The following standards shall be complied with in all subdivision
and land developments:
A.
Improvement specifications; general requirements.
(1)
Physical improvements to the property being developed shall
be provided, constructed and installed as shown on the record plan,
in accordance with the requirements of the Township.
(2)
As a condition for approval of a final plan by the Township,
the applicant shall enter into an agreement with the Township as to
installation of all improvements shown on the plan and required by
these regulations. Before the final plan may be endorsed by the Township,
the applicant shall submit a completed original copy of the subdivision
improvements agreement.
(3)
All improvements, whether public or private, installed by the
applicant shall be designed and constructed in accordance with applicable
criteria and specifications referenced herein. If there are no applicable
regulations, the Township may authorize that specifications be prepared
by a registered professional engineer.
(4)
Inspection of the installation of the improvements required
by this chapter shall in all cases be the responsibility of the Township
or the appropriate state regulatory agency.
A.
The location and width of all public streets shall conform to the
Westtown Township Official Map or to such parts thereof as may have
been adopted by the Township.
B.
The proposed public street system shall extend existing or recorded
streets at the same or greater width, but in no case at less than
the required minimum width.
C.
Where Westtown Township determines that it is desirable to provide
for public street access to adjoining property, public streets shall
be extended by dedication to the boundary of such property.
D.
New minor public streets shall be so designed as to discourage through
traffic, but the applicant shall give adequate consideration to provision
for the extension and continuation of major and collector streets
into and from adjoining properties.
E.
Where a development abuts an existing public street of improper width
or alignment, the Township may require the dedication of land sufficient
to widen the street or correct the alignment.
F.
The length of a cul-de-sac shall be a minimum of 350 feet and a maximum
of 1,500 feet. Any proposed cul-de-sac longer than 1,500 feet must
be approved by the Board upon recommendation of the Township Engineer.
In no case shall any cul-de-sac street serve more than 25 dwelling
units. Cul-de-sac length shall be measured from the radius of the
cul-de-sac turnaround to the edge of paving/curbline of the closest
through street.
[Amended 7-22-2002 by Ord. No. 2002-5]
A.
New half or partial streets will not be permitted except where essential
to the reasonable development of a tract in conformance with the other
requirements and standards of these regulations and where, in addition,
satisfactory assurance for dedication of the remaining part of the
public street can be obtained.
B.
The applicant shall provide the entire required right-of-way or as
much thereof as lies within his property, along all existing public
streets which traverse or abut his property.
A.
The right-of-way and cartway widths of all new or proposed public
and/or private streets shall be determined by the Board of Supervisors
and shall be classified as follows:
(1)
Arterial highway.
(2)
Collector street. Right-of-way shall be 60 feet and cartway
width shall be 28 feet. See Note 1.
(3)
Minor street. Right-of-way shall be 50 feet and cartway width
shall be 24 feet. See Notes 1 and 2.
(4)
Cul-de-sac street. A cul-de-sac is a minor street. Turnaround
shall have a right-of-way radius of 60 feet. Turnaround cartway paving
width shall have a radius of 50 feet. See Notes 1 and 2.
(a)
When required for future extension, the turnaround right-of-way
shall be placed adjacent to the tract boundary with sufficient width
along the boundary line to permit extension of the street at full
width.
(b)
The small triangle of land beyond the cul-de-sac to the boundary
shall be so deeded that, until the road is continued, maintenance
of these corners of land will be the responsibility of the adjoining
owners.
(c)
The Board of Supervisors may approve alternative designs for
the end of a cul-de-sac, provided the applicant proves their will
be adequate turning space for delivery trucks, snowplows and school
buses. For example, the Board of Supervisors may approve a larger
cul-de-sac bulb with landscaped space in the middle of the bulb, provided
there is an adequate system to ensure proper maintenance of the landscaped
space. The Township may also require the establishment of a well-drained
snow storage easement at the end of a cul-de-sac to allow snow to
be pushed directly down the street onto grass. The provision of this
easement may make a landscape island more feasible.
[Amended 7-22-2002 by Ord. No. 2002-5]
(5)
Service street (alley). Service streets are permitted only in
small-lot single-family detached development (see definitions). The
right-of-way shall be 20 feet and the cartway width shall be 12 feet.
|
NOTE 1: Additional right-of-way and cartway widths may be required
by Westtown Township for the purpose of promoting the public safety
and convenience, or to provide for parking in commercial and industrial
areas and in areas of high-density residential development.
| |
|
NOTE 2: At the sole discretion of the Township Supervisors,
the right-of-way of a minor street may be reduced to 40 feet and the
cartway width of a minor street may be reduced to 20 feet for properties
of one acre or more. Turnaround paved cartway of cul-de-sac streets
shall not reduced.
|
B.
All streets, whether public or private, shall be designed and constructed
in accordance with Township regulations.
C.
Right-of-way along existing streets.
