 P.S. § 750.1 et seq.
B.
On-lot disposal system. If public sewage disposal
is not available and the sewage treatment is on a project or individual
lot basis, such private facilities must be installed by the subdivider,
developer or builder under the direct supervision of the state or
local health officer or sewage enforcement officer for Act 537.[3]
(1)
Necessary tests and inspection. Such officer shall
require percolation tests, soil samples and other data to determine
the size and extent of facilities needed. During installation of such
facilities, and before final coverage, the state or local health officer
and his officers shall make inspections and checks to assure that
all requirements and specifications have been met. They shall be granted
free access to the development area at all times during this period.
(2)
Certificate of approval. After assuring that all requirements
and specifications have been met, the appropriate Board will then
issue a certificate of approval to the Secretary of the Township as
a requirement to final plan approval.
(a)
The type of on-site sewage disposal system to
be installed shall be determined on the basis of location, topography,
available area, soil characteristics, permeability and ground water
elevation. The disposal area to be provided shall be determined by
the results of percolation tests, soil classification and depth of
water table and such other tests as may be deemed necessary. Proof
of the adequacy of such facilities shall be furnished by a registered
professional engineer or other person qualified to the satisfaction
of the Township Supervisors. The reports of such tests shall be required
at each disposal area. One percolation test per lot shall be required
when the subdivider is dividing ground into lots and is not building
immediately.
(b)
All percolation tests shall conform to the standards
of the Commonwealth of Pennsylvania.
(c)
The "useable area" for sewage disposal shall
be shown on the preliminary plan for each lot. The "useable area"
shall be situated beyond the radius of the water supply well and shall
conform to all rules and regulations or future amendments thereto
of the Pennsylvania Department of Environmental Protection and the
Township of Worcester. No portion of an on-site sewage disposal system
at any property shall be located within a required front yard, or
within the area between 10 feet and 30 feet of any property line,
unless it is demonstrated to the satisfaction of the Township Engineer
that no other location for such system is practical, in the sole discretion
of the Township Engineer. In addition, no portion of an on-site sewage
disposal system at any property may be located within 10 feet of any
property line without a waiver being granted by the Board of Supervisors,
and no waiver shall be granted unless it is demonstrated to the satisfaction
of the Board of Supervisors that no other location for such system
is practical, in the sole discretion of the Board of Supervisors.
[Amended 4-17-1996 by Ord. No. 146; 5-19-2021 by Ord. No. 284]
(d)
Proximity to wells. In no instance shall a septic
tank, tile field or other effluent disseminating system be located
uphill from a drilled well and shall not be closer to it than 100
feet nor 10 feet to any dwelling or property line.
[3]
Editor's Note: See 35 P.S. § 750.1
et seq.
[1]
Editor's Note: Ordinance No. 167, adopted
2-17-1999, also provided that "Worcester Township hereby adopts and
incorporates into the Worcester Township Subdivision and Land Development
Code, as if expressly set forth in full therein, a document entitled
'Standard Construction and Material Specifications for Sanitary Sewer
Extensions, Force Mains, Pumping Stations, Storm Sewer Extensions
and Roadway Construction,' prepared by CKS Engineers, Inc., of Doylestown,
Pennsylvania, which document bears a date of 1998 and a reference
number of 7200-55. True and correct copies of this document shall
be available in the Office of Worcester Township for reference and/or
purchase. "The document being adopted by this ordinance and more fully
described above may be amended, corrected, supplemented and revised
from time to time, as deemed necessary by the Board of Supervisors,
by the passage of a duly adopted resolution of the Board of Supervisors."
A.
All water and gas mains and other underground facilities
shall be installed prior to street paving at locations approved by
the Township for the full width of the right-of-way.
B.
Underground utilities.
(1)
All gas and water mains shall be installed underground.
All electric, telephone and communication services, both main and
service lines, shall be provided by underground cables, installed
in accordance with the prevailing standards and practices of the utility
or other companies providing such services, except where it is demonstrated
to the satisfaction of the Township Supervisors that underground installations
herein required are not feasible because of physical conditions of
the lands involved or other valid reasons. All main underground cables
which are within the right-of-way of a street shall be located as
specified by the Township Supervisors.
(2)
In order to promote and facilitate the undergrounding
of utility distribution lines, a letter of endorsement shall be required
from the suppliers of utility service (not limited to electrical,
telephone or cable television) of the developer's choice wherein the
applicant acknowledges that underground utilities are feasible and
shall be consummated as part of the improvement plan. A statement
relative to the intent of the developer to provide underground utility
service shall be placed on the final plan requisite to final approval
of such plan.
(3)
The provisions in this chapter shall not be construed
as to limit or interfere with the construction, installation, operation
and maintenance of public utility structures or facilities which may
hereafter be located within public easements or rights-of-way designated
for such purposes.
(4)
Light standards are to be placed as required by ordinance.
Power sources for such standards shall be placed underground as required.
(5)
Along arterial roads and major highways all new electrical
service should be placed underground.
[Amended 5-19-1993 by Ord. No. 131; 9-17-1997 by Ord. No.
153; 8-19-1998 by Ord. No. 166; 12-15-1999 by Ord. No. 177]
A.
Intent.
(1)
The intent of this section is to provide landscaping
requirements applicable to all land development in order to promote
groundwater recharge, to stimulate air purification and oxygen regeneration,
to provide for noise abatement, to retard erosion and sedimentation
and to otherwise maintain the Township's natural amenities.
(2)
Article I, Section 27, of the Constitution of the Commonwealth of Pennsylvania states that people have a right to clean air, pure water and to the preservation of the natural, scenic, historic and aesthetic values of the environment. It is the intent of these landscape requirements to protect this right by conserving existing vegetation and/or requiring new plant material in critical areas of land developments. Further, it is the intent of these landscape requirements to protect the health, safety and welfare of Worcester by promoting sound landscape design standards and practices which take into account the horticultural requirements of individual plant species, aesthetic characteristics and safety considerations of landscaping plans. Specifically, it is the intent of these landscape requirements to preserve existing healthy plant communities such as woodlands and to require new landscape plantings in critical areas of new developments in order to:
(a)
Reduce soil erosion by minimizing stripping
of existing woodlands or tree masses hereby preserving existing soil
and protecting Worcester's water quality.
(b)
Reduce stormwater runoff velocity and quantity
by preserving and providing planting areas where runoff velocities
are reduced and stormwater can infiltrate, ultimately recharging local
groundwater supplies.
(c)
Improve air quality by conserving existing or
creating new plantings that produce oxygen and remove carbon dioxide
from the atmosphere.
(d)
Provide habitat for wildlife such as small mammals
and birds.
(e)
Provide windbreaks, shade and other microclimate
benefits of trees and landscape plantings.