[Added 7-22-2002 by Ord. No. 2002-5]
(1)
Where a subdivision or land development is proposed adjacent to an existing public street, the applicant shall dedicate sufficient right-of-way to result in the future right-of-way width provided for in § 170-1511 of the Zoning Chapter. If the applicant only controls land on one side of an existing street, then the applicant shall only be responsible to dedicate land to result in a width from the street cartway center line to the future right-of-way line equal to 50% of the future street right-of-way width. Therefore, for example, if a collector street has a sixty-foot-wide future right-of-way, an applicant on one side would be responsible to ensure that a thirty-foot-wide right-of-way is provided on the applicant's side of the center line.
(2)
The dedication of future right-of-way shall not be required
where the applicant proves to the satisfaction of the Board of Supervisors,
based upon any review by the Township Engineer and Planning Commission,
that there is not a reasonable relationship between the need for the
additional right-of-way and the traffic created by the proposed development.
(3)
Along a state-owned street or highway, if the State Department
of Transportation refuses to accept a dedication of right-of-way,
then the future right-of-way shall be dedicated to the Township or
be irrevocably committed and reserved for future dedication when the
Board of Supervisors determines the right-of-way is needed.
A.
On all streets there shall be minimum center-line grade of 1% and
a maximum of 7%.
B.
The center-line grade may be increased up to 10% upon the recommendation
of the Township Engineer and the approval of the Board of Supervisors.
C.
The center-line grade on a cul-de-sac public street shall not exceed
7%, and the grade of the diameter of the turnaround shall not exceed
4%.
D.
Drainage of cul-de-sac public streets shall preferably be toward
the open end.
At all changes of public street grades where the algebraic difference
exceeds 1%, vertical curves shall be provided to permit the following
minimum sight distances:
A.
Streets shall intersect as nearly as possible at right angles but
in no event at less than an angle of 60°.
B.
No more than two streets shall intersect at the same point.
C.
Streets entering the opposite sides of another street shall either
be directly opposite each other or shall be offset at least 200 feet
on minor and collector streets, measured center line to center line
along the center line of the street being intersected.
D.
Intersections with arterial highways shall be located not less than
1,000 feet apart, measured from center line to center line, along
the center line of the arterial highway.
E.
Where the grade of any street at the approach of an intersection
exceeds 4%, a leveling area of at least 75 feet measured from the
curbline of the street being intersected shall be provided. The grade
of this area shall not exceed 2%.
F.
Street curb intersections shall be rounded by a tangent arc with
a minimum radius of 35 feet.
G.
Curb and right-of-way radii shall have the same center point of origin.
H.
Street right-of-way lines shall be parallel to curb lines.
A.
A minimum clear sight triangle of 75 feet (as measured from the center-line
intersections of two streets) shall be provided at all intersections.
The minimum clear sight triangle shall be increased to 100 feet if
either street is a collector street and to 150 feet if either street
is an arterial highway. There shall be no physical obstruction, planting,
berm or grade above the height of 18 inches within the right-of way
section of this triangle or above the height of 2 1/2 feet elsewhere
in this triangle.
B.
Wherever a portion of the line of such triangle occurs behind (i.e.,
from the street) the building setback line, such portion shall be
shown on the final plan of the development, and shall be considered
a building setback line.
C.
Stopping sight distance at all intersections shall be in accordance
with PennDOT standards.
[Amended 7-22-2002 by Ord. No. 2002-5]
A.
Wherever a development abuts (or contains) an existing or proposed
public street or highway with an ultimate right-of-way of 60 feet
or more, the development shall be designed to restrict access to that
street. If the street is an arterial highway, access to that arterial
highway shall be restricted by either:
(1)
The creation of reverse frontage lots abutting arterial roads
which shall have access from a road of lesser classification.
(2)
The creation of a public or private street which is separated
by a reserve strip from the arterial highway. The ownership and maintenance
of the reserve strip shall be subject to the review and approval of
the Township. Except as specified above, reserve strips shall be prohibited.
B.
Dead-end public streets are prohibited, except as stubs to permit
future street extension into adjoining properties, unless designed
as cul-de-sac streets.
C.
Any public street dead-ended because of authorized staged development
shall be provided with a temporary, all-weather turnaround, within
the development, and the use of such turnaround shall be guaranteed
to the public until such time as the public street is extended.
D.
Unless future extension is clearly impractical or undesirable, the
turnaround right-of-way shall be placed adjacent to the tract boundary
line to permit extension of the street at full width.
[Amended 7-22-2002 by Ord. No. 2002-5]
All materials used for the construction of streets and/or roads
as herein defined and the method of construction and installation
shall be in strict accordance with the requirements of PennDOT Specifications
Publication 408 and/or PennDOT Seldom Used Specifications 1983 and/or
the latest revision thereof.
A.
Drainage. All drainage and utility structures, including but not
limited to manholes, inlets, pipes, water and electric lines, shall
be installed prior to the final grading of the cartway.
B.
Grading. Grading shall be completed to the full width of the right-of-way.
Banks shall be sloped not less than three horizontal to one vertical
with top of slopes rounded.
C.
Subgrade. The subgrade within the limits of the proposed cartway
shall be shaped to conform to the line, grade and cross-section of
the proposed cartway and shall be thoroughly compacted as per PennDOT
Publication 408 as last revised. Subgrade shall be sloped to correspond
to the slope of the finished road surface. Before placing the base
course, the subgrade shall be dressed with one inch of fine aggregate.
|
NOTE 1: Backfill of trenches within the cartway and shoulder
area shall be mechanically tamped in uniform layers of not more than
eight inches, thoroughly compacted, 95% dry volume, prior to application
of the base course.
| |
|
NOTE 2: If, during the installation of any of the aforementioned
items, the Township determines that the material used for backfill
is unacceptable, the contractor shall be required to use select fill.
|
D.
Paving:
(1)
The Township Supervisors, upon the recommendation of the Township
Engineer, shall determine the type of paving which shall be utilized.
(2)
Type I Base Course. Base course shall be constructed of stone
aggregate, rolled with vibratory roller, and thoroughly compacted
in two layers to a depth of not less than eight inches for residential
and 10 inches for industrial. The materials and construction methods
shall be in strict accordance with the requirements of Section 310,
"Crushed Aggregate Base Course," PennDOT Seldom Used Specifications.
(3)
Type II Base Course. Base course shall consist of five inches
for residential and six inches for industrial, after compaction, of
hot mixed, hot laid bituminous concrete base course placed on a six-inch
compacted layer of PennDOT No. 2A course aggregate, Type C or better
(no slag material). The materials and construction methods shall be
in strict accordance with the requirements of Section 305, Bituminous
Concrete Base Course, and Section 305, Subcourse, of PennDOT Publication
408 Specifications. The subbase and base course shall be rolled with
a vibratory roller.
(4)
Bituminous Surface Course ID-2A. Bituminous surface course ID-2A
shall consist of constructing a binder course and wearing course of
hot mixed, hot laid asphalt concrete on the above prepared base course.
The binder course shall be rolled with vibratory roller and compacted
to a depth of not less than two inches and the wearing course not
less than 1 1/2 inches. The materials and construction methods
shall be in strict accordance with the requirements of Section 420,
Bituminous Wearing Course ID-2, and Section 421, Bituminous Binder
Course ID-2, of PennDOT Publication 408, as amended. The Township
may require that the final application of bituminous concrete be withheld
until the streets are offered for dedication to the Township if the
wearing course is not applied immediately after the binder course.
(NOTE: The binder course shall be thoroughly cleaned and tack coated
in accordance with PennDOT Publication 408, as amended.)
[Amended 7-22-2002 by Ord. No. 2002-5]
A.
All materials entering into the construction of curbs and the method
of construction and installation shall be in accordance with PennDOT
Specifications Publication 408, as amended.
B.
Vertical curbs meeting the dimensional requirements for plain cement
concrete curb contained in the PennDOT Standards for Roadway Construction
(RC-64) shall be required on all streets.
A.
Proposed streets which are obviously in alignment with others already
existing and named shall bear the names of the existing streets.
B.
In no case shall the name of a proposed street duplicate an existing
street name in the Township or postal district, irrespective of the
use of the suffix street, road, avenue, boulevard, drive, etc.
C.
All street names shall be subject to the approval of Westtown Township
and of the Postmaster.
D.
Street name signs shall be placed at all intersections, naming all
streets at each intersection, and shall be visible from both directions.
In general, mounting heights of signs shall be seven feet. Signs shall
be mounted on 2 3/8 inch outside diameter galvanized steel tubular
posts 10 feet in length. Posts shall be embedded in concrete footings
three feet six inches deep by 12 inches in diameter. Signs shall be
aluminum (0.08 inch minimum thickness) with a blue baked enamel background
and six-inches-high white reflectorized letters. Signs shall be eight
inches high and mounted to the top of the pole with appropriate hardware.
The type of sign, post and location shall be subject to the approval
of the Township.
[Amended 3-1-1999 by Ord. No. 99-1; 7-22-2002 by Ord. No. 2002-5]
E.
Street signs shall be installed as soon as final grading has been
completed.
A.
The length, width and shape of blocks shall be determined with due
regard to provision of adequate sites for buildings of the type proposed,
zoning requirements, topography and requirements for safe and convenient
vehicular and pedestrian circulation, including the reduction of intersections
with arterial highways.
B.
Blocks shall have a minimum length of 500 feet.
C.
In the design of blocks longer than 1,000 feet, special consideration
shall be given to the requirements for satisfactory fire protection
and pedestrian access.
D.
Where practicable, blocks along arterial highways and collector streets
shall not be less than 1,000 feet long.
E.
Crosswalks (interior walks) may be required wherever necessary to
facilitate pedestrian circulation and to give access to community
facilities as well as in blocks of over 1,000 feet in length.
F.