(f)
Conserve historically, culturally or environmentally
important landscapes such as wooded hillsides, scenic views or aesthetic
natural areas.
(g)
Preserve and enhance property values of Worcester
through the implementation of good landscape architectural standards.
(h)
Provide planted buffers between land developments
that act to visually integrate developed areas into the existing landscape.
(i)
Preserve or provide planted and architectural
visual screens around visually obtrusive site elements within areas
to be developed.
(j)
Enhance the aesthetic appearance of the community
and provide privacy and beauty.
(k)
Conserve energy through moderating solar radiation
(shade).
B.
Application. This section shall apply to the following
types of subdivision and land developments:
(1)
Single-family detached dwelling uses of more than
one building lot.
(2)
Multifamily residential uses.
(3)
Agricultural and residential-agricultural uses authorized
by special exception or conditional use.
(4)
Shopping center and commercial uses.
(5)
Limited industrial uses.
(6)
Mobile home development and other residential alternative
uses.
C.
The provisions of this section are not intended to
restrict existing residential owners from removing trees from their
property nor to restrict the clearing of land for agricultural purposes.
D.
BUFFER
CALIPER
CANOPY TREE
DBH
DRIPLINE
ENCROACHMENT
GROUNDWATER RECHARGE
HEDGEROW
SPECIMEN TREE
UNDERSTORY TREE
WOODLAND
Definitions. As used in this section, the following
terms shall have the meanings indicated:
An area designed and functioning to separate the elements
and uses of land(s) which abut it and to ease the transition between
them.
The diameter of a planting tree as measured at a point on
the trunk six inches above the ground surface.
In general, those whose mature heights may exceed 50 feet.
In natural woodlands, such trees make up the uppermost layer of the
forest.
The diameter of a tree at breast height, measured 4 1/2
feet from the ground surface.
A generally circular line, the circumference of which is
determined by the outer reaches of a tree's branching points.
Any physical action which may jeopardize the health and longevity of a natural feature as that term is described in Subsection F(1).
Replenishment of geologic structures and rock and soil interstices
which have the capacity to store water.
A line or band of plants 100 feet or greater in length where
seeds collect and are left undisturbed, such as along fence lines
or property lines or between fields, or that is specially planted,
i.e., to act as a windbreak.
A plant worthy of preservation because of species, size,
shape, form, historical importance or any other significant characteristic,
including canopy trees over 20 inches DBH and understory trees greater
than six inches DBH.
Trees whose mature heights are generally less than 50 feet.
In natural woodlands, understory trees occur below the upper layer
canopy trees.
A stand of woody vegetation covering at least one acre, predominantly
trees of varying age or size and including at least 50% cover of trees
at least six inches DBH.
E.
Landscape plan submission requirements.
(1)
Tree survey plan.
(a)
The Township shall require the developer or
subdivider to verify the presence of existing trees on a site by field
investigation or by the use of aerial photographs. A separate tree
survey plan at a scale of not less than one inch to 50 feet shall
be submitted showing the location of existing live trees with a DBH
of six inches or more, except in large wooded areas which are not
proposed to be disturbed. The edges of large wooded areas to be preserved
shall be clearly delineated on the initial tree survey plan and all
revisions.
(b)
The tree survey plan shall include the following:
[1]
Plan scale, date, North arrow, property lines
and location map with zoning district designations for the site and
adjacent properties.
[2]
Existing contours at two-foot intervals.
[3]
Individual freestanding trees with trunk diameters
of six inches DBH or greater, indicating the location and diameter
of each tree.
[4]
All trees meeting the definition of specimen tree shall be identified as such on the plant and shall be subject to the alternatives analysis as described in Subsection F(4).
[5]
Trees in hedgerows or lines with trunk diameters
of six inches DBH or greater, indicating the outer canopy or drip
line of the tree grouping.
[6]
Trees in woodlands or groves with trunk diameters
of six inches DBH or greater, indicating the outer canopy or drip
line of the tree grouping.
[7]
Designation of existing trees to remain and
existing trees to be removed, either by indicating individual trunk
diameters with an "x" for removal or by cross hatching or similar
graphical method to indicate woodlands to be removed. Existing trees
that are relocated on site shall be classified as existing trees to
remain.
(d)
The plan shall contain a schedule, listing trees
over six inches DBH and the quantity of existing trees to be removed.
A schedule of the replacement trees indicating species, height, spread,
caliper and quantity shall also be included on the tree survey plan
or the final landscape plan.
(e)
The tree survey plan and/or any of the above
requirements may be waived by the Township if it is found that the
application will involve a de minimis impact on landscaping.
(f)
On plans with wooded tracts greater than five
contiguous acres proposed to be disturbed, an applicant may consider
a sampling approach as an alternative to single tree counting of all
live trees greater than six inches DBH. However, the sampling methodology
must be submitted to the Worcester Township Shade Tree Commission
for approval prior to its application.
(2)
Preliminary landscape plan. The preliminary landscape
plan shall be drawn at a scale of not less than one inch to 50 feet
and shall contain the following:
(a)
Plan scale, date, North arrow, property lines
and location map with zoning district designations for the site and
adjacent properties.
(b)
The location of all existing and proposed buildings.
(c)
The location of all existing and proposed roads,
parking, service areas and other paved roads.
(d)
The location of all outside storage and trash
receptacle areas.
(e)
Sidewalks, berms, fences, walls, freestanding
signs and site lighting.
(f)
The location, common names, quantity and sizes of all proposed trees, shrubs and areas for lawns or other ground cover (see Subsection H, Recommended plant materials).
(g)
A plant schedule indicating the botanical and
common names, height, spread, caliper, quantity and any special remarks
for all plant material proposed.
(h)
If not provided on the tree survey plan, an
enumeration of existing trees to remain, existing trees to be removed,
existing and proposed water bodies and significant natural features.
(i)
Existing and proposed contours at two-foot intervals;
and, in order to determine the relationship of planting and grading,
areas with slopes in excess of 10% shall be indicated on the plan.
(j)
Information in the form of notes or specifications
concerning planting and areas to be devoted to lawns. Such information
shall convey the proposals for seeding, sodding, ground cover, mulching
and the like.
(3)
Final landscape plan. The final landscape plan shall contain a final version of all plan requirements stated in Subsection F(2) below and shall further contain the following:
(a)
Details for the planting and staking of trees,
the planting of shrubs and any other details which depict other related
installation.
(b)
A detailed cost estimate shall be submitted
as part of the final landscape plan submission, showing the value
of all proposed landscaping, to include all labor, materials and guaranty.
(4)
Submission procedure.
(a)
The preliminary landscape plan and tree survey
plan shall be submitted at the time the preliminary plan is filed.