Such crosswalks (interior walks) shall have an easement width of
not less than 10 feet and paved width (if paved) of not less than
four feet.
G.
Residential blocks shall be of sufficient depth to accommodate two
tiers of lots, except where reverse frontage lots are required along
an arterial highway, or where prevented by the size, topographical
conditions or other inherent conditions of property, in which case
the Township may approve a single tier of lots.
H.
Blocks in commercial and industrial areas may vary from the elements of design detail in Subsection G if required by the nature of the use. In all cases, however, adequate provision shall be made for off-street parking and loading areas as well as for traffic circulation and parking for employees and customers.
A.
The size, shape and orientation of lots shall be appropriate for
the type of development and use contemplated and shall conform to
zoning regulations.
B.
Insofar as practical, side lot lines shall be at right angles to
straight street lines or radial to curved street lines.
C.
Interior lots shall not be permitted unless the width of the access
strip is at least equal to the minimum lot width at the minimum building
setback line for the particular zoning district in which the interior
lot is located.
[Amended 7-22-2002 by Ord. No. 2002-5]
D.
Wherever feasible, lot lines shall follow Township boundaries rather
than cross them in order to avoid jurisdictional problems.
E.
Depth and width of parcels intended for nonresidential uses shall
be adequate for the use proposed and sufficient to provide satisfactory
space for on-site parking, loading and unloading, setbacks, landscaping,
etc.
F.
If, after subdividing, there exist substandard remnants of land,
they shall be either incorporated in existing or proposed lots, or
legally dedicated to public use, if acceptable to the Township.
G.
For any new lot intended for the construction of a principal building,
a contiguous and uninterrupted area equal to 75% of the minimum lot
area required by the Zoning Chapter shall be provided which is unencumbered
by any of the following: wetlands, one-hundred-year floodplains, steep
slopes and/or stormwater detention basins. The contiguous area shall
be provided for construction of buildings and customary accessory
uses without intruding into these features.
[Amended 7-22-2002 by Ord. No. 2002-5]
H.
All easements and rights-of-way shall abut the property line whenever
possible.
I.
Lots shall be conveniently shaped and the depth of the lots shall,
generally, not exceed the width by more than 2 1/2 times.
K.
Double or reverse frontage lots shall be avoided except where required
to provide separation of residential development from arterial highways
or to overcome specific disadvantages of topography or orientation.
L.
All residential reverse frontage lots shall have a rear yard with
a minimum depth of 60 feet (measured along the shortest distance from
the proposed dwelling unit to the ultimate right-of-way) and shall,
within such rear yard and immediately adjacent to the right-of-way,
have a planting screen easement of at least 10 feet in width, across
which there shall be no right of access.
A.
Township approval is required for construction of a driveway. The
approval request may be included with a building permit application
in the case of new construction.
B.
A plan shall be submitted with each application for approval of a
driveway and shall include the following:
(1)
Site plan to scale at least one inch equals 50 feet.
(2)
Location of building, septic tank and disposal field, well and
all other structures.
(3)
Adjacent driveways within 100 feet.
(4)
Plan of driveway.
(5)
Topography of lot by field or photogrametric survey with contours
at two-foot intervals.
(6)
Profile of proposed driveway from edge of road to end of driveway,
showing existing and proposed grades.
C.
Private driveways for residences, except for townhouses, apartments
and mobile home parks, shall be located at least 60 feet from the
point of intersection of the nearest street right-of-way lines and
at least five feet from every property line.
D.
Private driveways in commercial, industrial and business park zoning
districts and for townhouse, mobile home parks and apartments shall
be located at least 100 feet from the point of intersection of the
nearest street right-of-way lines and at least 10 feet from every
property line.
E.
Driveways used jointly by more than one property owner may straddle
the property line. The appropriate easement restrictions shall be
noted on the final plan.
F.
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.
G.
Driveways shall be located in such manner that they will not cause
the following: interference to the traveling public; a hazard to the
free movement of normal highway traffic; or areas of undue traffic
congestion on the highway. In accordance with this principle, driveways
should be located where the highway alignment and profile are favorable,
i.e., where there are no sharp curves or steep grades, and where sight
distance in conjunction with the driveway access would be adequate
for safe traffic operation.
H.
Driveways should not be located in such sections that would interfere
with the placement and proper functioning of highway signs, signals,
detectors, lighting or other devices that affect traffic control.
The location of a driveway near a signalized intersection that has
an actuated traffic signal may include a requirement that the permittee
provide (without expense to the Township or PennDOT) additional detectors
and signal poles and heads for the control of traffic movement from
his establishment or for relocation of existing detectors.
[Amended 7-22-2002 by Ord. No. 2002-5]
I.
Where highway curbs exist, driveway approaches shall be installed
1 1/2 inches above the adjacent highway or gutter grade to maintain
the proper drainage.
J.
Where highway curbs do not exist, driveways shall be constructed
in such a manner as not to interfere with the drainage grade line
of shoulders. If, in the opinion of the Township Engineer, a pipe
is required to maintain the grade line, the permittee shall install
such pipe at his expense, parallel to the pavement edge and at a minimum
distance of 10 feet therefrom and on the grade line as directed by
the Township Engineer. Where a pipe is placed in the shoulder line,
the driveway may slope away from the roadway at a lesser gradient
than the normal shoulder slope but not less than 1/4 inch per foot
from the paving edge to the pipe. The minimum pipe length shall be
equal to the width of the driveway plus 10 feet.
K.
Design requirements.
(1)
The grade of the driveway within 20 feet of the pavement edge
or the curbline of the public road, Township or state, shall not exceed
4%. The maximum grade permitted beyond this point is 15%. Vertical
curves shall be used at a change of grades exceeding 5%.
(2)
Width of driveway within the legal right-of-way of the public
road shall be at least 10 feet, and shall be nine feet within the
property line. Adequate turnaround surface shall be provided on the
property so egress to the street is in a forward direction. Where
the grade of the driveway exceeds 10%, at least one level parking
space shall be provided just within the property line for emergency
parking.
(3)
The driveway within the legal right-of-way of the public road
shall be constructed with crushed aggregate meeting the requirement
of Section 350 of PennDOT Form 408 Specifications, compacted to a
minimum depth of six inches. It shall be surfaced with a minimum of
2 1/2 inches of ID-2 surface course or approved equal. The remaining
length of driveway may be constructed of any suitable stabilized material
or bituminous surface adequate for the intended use and vehicle loads.
[Amended 7-22-2002 by Ord. No. 2002-5]
(4)
Discharge of roof drains or downspouts onto the driveway which
slopes toward the street shall not be permitted. No drain pipe from
any basement sump pump, foundation drain, disposal field, terrace,
roof or pavement shall be discharged onto the public right-of-way.
(5)
The sight distance at the intersection of a Township or state
roadway and the proposed driveway shall be provided in accordance
with the following tabulation. The clear sight line shall be described
by a line from a point within the driveway, 10 feet from the edge
of pavement or curbline, to a point in the center of the near lane
of the roadway.
|
Posted Speed
(miles per hour)
|
Required Sight Distance
(feet)
| |
|---|---|---|
|
20
|
200
| |
|
25
|
250
| |
|
30
|
350
| |
|
35
|
440
| |
|
40
|
540
| |
|
45
|
635
| |
|
50
|
760
| |
|
55
|
875
|
(6)
In addition to these requirements, all driveway intersections
with state highways shall also be designed in accordance with PennDOT
criteria. A PennDOT highway occupancy permit shall be obtained for
all driveway intersections with state highways.
[Amended 7-22-2002 by Ord. No. 2002-5]
Sidewalks, bike paths and other paths may be required to be
installed at the discretion of the Board of Supervisors upon the recommendation
of the Planning Commission.
A.
All materials entering into the construction of sidewalks and the
method of construction and installation shall be in accordance with
PennDOT Specifications Publication 408, except that the compacted
thickness of the aggregate bed shall be four inches. Sidewalks across
driveways and driveway aprons shall be constructed with six inches
of concrete reinforced with six by six w1.4 by w1.4 welded wire fabric
placed two inches from the finished surface. Sidewalks shall have
a minimum width of four feet and be located four feet behind the curbline
unless approved otherwise.
[Amended 7-22-2002 by Ord. No. 2002-5]
B.
Sidewalks at intersections shall be constructed to provide for handicapped
access.
C.
Details and specifications for the construction of bike paths and
other paths shall be submitted with preliminary plans for review and
approval by the Township Planning Commission and Township Engineer.
A.
Central water supply systems (community, public). All subdivisions
and land developments comprised of the following uses shall be served
by a central water supply system:
B.
On-site water supply systems (private). Subdivisions and land developments
comprised of residential single-family detached dwellings on lots
of one acre or larger may be served by an on-site water supply system.
C.
Procedures. All applicants for subdivision or land development shall state in the preliminary plan whether water supply will be community, public or private on-site. A water study (Article VIII) shall be submitted upon request of the Planning Commission and/or Board.
D.
Community central water systems. All proposed community central water
supply systems shall be designed, connected and installed to furnish
potable water to meet the specifications and requirements of the Insurance
Service Office of Pennsylvania, Department of Environmental Protection
(DEP), Chester County Health Department (CCHD) and all Township ordinances
for domestic use and fire protection.
E.
Residential on-site water supply system. All proposed on-site water
supply systems shall have a permit certified by the Chester County
Health Department.
A.
Plan requirements. All proposed water distribution systems shall
be designed, connected and installed to meet the specifications and
requirements of the DEP, Pennsylvania Utility Commission (PUC), CCHD
and all Township ordinances. The complete design of the proposed distribution
system and the following information shall be provided as a part of
all preliminary and final plans:
(1)
Design standards.
(a)
The design shall include the pipe material and the size of the
water mains to be utilized, the size of the existing water system
main(s) at the point(s) of interconnect, and the existing and proposed
placement of all valves and fire hydrants.