The final landscape plan shall be submitted at the time the final
plan is filed.
(b)
All landscape plans other than minor subdivisions
shall be prepared by a landscape architect registered by the Commonwealth
of Pennsylvania.
F.
Preservation of existing vegetation and natural features.
(1)
All subdivisions and land developments shall be laid
out in such a manner as to minimize the removal of healthy trees and
shrubs on the site. Special consideration shall be given to all specimen
trees.
(2)
For the purpose of this section, the term "natural
features" shall mean such vegetation, soils, surface streams, ponds
and wetlands, planting, specimen plants, trees and topography which
exist on the site proposed to be developed prior to any development
activity.
(3)
In cases where natural features that exist and will be retained on site duplicate the planting requirements of Subsection G, any and all of such requirements may be waived by the Township.
(4)
It shall be incumbent upon the applicant to demonstrate
that vegetation removal is avoided and minimized to the maximum degree
possible by showing that no alternative layouts or alternative clearings
or grading plan would reduce the loss of mature trees, tree masses
or woodlands. This alternatives analysis shall consist of alternative
layout sketches and accompanying written rationale.
(5)
At all times during the construction on any site,
all trees to be retained within 25 feet of a construction area, including
disturbance for roads and parking, shall be protected by four-foot-high
barrier fencing, or equal, situated 10 feet beyond the canopy drip
line or 25 feet from the trunk of the tree, whichever is greater,
staked every 10 feet to ensure that there is no encroachment within
the area of the drip line by regrading, trenching, stockpiling of
building materials or topsoil, or the compaction of the soil and roots
by any motor vehicles. The trees shall not be used for roping, cables,
signs, fencing or lighting. No hardware shall be driven into trees
to be retained, unless as part of a tree preservation procedure.
(6)
Protection of topsoil. No topsoil shall be removed
from the site or used as spoil with out the written permission of
the Board of Supervisors. Topsoil must be removed from the areas of
construction and stored separately. Upon completion of the construction
or project phase, the topsoil must be redistributed uniformly on the
disturbed areas of the site. All disturbed areas of the site shall
be stabilized as follows:
(7)
Removal and replacement of existing trees.
(a)
Any person, organization, association or corporation engaging in site work such as grading, new construction or other activity which will result in the destruction of existing trees six inches DBH or greater shall prepare a tree survey plan in accordance with Subsection F(1). This requirement may be waived by the Township for clearing done to prepare land for agricultural uses.
(b)
If greater than 25% of the existing trees on
a site with a trunk diameter of six inches DBH or greater are destroyed
because of street alignment, building, placement parking area location,
grading or otherwise, then replacement of those trees over the twenty-five-percent
threshold shall be required as follows:
[1]
The replacement trees may be selected from the recommended lists in Subsection H. Unless otherwise specified by the Township, preference shall be given to replacement trees identical to those removed or other native species.
[2]
Such new trees shall be planted in addition to the trees required under Subsection G. If requested by the applicant, and at the discretion of the Township, a number of trees as determined by the Township may be planted on lands owned by the Township in lieu of the development site.
[3]
The replacement trees shall be shown:
[a]
On the tree survey plan with a schedule of trees to be removed and trees to be provided for replacement in accordance with Subsection E; or
[b]
On a landscape plan with a separate
plant schedule for replacement trees; and/or
[c]
If applicable, on a schedule of
trees to be contributed to the Township.
[4]
A maximum of 20% of the required trees may be replaced as shrubs at a ratio of 10 shrubs per required tree. Refer to Subsection H for sizes and types of trees and shrubs recommended.
[5]
Replacement trees shall not be all the same
species or size. The range of size classes for replacement shall be
variable and nonuniform. No more than 10% of understory trees shall
be less than three caliper inches, and no less than 10% shall be larger
than 3 1/2 caliper inches. No more than 10% of canopy trees shall
be less than four caliper inches, and no less than 10% shall be larger
than 4 1/2 caliper inches.
G.
Landscape requirements.
(1)
The locations, dimensions and spacing of required
plantings should be adequate for their proper growth and maintenance,
taking into account the sizes of such plantings at maturity and their
present and future environmental requirements, such as wind, soil,
moisture and sunlight.
(2)
Plantings should be selected and located where they will not create or contribute to conditions hazardous to the public's safety. Such locations include but shall not be limited to public street rights-of-way; sidewalks; underground and above ground utilities; and sight triangle areas required for unobstructed view at street intersections, as discussed in § 130-16E(5). A clear sight triangle shall be maintained at all points where private vehicular accessways intersect public streets.
(3)
All plant material used shall, at the time of planting, meet the minimum size requirements as stated in Subsection H.
(4)
Street trees.
(a)
Street trees shall be planted for any subdivision or land development where suitable street trees as defined in Subsection H do not exist, as part of the design and construction of:
[1]
New streets.
[2]
New sidewalks or pedestrianways.
[3]
Existing streets, sidewalks, pedestrianways,
highways, bicycle trails or pathways when they abut or lie within
the subdivision or land development.
[4]
Access driveways to residential developments
having more than four dwelling units.
[5]
Renovations to or widening of existing streets
or sidewalks.
(b)
Spacing. The number of street trees required
shall be determined based on 25 feet on center for each side of the
street, except along primary streets where they may be up to 50 feet
on center spacing. Informal groupings of more closely spaced plants
which reflect the natural character of the site are encouraged. Required
street trees which are not planted on the property shall be placed
at the direction of the Township.
(c)
Setback. Street trees shall be planted a minimum distance of five feet outside and parallel to the right-of-way line, unless otherwise approved by the Township. Trees located at intersections shall respect the sight triangle as defined in § 130-16E(5).
(5)
Perimeter buffers.
(a)
Consistent with the intent of this section,
the entire perimeter of a property being developed shall have a buffer
which includes trees, shrubs and other landscape improvements necessary
to screen or soften the visual impact the development will have on
the property, on adjoining properties and on the Township.
(b)
Softening buffer. Along the side and rear property lines of all developments, where existing vegetation is not sufficient and to meet the requirements of a softening buffer, Subsection G(5)(b)[1] below, and a screen buffer is not required, a permanent softening buffer shall be planted. The following landscape requirements must be adhered to:
[1]
The softening buffer plant materials shall include
a mix of evergreen and deciduous trees and shrubs in a naturalistic
arrangement. The following are minimums for the quantity of plant
materials to use. The buffer shall consist of a minimum of one evergreen
tree for each 35 linear feet; one ornamental or shade tree for each
50 linear feet; and one shrub for each 10 linear feet of property
line. Informal groupings of more closely spaced plants which reflect
the natural character of the site are encouraged. Existing vegetation
of appropriate species and quantities on the property can be considered
in the fulfillment of these requirements.
(c)
The buffer planting area along the property
lines shall be used for no purpose other than the planting of trees,
shrubs and lawn and may include a wall or fence. Parking shall not
be permitted. Any wall or fence shall be constructed in such a manner
that it will not conflict with the character of the abutting district.
(d)
The buffer planting shall be aligned adjacent
to and within 30 feet of property lines or right-of-way boundaries.
An innovative and naturalistic arrangement of plant materials is encouraged.
(e)
Within the buffer area, no proposed slope shall
be steeper than 4 to 1 (one foot height for each four feet width)
unless it previously existed.
(f)
Screen buffer. Where under applicable sections of Chapter 150, Zoning, screen buffers are required for the entire length of all common boundaries abutting adjacent districts, such sections are hereby amended, and the following landscape requirements shall be adhered to:
[1]
Trees and shrubs used for a screening shall
be composed of at least 75% evergreen trees and shrubs and shall be
so arranged as to provide an immediate visual screen of 50% measured
at five feet from the ground. Evergreen trees shall be at least eight
feet in height at the time of planting. The balance of the plantings
may be deciduous trees and shrubs.
[2]
Earthen berms may be used in conjunction with
vegetative buffers, either softening or screening, provided that the
slopes within the buffer area are no steeper than 4 to 1 and that
the overall visual topographic effect is natural, with undulating
contours.
[3]
Innovative means of screening are encouraged;
however, there shall be a minimum of one evergreen tree and three
shrubs for each 12 linear feet of property.
(6)
Off-street parking areas.
(a)
The perimeters of off-street parking lots in
all districts shall be buffered in accordance with the above regulations
by means of screening buffers. Internal spaces between buildings and
parking areas shall have a minimum width of 15 feet and be buffered
with softening buffers. This shall include a softening buffer between
buildings and parking as well as between parking areas and public
streets. In addition, any parking closer than 50 feet to a public
street, right-of-way or residential district shall have a continuous
row of shrubs, fence, wall, berm or combination of these to a minimum
height of three feet between the street or residential district and
parking area.
(b)
Not more than 15 parking spaces shall be placed
in a continuous row without an intervening raised planting island
of at least 10 feet in width and the length of the parking stall.
(c)
Within a parking area of over 2,000 square feet,
a minimum of 10% of the area shall be devoted to landscaping. This
landscaping shall include a minimum of one tree per 15 parking spaces,
and all planting islands within a parking lot shall be surfaced in
lawn or ground cover planting.
(d)
Raised planting islands shall be placed at the
end of each row of parking spaces which begins or terminates at an
internal circulation aisle.
(e)
For any land use where the total number of parking
spaces in one parking lot exceeds 100 stalls, the parking areas shall
be divided by continuous center planting islands perpendicular to
the spaces every 130 feet (130 feet assuming four rows of parking
at twenty-foot lengths and two aisles at twenty-five-foot widths).
These divider islands shall be a minimum of 10 feet wide.
(f)
Raised continuous concrete curbing shall be
required around each planting island.
(g)
The placement of lighting standards shall be
coordinated with the landscape design to avoid conflicts and to avoid
blocking of the lighting by the landscaping.
(7)
Drainage area and detention basin landscaping. Whenever a detention or retention basin is provided, such basin shall conform to the requirements set forth in § 130-24, Chapter 150, Zoning, and the following landscaping requirements:
(a)
The basin shall be so designed that the plantings
in and adjacent to it shall not have a negative effect on the hydrological
function of the basin.
(b)
All continuously flowing natural watercourses
shall be maintained in their natural state except that the removal
of debris and correction of severe erosion shall be required.
(c)
Intermittent streams shall be maintained essentially
at their existing alignments and gradients except that they may be
improved by minor regrading, subject to the approval of the Township
Engineer, and shall either be planted and stabilized in vegetative
cover or provided with erosion preventive improvements such as riverstone
or riprap.
(d)
Drainage ways and detention and retention basins
should be compatible with the adjacent land use. Creative grading
and innovative basin forms shall be utilized wherever physically possible.
Where basins adjoin existing woodlands, it is recommended that plantings
be selected to blend with the natural surroundings.
(f)
Basin perimeter plantings. There shall be a
minimum of one shade tree for each 50 linear feet of basin perimeter.
To promote diversity, up to 50% of the shade trees may be substituted
with an option of two flowering trees, one evergreen tree or 10 shrubs
for every shade tree. Plantings shall be at least 10 feet from the
toe of the berm.
(8)
Service, loading, trash disposal areas, outdoor displays, material storage, transformers and mechanical equipment. All service, utility, delivery, loading and outdoor storage and trash disposal areas shall be screened from all residential districts, public streets, parking lots and pedestrian walkways. Screening shall be by the use of fences, walls, berms or a combination of these. Screening shall be installed and maintained at a height which effectively blocks the view but shall not be less than six feet. The screening shall have exterior plantings at minimum intervals of 10 feet. See Subsection H(4) for recommended plant types.
(9)
Individual lot landscaping requirements. In addition to the landscape requirements as defined in Subsection G(4), Street trees, Subsection G(5), Perimeter buffers, Subsection G(6), Off-street parking areas, Subsection G(7), Drainage area and detention basin landscaping, and Subsection G(8), Service, loading and trash disposal areas, each individual building lot or dwelling unit shall provide the following unless an equivalent number of existing trees are present on the lot:
(10)
RPD cluster landscaping requirements. All RPD
Rural Preservation District developments shall comply with the following
requirements:
(a)
Developments shall provide street trees, drainage area and detention basin landscaping, service area landscaping and individual lot landscaping, as required by § 130-28G(4), G(7), G(8) and G(9) of this chapter.
(b)
Within all required setbacks between neighborhoods
and along tract boundaries located within 200 feet of a neighborhood,
a planted buffer area at least 25 feet in width shall be established.
Where natural plant materials do not exist or are insufficient, the
following plant materials shall be provided per 100 linear feet:
(c)
Within all required setbacks from external road
ultimate rights-of-way, a planted buffer area at 25 feet in width
shall be established. Where natural plant materials do not exist or
are insufficient, the following plant materials shall be provided
per 100 linear feet:
(d)
Plant materials may be arranged in an informal
manner. An informal arrangement of native plant species combined with
infrequent mowing is strongly encouraged to create a low-maintenance
naturalized landscape.
H.