(b)
Distribution systems for a residential district shall be laid
out in a grid pattern and looped where possible to avoid the use of
dead ends. In the event dead ends cannot be avoided, the dead end
of a main shall have a fire hydrant, flushing hydrant or blowoff for
flushing purposes.
(c)
Mains within a residential district shall be a minimum of six
inches in diameter where the lengths between intersecting mains are
no more than 600 feet. Mains shall be a minimum of eight inches in
diameter for distances greater than 600 feet.
(d)
Mains located on principal streets and arterial mains shall
be a minimum of eight inches in diameter unless a larger size is specified
by the Township Engineer for future interconnect design potential.
(e)
Distribution systems and main sizes for commercial and industrial
developments shall comply with those for a residential district unless
greater sizes are specified by the engineer of the appropriate water
utility company, the Township Engineer and/or Fire Marshal.
(2)
Materials.
(a)
Standards and materials for the construction of all water distribution
systems shall meet or exceed those requirements described in the most
recent edition of the Public Water Supply Manual of the DEP and shall
be subject to the approval of the Township Engineer.
(b)
The water mains shall be as follows:
[1]
Polyvinyl chloride pipe shall conform to AWWA Standard C 900-75.
Polyvinyl chloride pressure pipe shall be Class 150 and shall meet
the requirements of DR 18.
[2]
Ductile cast iron pipe Class 52 shall conform to Federal Specification
for Pipe, Water, Ductile Cast Iron WW-P-421 C, be coated on the outside
and cement-lined.
[Amended 7-22-2002 by Ord. No. 2002-5]
(3)
Storage. Adequate storage shall be provided to ensure the capacity, gallonage and pressure as specified in § 149-804B of this chapter. Additional capacity shall be provided as a reserve for fire protection when requested by the Fire Marshal or Township Engineer.
[Amended 8-26-2001 by Ord. No. 2001-5; 7-22-2002 by Ord. No. 2002-5]
(4)
Fire hydrants. Whenever a central water distribution system
is provided, fire hydrants shall be installed as specified by the
Insurance Services Office of Pennsylvania, the Fire Marshal, the Township
Engineer and the following regulations:
[Amended 7-22-2002 by Ord. No. 2002-5]
(a)
For purposes of fire protection in detached residential districts,
fire hydrants shall be installed within 500 feet of all existing and
proposed structures, measured by way of accessible streets.
(b)
For purposes of fire protection in commercial and/or industrial
districts, semidetached and multifamily developments, fire hydrants
shall be installed within 400 feet of all existing and proposed structures,
measured by way of accessible streets.
B.
Approvals and reviews. No construction of any water distribution
system shall commence prior to written approvals and/or comments from
the DEP, CCHD, Fire Marshal and Township Engineer.
Stormwater management and erosion control shall be in accordance with Chapter 80, Erosion, Sediment Control and Grading.
A.
There shall be a minimum distance of 50 feet, measured in the shortest
distance between any proposed dwelling unit and any petroleum products
or natural gas transmission line which traverses the subdivision.
B.
Where easements are required, they shall be a minimum width of 20
feet. No structures shall be placed within such easements.
C.
To the fullest extent possible, easements shall be centered on or
adjacent to rear and side lot lines.
A.
In reviewing subdivision and land development plans, the Planning
Commission shall consider whether community facilities, including
schools, in the area are adequate to serve the needs of the additional
dwellings proposed by the development and shall make such report thereon
as it deems necessary in the public interest.
B.
Applicants shall provide 10% of the gross area of tracts larger than
two acres for open space, which are proposed for two or more dwelling
units or residential lots.
[Amended 7-22-2002 by Ord. No. 2002-5]
C.
Open space shall comply with the following standards:
(1)
The open space shall be laid out to the satisfaction of the Board in accordance with the best principles of site design, and shall be consistent with the intent of Chapter 170, Zoning, and the Township's Comprehensive Plan and Parks, Recreation and Open Space Plan.
(2)
Within the required acreage of open space, or elsewhere on the
tract, an area equivalent to at least 10% of the gross tract acreage
shall be suitable and available to serve the particular recreational
needs of the residents of the development (and/or the general public).
The Board may require that all, or a portion of, this recreational
area be suitable for active recreation, and may further require that
such area be prepared and developed for such purposes.
(3)
Where applicable or deemed appropriate or contained in the Township's Comprehensive Plan or Parks, Recreation and Open Space Plan, provision for pedestrian trails for public and/or private use shall be provided. This provision need not be in addition to the 10% requirement of Subsection B above unless the Board determines that the entire 10% minimum must be designated for active recreation.
(4)
The plan shall designate the use of common open space, the type
of maintenance to be provided, and a planting plan or schedule. In
designating use and maintenance, the following classes may be used:
(a)
Lawn. A grass area with or without trees which may be used by
the residents for a variety of purposes and which shall be mowed regularly
to ensure a neat and tidy appearance.