Recommended plant materials. The following are recommended plant materials which are provided as guidance to the landowner or applicant. Subsection H(1) and (2) includes those tree species considered to be well adapted to southeastern Pennsylvania and Worcester Township. All trees listed may be used in rear and side yard buffers. Trees marked with an asterisk (*) have characteristics making them suitable for use as street trees or in buffers along streets. Subsection H(5) provides a list of native trees and shrubs. Indigenous to the region, they are hardy and well-adapted to the climate and soils. All are commercially available, some as several varieties. The use of native plant materials is encouraged to promote the preservation of native landscape diversity. This approach maintains the natural character unique to this region and protects the associated wildlife habitat. These native materials are especially suitable in buffer plantings. The Township will permit other planting types than those specified on the following lists if the species are hardy to the area, are not subject to blight or disease and are of the same general character and growth habit as those listed below or subject to the approval of the Township Engineer or other designated professional.
(1)
Canopy trees; minimum three-and-one-half-inch caliper.
|
Scientific Name
|
Common Name
| |
|---|---|---|
|
*Acer rubrum
|
Red maple
| |
|
Acer saccharum
|
Sugar maple
| |
|
Betula nigra
|
River birch
| |
|
*Celtis occidentalis
|
Hackberry
| |
|
Cladrastis lutea
|
Yellow wood
| |
|
*Corylus colurna
|
Turkish filbert
| |
|
Fagus grandifolia
|
American beech
| |
|
*Fraxinus americana
|
White ash
| |
|
*Fraxinus pennsylvanica var. lanceolata
|
Green ash "Marshall's seedless"
| |
|
*Ginkgo biloba (male only)
|
Ginkgo
| |
|
*Gleditsia triacanthos var. inermis
|
Thornless honey locust
| |
|
Gymnocladus dioicus
|
Kentucky coffee tree
| |
|
*Koelrueteria paniculata
|
Goldenrain tree
| |
|
*Liquidambar styraciflua
|
Sweetgum
| |
|
*Liriodendron tulipifera
|
Tulip tree
| |
|
Nyssa sylvatica
|
Black gum
| |
|
Ostrya virginiana
|
Hop hornbeam
| |
|
*Phellodendron amurense
|
Amur corktree
| |
|
*Platanus acerifolia cv. Bloodgood
|
Bloodgood London plane-tree
| |
|
*Quercus acutissima
|
Sawtooth oak
| |
|
*Quercus alba
|
White oak
| |
|
*Quercus bicolor
|
Swamp white oak
| |
|
*Quercus coccinea
|
Scarlet oak
| |
|
*Quercus marcrocarpa
|
Bur oak
| |
|
*Quercus palustris
|
Pin oak
| |
|
*Quercus phellos
|
Willow oak
| |
|
*Quercus rober
|
English oak
| |
|
Quercus rubra (borealis)
|
Red oak
| |
|
*Sophora japonica
|
Japanese pagodatree
| |
|
Taxodium distichum
|
Baldcypress
| |
|
*Tilia cordata
|
Littleleaf linden
| |
|
*Tilia x euchlora
|
Crimean linden
| |
|
*Ulmus americana libertas
|
American liberty elm
| |
|
*Ulmus parviflora
|
Chinese lacebark elm
| |
|
*Zelkova serrata
|
Japanese zelkova
|
(2)
Small understory trees: minimum 2 1/2 inches
in caliper or eight feet in height.
|
Scientific Name
|
Common Name
| |
|---|---|---|
|
*Acer campestre
|
Hedge maple
| |
|
*Acer ginnala
|
Amur maple
| |
|
Amelanchier canadensis
|
Shadblow serviceberry
| |
|
Amelanchier laevis
| ||
|
Carpinus betulus
|
European hornbeam
| |
|
Carpinus caroliniana
|
American hornbeam
| |
|
Chionanthus virginicus
|
White fringetree
| |
|
Cornus florida
|
Flowering dogwood
| |
|
Cornus kousa
|
Kousa dogwood
| |
|
Cornus mas
|
Cornelian cherry
| |
|
Cotinus coggygria
|
Smoke tree
| |
|
*Crataegus phaenopyrum
|
Washington hawthorn
| |
|
*Crataegus toba
|
Toba hawthorn
| |
|
*Crataegus viridis cv. winter king
|
Winter king hawthorn
| |
|
*Eucommia ulmoides
|
Hardy rubber tree
| |
|
Magnolia soulangeana
|
Saucer magnolia
| |
|
Magnolia stellata
|
Star magnolia
| |
|
Magnolia virginiana
|
Sweetbay magnolia
| |
|
*Malus floribunda
|
Japanese flowering crapapple
| |
|
*Malus cv. Donald Wyman
|
Donald Wyman crabapple
| |
|
*Malus cv. Centurian
|
Centurian crab apple
| |
|
Metasequoia glyptostroboides
|
Dawn redwood
| |
|
Oxydendrum arboreum
|
Sourwood
| |
|
*Prunus sargentii
|
Sargent cherry
| |
|
*Prunus yedoensis
|
Yoshino cherry
| |
|
Styrax japonica
|
Japanese snowbell tree
| |
|
*Syringa reticulata
|
Lilac
|
(3)
Evergreen trees for buffers; minimum height of eight
feet; not for use as street trees; may be used for buffers along streets,
if a minimum width of 10 feet is available.
|
Scientific Name
|
Common Name
| |
|---|---|---|
|
Cedrus atlantica
|
Atlas cedar
| |
|
Chamaecyparis obtusa
|
Hinoki cedar
| |
|
Chamaecyparis pisifera
|
Sawara false cypress
| |
|
Ilex opaca
|
American holly
| |
|
Picea abies
|
Norway spruce
| |
|
Picea omorika
|
Siberian spruce
| |
|
Picea orientalis
|
Oriental spruce
| |
|
Pinus bungeana
|
Lace Bark pine
| |
|
Pinus strobus
|
White pine
| |
|
Pinus thunbergii
|
Japanese black pine
| |
|
Pseudotsuga menziesii
|
Douglas fir
| |
|
Taxus cuspidata var. capitata
|
Japanese yew
| |
|
Thuja occidentalis cv. nigra
|
Dark green arborvitae
| |
|
Tsuga canadensis
|
Canadian hemlock
| |
|
Tsuga caroliniana
|
Carolina hemlock
|
(4)
Shrubs. Any locally grown shrubs with a minimum height
of three feet that are free of insects, pests and disease, in conformity
with the standards of the American Association of Nurserymen and which
are either native or well-adapted to southeastern Pennsylvania may
be planted in buffers or other landscape areas.
(5)
Native plant materials.
(a)
Deciduous shade trees: minimum one-and-one-half-inch
caliper.
|
Scientific Name
|
Common Name
| |
|---|---|---|
|
Acer rubrum
|
Red maple
| |
|
Acer saccharum
|
Sugar maple
| |
|
Carya ovata
|
Shagbark hickory
| |
|
Fagus grandifolia
|
American beech
| |
|
Fraxinus americana
|
White ash
| |
|
Fraxinus pennsylvanica
|
Green ash
| |
|
Liquidambar styraciflua
|
Sweet gum
| |
|
Liriodendron tulipifera
|
Tulip tree
| |
|
Nyssa sylvatica
|
Black gum
| |
|
Platanus occidentalis
|
American sycamore
| |
|
Quercus alba
|
White oak
| |
|
Quercus borealis
|
Northern red oak
| |
|
Quercus coccinea
|
Scarlet oak
| |
|
Quercus palustris
|
Pin oak
| |
|
Quercus velutina
|
Black oak
| |
|
Tilia Americana
|
Basswood, American linden
|
(b)
Shrubs and small trees: shrubs, thirty-six-inch
minimum height; small trees, minimum eight-foot height and two to
2 1/2 inches in caliper.
|
Scientific Name
|
Common Name
| |
|---|---|---|
|
Amelanchier canadensis
|
Downy shadbush
| |
|
Amelanchier laevis
|
Smooth serviceberry
| |
|
Cercis canadensis
|
Redbud
| |
|
Cornus florida
|
Flowering dogwood
| |
|
Cornus alternifolia
|
Alternate leaf dogwood
| |
|
Cornus amomum
|
Silky dogwood
| |
|
Hamamelis virginiana
|
Common witch hazel
| |
|
Ilex glabra
|
Inkberry
| |
|
Ilex verticillata
|
Winterberry
| |
|
Magnolia virginiana
|
Sweetbay magnolia
| |
|
Myrica pennsylvanica
|
Northern Bayberry (semievergreen)
| |
|
Rhododendron maximum
|
Rhododendron
| |
|
Sambucas canadensis
|
Elderberry
| |
|
Vaccinium corymbosum
|
Highbush blueberry
| |
|
Viburnum acerifolium
|
Mapleleaf viburnum
| |
|
Viburnum dentatum
|
Arrowwood
| |
|
Viburnum prunifolium
|
Blackhaw
|
(c)
Evergreen trees: minimum height, eight feet.
|
Scientific Name
|
Common Name
| |
|---|---|---|
|
Ilex opaca
|
American holly
| |
|
Pinus strobus
|
Eastern white pine
| |
|
Tsuga canadensis
|
Canadian hemlock
| |
|
Juniperus virginiana
|
Eastern red cedar
|
(6)
The following vegetation shall not be installed as
landscape material because they are invasive or prone to pests and
disease:
|
Scientific Name
|
Common Name
| |
|---|---|---|
|
Acer platanoides
|
Norway maple
| |
|
Acer pseudoplatanus
|
Sycamore maple
| |
|
Acer saccharinum
|
Silver maple
| |
|
Lonicera japonica
|
Japanese honeysuckle
| |
|
Pyrus calleryana
|
Callery pear
| |
|
Polygonum cuspidatum
|
Japanese knotweed
| |
|
Populus spp.
|
Poplars
| |
|
Puerarie thunbergiana
|
Kudzu
| |
|
Ulmus pumila
|
Siberian elm
|
I.
Guaranty/performance bond.
(1)
Any tree or shrub which dies within 18 months of planting
shall be replaced in kind. Any tree or shrub which within 18 months
of planting or replanting is deemed by the Township not to be healthy
and vigorous shall be replaced in kind. Replacements may be of a substitute
species only when approved by the Township.
(2)
The developer or landowner shall submit a plan of estimated landscaping planting dates. When landscaping planting is done in phases, the Township shall be notified of the date on which each planting has actually been completed. Satisfactory survival of each phase as verified by the Township Engineer in accordance with Subsection I(1) above will be based on the date of actual planting.
The minimum requirements for improvements shall
be those contained in the Pennsylvania Department of Transportation
Specifications (Form 408), as last revised.
A.
Those areas defined as floodplain by the Floodplain Conservation District of Chapter 150, Zoning, and/or the County Conservation District and/or shown on the Montgomery County Soil Survey, issued 1967, as alluvial soils, plus a twenty-five-foot minimum margin width along each side of such classification shall be subject to the requirements and restrictions contained therein.
B.
In addition, the following regulations shall apply:
(1)
The Township Supervisors may, when it is deemed necessary
for the health, comfort, safety or welfare of the present and future
population of the area and necessary to the conservation of water,
drainage and sanitary facilities, prohibit subdivision of any portion
of the property which lies within the floodplain of any stream or
drainagecourse.
(2)
All floodplain areas shall be preserved from any and
all destruction or damage by clearing, grading or dumping of earth,
waste material, stumps or other material of any kind.
(3)
Any development which creates a significant change
in the characteristics of the watershed, thus increasing volume and
velocity of surface water runoff, due to the decrease in retention
and infiltration of stormwater, shall not be permitted until guaranties
are made of improvements that will reduce the likelihood of erosion,
sedimentation, inundation and water drainage from peak periods of
precipitation and provide for controlled disposal of excess surface
water. Such improvements must satisfy the requirements and regulations
of the Pennsylvania Department of Environmental Protection, Bureaus
of Water Quality Management and Dams and Encroachments.
C.
The Board of Supervisors in its consideration of any
preliminary plan of subdivision and land development shall condition
its approval upon the execution of measures designed to prevent accelerated
soil erosion and resulting sedimentation, as required by the Pennsylvania
Department of Environmental Protection. All applicable regulations
and permit requirements of said Department as stipulated in its Soil
Erosion and Sedimentation Control Manual shall be followed by all
parties engaged in earthmoving activities. The manual is available
at the office of the Montgomery County Conservation District, Norristown,
Pennsylvania.
D.
Any natural watercourses not governed by Subsections A, B and C above shall be governed by the following:
(1)
All continuously flowing watercourses (as indicated
on United States Geological Survey (seven-and-one-half-foot quadrangles)
shall be maintained in their natural state, except that removal of
debris and correction of severe erosion shall be required.
(2)
Intermittent watercourses.
(a)
Intermittent watercourses shall be maintained
essentially at their existing alignments and gradients except that
they may be improved by minor regrading and shall either be planted
in grass or provided with erosion preventive improvements such as
riprap. Paving of such watercourses shall not be allowed, nor shall
piping, except under roads, driveways and walkways.
(b)
Intermittent watercourses often are significant
elements at the headwaters of larger streams and are usually small
in size. Therefore, developers should be encouraged to design and
build around and with respect for these drainageways, and the Supervisors
may allow rerouting of these drainageways only when serious considerations
so warrant or when the site drainage will be improved by such proposed
alignment changes.
A.
The subdivider shall provide public water service
to provide adequate supply to each lot in a subdivision.
B.
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 of Supervisors or the Planning Commission, as the case
may be, 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.