(b)
Natural area. An area of natural vegetation undisturbed during
construction, or replanted; such areas may contain pathways. Meadows
shall be maintained as such. Maintenance may be minimal but shall
prevent the proliferation of undesirable plants. Litter, dead trees
and brush shall be removed and streams kept in free-flowing condition.
(c)
Recreation area. An area designated for a specific recreational
use, including by way of example tennis, swimming, playfields and
totlots. Such areas shall be located and maintained in such manner
as not to create a hazard or nuisance and shall perpetuate the proposed
use.
(d)
Stormwater detention/retention and sewage disposal areas. Detention
or retention areas or land used for surface (land application) or
subsurface sewage disposal and holding or settlement ponds.
(5)
At least 60% of the minimum required common open space area
shall be located outside floodplain areas and areas of greater than
25% slope.
(6)
The following design standards, as deemed appropriate by the
Board, shall apply to areas of common open space. Such areas shall
be:
(a)
Not less than 75 feet in width at any point and not less than
1/2 acre of contiguous area, except when part of a trail system or
pathway network.
(b)
Interconnected with common open space areas on abutting parcels
wherever possible, including provisions for pedestrian pathways for
general public use to create linked pathway systems within the Township.
(c)
Provided with sufficient perimeter parking when necessary, and
with safe and convenient access from adjoining public road frontage
or other rights-of-way or easements capable of accommodating pedestrian,
bicycle and maintenance and vehicle traffic, and containing appropriate
access improvements. Areas required for parking may be included in
calculating the minimum acreage required for open space.
(d)
Undivided by any crossings of public or private roads, except
where necessary for proper traffic circulation, and then only upon
recommendation of the Township Engineer and Planning Commission.
(e)
Free of all structures, except those related to outdoor recreational
use or as otherwise provided herein.
(f)
Suitably landscaped by retaining existing natural cover and
wooded areas and/or by a landscaping plan which is consistent with
the purposes of this article and which minimizes maintenance costs.
(g)
Made subject to such agreement with the Township and such deed
restrictions, duly recorded in the office of the Chester County Recorder
of Deeds, as may be required by the Board of Supervisors for the purpose
of preserving the common open space for such use.
(7)
To count towards the required common open space, land must be:
[Added 7-22-2002 by Ord. No. 2002-5]
(8)
Common open space shall be interconnected with common open space
areas on abutting parcels where possible, including provisions for
pedestrian pathways for general public use to create linked pathway
systems within the Township.
[Added 7-22-2002 by Ord. No. 2002-5]
(9)
Common open space areas are not required to be served by their
own off-street parking unless they are developed for active recreation
facilities.
[Added 7-22-2002 by Ord. No. 2002-5]
(10)
A stormwater detention or retention basin shall not be permitted
to be counted towards the minimum common open space requirement unless
the applicant proves to the satisfaction of the Board of Supervisors
that such basin would be designed and constructed to serve a recreation
use during the vast majority of weather conditions or would function
as a scenic open space asset and/or will result in the infiltration
of stormwater runoff into the ground.
[Added 7-22-2002 by Ord. No. 2002-5]
(12)
If land is proposed for dedication to the Township for recreation
purposes, the applicant may be required by the Board of Supervisors
to provide a professional assessment of such land to determine whether
evidence exists of environmental contamination. If such contamination
is found, the applicant shall ameliorate the contamination in a manner
as to make the land suitable for its intended use.
[Added 7-22-2002 by Ord. No. 2002-5]
D.
Ownership. Any of the following methods may be used, either individually
or together, to preserve, own, and maintain common open space: condominium,
homeowners' association, dedication in fee simple, dedication
of easements, and transfer of fee simple title and easements to a
private conservation organization. Such land shall not be eligible
for transfer to another party except for transfer to another method
of ownership permitted under this section, and then only where there
is no change in the open space ratio. The following specific requirements
are associated with each of the various methods:
(1)
Homeowners' association. The common open space may be held in common ownership by a homeowners' association. This method shall be subject to all of the provisions for homeowners' associations set forth in Subsection D(2) below, and the homeowners' association agreement shall be recorded.
(2)
Fee simple dedication. The Township may, but shall not be required
to, accept any portion or portions of the common open space, provided
that:
(3)
Transfer to a private conservation organization. With permission
of the Township, an owner may transfer either the fee simple title,
with appropriate deed restrictions running in favor of the Township,
or a conservation easement to a private nonprofit organization, among
whose purposes is to conserve open space land and/or natural resources,
provided that:
(a)
The organization is acceptable to the Township as a bona fide
conservation organization with perpetual existence;
(b)
The conveyance contains appropriate provision for proper reverter
or retransfer in the event that the organization becomes unwilling
or unable to continue carrying out its functions; and
(c)
A maintenance agreement acceptable to the Township is reached.
(4)
Dedication of easements. The Township may, but shall not be
required to, accept easements for public use of any portion or portions
of open space land, title to which is to remain in ownership by condominium
or homeowners' association, provided that:
E.