[Added 8-21-1996 by Ord. No. 150]
C.
Where no public water service is available and it
would be an undue hardship for the subdivider to have the public water
service extended, the subdivider may on approval of the Township Supervisors
be permitted to construct a well on each lot. All wells shall be constructed
according to present rules and regulations, or any future amendments
thereto, of the State Department of Environmental Protection and the
Township of Worcester.
D.
The proposed location of the wells shall be shown
on the preliminary plan for each lot. Where there are existing wells
on the property or adjoining lots, they must also be shown.
E.
A circular area with a radius conforming to the rules
and regulations, or future amendments thereto, of the State Department
of Environmental Protection and the Township of Worcester shall be
shown around each well to denote clear space in which no sewage system
is to be located.
F.
Where public water service is furnished the circles
are not necessary, with the exception of those wells lying immediately
adjacent to the subdivision. However, the usable area is limited by
a clear zone surrounding the water service line to each house as required
by the State Department of Environmental Protection and the Township
of Worcester.
G.
Hydrants. Fire hydrants shall be located at accessible
points throughout the subdivision when public water supply is available
and shall be located within 600 feet of all existing and proposed
structures.
A.
No regulated earth disturbance activities within the
municipality shall commence until approval by the municipality of
an erosion and sediment control plan for construction activities.
The Pennsylvania Department of Environmental Protection (DEP) has
regulations that require an erosion and sediment control plan for
any earth disturbance activity of 5,000 square feet or more, under
25 Pa. Code § 102.4(b).
[Amended 2-18-2004 by Ord. No. 197]
B.
In addition, under 25 Pa. Code Chapter 92, a DEP NPDES
construction activities permit is required from DEP for any regulated
earth disturbance activity.
[Amended 2-18-2004 by Ord. No. 197]
C.
Evidence of any necessary permit(s) for regulated earth disturbance activities from the appropriate DEP regional office or County Conservation District must be provided to the municipality. The issuance of an NPDES construction permit [or permit coverage under the state-wide general permit (PAG 2)] satisfies the requirements of Subsection A. A copy of the erosion and sediment control plan and any required permit, as required by DEP regulations, shall be available at the project site at all times.
[Amended 2-18-2004 by Ord. No. 197]
D.
Performance principles. The following measures are
effective in minimizing erosion and sedimentation and shall be included
where applicable in the control plan:
(1)
Stripping of vegetation, regrading or other development
shall be done in such a way that will minimize erosion.
(2)
Development plans shall preserve salient natural features,
keep cut-fill operations to a minimum and ensure conformity with topography
so as to create the least erosion potential and adequately handle
the volume and velocity of surface water runoff.
(3)
Whenever feasible, natural vegetation shall be retained,
protected and supplemented.
(4)
The disturbed area and the duration of exposure shall
be kept to a practical minimum.
(5)
Disturbed soils shall be stabilized as quickly as
practicable.
(6)
Temporary vegetation and/or mulching shall be used
to protect exposed critical areas during development.
(7)
The permanent (final) vegetation and structural erosion
control and drainage measures shall be installed as soon as practical
in the development.
(8)
Provisions shall be made to effectively accommodate
the increased runoff caused by changed soil and surface conditions
during and after development. Where necessary the rate of surface
water runoff will be structurally retarded.
(9)
Sediment in the runoff water shall be trapped until
the disturbed area is stabilized by the use of debris basins, sediment
basins, silt traps or similar measures.
E.
Grading for drainage. In order to provide more suitable
sites for building and other uses, improve surface drainage and control
erosion, the following requirements shall be met:
(1)
All lots, tracts or parcels shall be graded to provide
proper drainage away from buildings and dispose of it without ponding,
and all land within a development shall be graded to drain and dispose
of surface water without ponding, except where approved by the Township
Supervisors.
(2)
All drainage provisions shall be of such design to
adequately handle the surface runoff and carry it to the nearest suitable
outlet such as a curbed street, storm drain or natural watercourse
or properly designed swale. Where drainage swales are used to divert
surface waters away from buildings, they shall be sodded or planted
as required and shall be of such slope, shape and size as to conform
to the requirements of the Township.
(3)
Concentration of surface water runoff shall only be
permitted in properly designed and maintained swales, watercourses
or retention basins.
(4)
No increased surface runoff will be permitted to leave
the property being subdivided or developed by way of natural watercourses
or storm drainage pipes without first being suitably retained in such
a way as to maintain runoff volume existing on the site previous to
subdivision or development.
(5)
Excavations and fills.
(a)
Cut and fill slopes shall not be steeper than
2:1 unless stabilized by a retaining wall or cribbing, except as approved
by the Township Supervisors when handled under special conditions.
(b)
Adequate provisions shall be made to prevent
surface water from damaging the cut face of excavations of the sloping
surfaces of fills.
(c)
Cut and fills shall not endanger adjoining property.
(d)
Fill shall be placed and compacted so as to
minimize sliding or erosion of the soil.
(e)
Fills shall not encroach on natural watercourses
or constructed channels.
(f)
Fills placed adjacent to natural watercourses
or constructed channels shall have suitable protection against erosion
during periods of flooding.
(g)
Grading will not be done in such a way so as
to divert water onto the property of another landowner without the
expressed consent of the Township Supervisors.
(h)
During grading operations, necessary measures
for dust control will be exercised.
(i)
Grading equipment will not be allowed to cross
live streams. Provision will be made for the installation of culverts
or bridges.
F.
Responsibility.
(1)
Whenever sedimentation is caused by stripping vegetation,
regrading or other development, it shall be the responsibility of
the person, corporation or other entity causing such sedimentation
to remove it from all adjoining surfaces, drainage systems and watercourses
and to repair any damage at his expense as quickly as possible.
(2)
Maintenance of all drainage facilities and watercourses
within any subdivision or land development is the responsibility of
the developer until they are accepted by the Township or some other
official agency, after which they become the responsibility of the
accepting agency.
(3)
It is the responsibility of any person, corporation,
or other entity doing any act on or across a communal stream, watercourse
or swale or upon the floodplain or right-of-way thereof to maintain,
as nearly as possible, in its present state the stream, watercourse,
swale, floodplain or right-of-way during the pendency of the activity
and to return it to its original or equal condition after such activity
is completed.
(4)
Maintenance of drainage facilities or watercourses
originating and completely on private property is the responsibility
of the owner to their point of open discharge at the property line
or at a communal watercourse within the property.
(5)
No person, corporation or other entity shall block,
impede the flow of, alter, construct any structure or deposit any
material or thing on or commit any act which will affect normal or
flood flow in any communal stream or watercourse without having obtained
prior approval from the Township or the Pennsylvania Department of
Environmental Protection, whichever is applicable.
(6)
Where a subdivision is traversed by a watercourse,
there shall be provided a drainage easement or right-of-way conforming
substantially to the line of such watercourse and of such width as
will be adequate to preserve natural drainage.
(7)
Each person, corporation or other entity which makes
any surface changes shall be required to:
(a)
Collect on-site surface runoff and dispose of
it to the point of discharge into the common natural watercourse of
the drainage area.
(b)
Handle existing and potential off-site runoff
through his development by designing to adequately handle storm runoff
from a fully developed area upstream.
(c)
Pay his proportionate share of the total cost
of off-site improvements to the common natural watercourse, based
on a fully developed drainage area.
(d)
Provide and install at his expense, in accordance
with Township requirements, all drainage and erosion control improvements
(temporary and permanent) as required by the Erosion and Sediment
Control Handbook.
(8)
It is the responsibility of the Township to keep all
major streams not under the jurisdiction of any other official agency
open and free-flowing.
(9)
The Township will assume the responsibility for maintaining
an open and free-flowing condition in all minor streams, watercourses
and drainage systems constructed or improved in accordance with Township
design criteria, which are necessary for proper drainage in the discretion
of the Township if an adequate right-of-way exists or can be acquired.
(10)
The Township shall be required to:
(a)
Assess and collect the cost of off-site improvements
to the common natural watercourse except those required to existing
state roads. Collection may be delayed until the assessed land is
approved for development.
(b)
Acquire easements for such common natural watercourse
improvements.
(c)
Supervise such improvement to completion.
G.
Compliance with regulations and procedures.
(2)
The installation and design of the required erosion
and sediment control measures shall be in accordance with the standard
and specifications on file with the Township and found in the Erosion
and Sediment Control Handbook, including:
(a)
Temporary Cover on Critical Areas, pages 9-10.
(b)
Permanent Grass and Legume Cover on Critical
Areas of Prepared Seedbed, pages 19-22.
(c)
Permanent Grass and Legume Cover on Critical
Areas on Unprepared Seedbed, pages 19-22.
(d)
Sodding, pages 23-25.
(e)
Mulching, pages 26-36.
(f)
Temporary Diversion, pages 37-41.
(g)
Permanent Diversion, pages 42-46.
(h)
Grassed Waterway or Outlet, pages 47-51.
(i)
Grade Stabilization Structure, pages 52-55.
(j)
Debris Basin, pages 56-70.
(k)
Drain, pages 71-83.
(l)
Drainage - Main or Lateral, pages 84-87.
(3)
Stream channel construction on watersheds with drainage
areas in excess of 320 acres, or in those cases where downstream hazards
exist, will conform to criteria established by the Power and Water
Resource Board, Pennsylvania Department of Environmental Protection.
(4)
Final plans for minimizing erosion and sedimentation as approved will be incorporated into the agreement and bond requirements as required under § 130-7.
[Amended 8-21-1996 by Ord. No. 150]
(5)
The approval of plans and specifications for the control
of erosion and sedimentation shall be concurrent with the approval
of the final plats of subdivision or land development and become a
part thereof.
(6)
At the time that a building permit is applied for,
a review shall be conducted by the Township Engineer to ensure conformance
with the plan as approved. During the construction further consultative
technical assistance will be furnished, if necessary, by the Township
Engineer and the Montgomery County Conservation District. During this
development phase the Township Engineer shall inspect the development
site and enforce compliance with the approved plans.
(7)
Permission for clearing and grading prior to recording
of plats may be obtained under temporary easements or other conditions
satisfactory to the Township.
[Added 8-19-1998 by Ord. No. 166]
A.
Areas with slopes of 10% to less than 18% shall meet
the following requirements:
(1)
All development shall be laid out in such a
manner as to avoid or minimize development on or regrading of areas
with slopes of 10% to less than 18%.
(2)
It shall be incumbent on the applicant to show
that areas with slopes of 10% to less than 18% have been avoided to
the greatest extent possible. If requested by the Township, the applicant
shall produce evidence such as written documents or plans certified
by a registered engineer or other qualified professional showing that
no alternative layouts are possible that would reduce the amount of
steep slopes that need to be regraded.
B.
Areas with slopes of 18% or greater shall meet the
following requirements:
(1)
All structures, buildings, parking areas, regraded
slopes and substantial improvements (with the exception of driveway
and utility crossings when no other location is feasible) are prohibited
on slopes of 18% or greater.
C.
Slope protection standards.
(1)
Regrading in steep slope areas shall be minimized
to the greatest extent possible.
(2)
Existing landscaping on steep slope areas shall
be preserved, except where regrading is proposed.
(3)
Regrading or earthmoving on steep slopes shall
not result in earth cuts or fills whose highest vertical dimension
exceeds 10 feet.
(4)
Finished slopes of all cuts and fills shall
not exceed 3 to 1. Slopes steeper than 3 to 1 and retaining walls
are not permitted unless the applicant can demonstrate that steeper
slopes or retaining walls can be stabilized and maintained adequately
and that they more effectively preserve the landscape in its scenic
and/or natural state.
(5)
Regraded areas within steep slopes shall be
protected using generally accepted biotechnical slope protection techniques.
[Added 8-19-1998 by Ord. No. 166]
A.
Existing wetlands on a site shall fall into two classifications:
wetlands that will be filled, as permitted by state and federal regulations,
and unfilled wetlands.
B.
Compliance with federal and state wetlands regulations.
For proposed uses, activities or improvements which would entail the
regrading or placement of fill in wetlands, the applicant shall provide
the Township with proof that the proposed plan complies with the Pennsylvania
Department of Environmental Protection (Bureau of Dams and Waterway
Management) and the United States Army Corp of Engineers regulations
for areas identified as wetlands. If permits are required by the PADEP
or USACE, copies of the approved permits must be supplied to the Township
before final plan approval.
C.
The following requirements apply to remaining unfilled
wetlands:
(1)
Buildings, parking lots and other structures,
except fences, shall be set back at least 25 feet from unfilled wetlands.
(2)
Vegetation in unfilled wetlands shall remain
undisturbed and left in its natural state, except as noted below:
(a)
Corridor crossings by farm vehicles and livestock,
recreational trails, roads, railroads, centralized sewer and/or water
lines and public transmission lines shall be permitted to disturb
existing vegetation, provided that such crossings comply with state
and/or federal regulations.
(b)
Selective removal of extremely high economic value trees shall be permitted, provided that each tree that is removed is replaced with a canopy tree selected from the list in § 130-28 of the Subdivision and Land Development Ordinance.
(c)
Limited thinning and pruning of landscaping
shall be permitted in order to remove or repair dead, diseased or
damaged trees and in order to improve overcrowded conditions.
(d)
Construction of fences is permitted.