Maintenance of open space.
(1)
In the event that the organization established to own and maintain
common open space, or any successor organization, shall at any time
fail to maintain the common open space in reasonable order and condition
in accordance with the development plan, the Township may serve written
notice upon such organization, or upon the residents and owners of
the development, setting forth the manner in which the organization
has failed to maintain the common open space in reasonable condition,
and said notice shall include a demand that such deficiencies of maintenance
be cured within 30 days thereof, and shall state the date and place
of a hearing thereon which shall be held within 14 days of the notice.
At such hearing the Township may modify the terms of the original
notice as to the deficiencies and may give an extension of time within
which they shall be corrected. If the deficiencies set forth in the
original notice or in the modifications thereof shall not be corrected
within said 30 days or any extension thereof, the Township, in order
to preserve the taxable values of the properties within the development
and to prevent the common open space from becoming a public nuisance,
may, in its discretion, enter upon said common open space and maintain
the same for a period of one year. Said entry and maintenance shall
not constitute a taking of said common open space, and shall not vest
in the public any rights to use the common open space except when
the same is voluntarily dedicated to the public by the residents and
owners and such dedication is acceptable to the Township. Before the
expiration of said year, the Township shall, upon its initiative or
upon the request of the organization theretofore responsible for the
maintenance of the common open space, call a public hearing upon notice
to such organization, or to the residents and owners of the development,
to be held by the Township, at which hearing such organization or
the residents and owners of the development shall show cause why such
maintenance by the Township shall not, at the election of the Township,
continue for a succeeding year. If the Township shall determine that
such organization is ready and able to maintain said common open space
in reasonable condition, the Township shall cease to maintain said
common open space at the end of said year. If the Township shall determine
such organization is not ready and able to maintain said common open
space in a reasonable condition, the Township may, in its discretion,
continue to maintain said common open space during the next succeeding
year and, subject to a similar hearing and determination, in each
year thereafter. The decision of the Township in any case shall constitute
a final administrative decision subject to judicial review.
(2)
The cost of such maintenance and enforcement proceedings by
the Township shall be assessed ratably against the properties within
the development that have a right of enjoyment of the common open
space and shall become a lien on said properties. Said assessments
or charges shall be subordinate in lien to the lien of any prior mortgage
or mortgages on the property which is subject to such assessments
or charges. The Township, at the time of entering upon such said common
open space for the purpose of maintenance, shall file notice of such
lien, in the office of the Prothonotary of Chester County, upon the
properties affected by such lien within the development.
(3)
Included in any terms of ownership shall be protection of the
open space against development in perpetuity by means of a conservation
easement prohibiting development. The required easement shall be conveyed
either to the Township directly (in which case the development's
property owners shall be named as third-party beneficiary) or to a
conservation organization acceptable to the Board (in which case the
Township and property owners of the development shall be named as
third-party beneficiaries).
F.
Recreation fees.
[Added 7-22-2002 by Ord. No. 2002-5]
(1)
Purposes. To provide adequate open spaces, recreational lands
and recreational facilities to serve new inhabitants/occupants of
new developments, for both active and passive recreation. To recognize
and work to carry out the parks, recreation and open space recommendations
of the Growth Management Plan, which are hereby adopted as the official
Recreation Plan of Westtown Township.
(2)
If there is mutual agreement between an applicant and the Board of Supervisors, or if the applicant cannot feasibly provide common open space that would meet all of the requirements, of this § 149-921, then recreation fees shall be required in place of dedicating common open space. However, fees shall not be required in place of common open space if a subdivision or land development would involve 10 or more acres of land.
(3)
Applicability. This subsection shall apply to any subdivision
or land development for which a preliminary plan or a combined preliminary/final
plan is submitted after the enactment date of this amendment.
(a)
This § 149-921F shall not apply to plans that the Board of Supervisors determines only involve adjustments or corrections to an approved preliminary plan or a preliminary plan that was actively before the Township for consideration as of the date of the adoption of this subsection, provided the adjustments do not increase the number of proposed dwelling units or involve a new principal nonresidential building.
(4)
Limitations on use of fees.
(a)
Any fees collected under this subsection shall be placed within
an interest-bearing account and shall be accounted for separately
from other Township funds.
(b)
To make sure that the lands and facilities are accessible to
the inhabitants of the developments that paid fees towards their cost,
such fees should only be used within a five-mile radius of the boundaries
of the subdivision or land development that paid the fees, unless
the fees are used within a recreation area open to the public that
the Township intends to serve the entire Township.
(c)
Such fees shall only be used for the following: acquisition
of public open space and related debt payments, development of public
recreational facilities, landscaping of public open space and closely
related engineering and design work.
(d)
Unless the Township identifies fees for a different set of facilities
or recreation area, then the fees shall be used for the further development
of Oakbourne Park, which may include the adjacent Cope Tract, on South
Concord Road, as a generally centrally located recreation area providing
programs and facilities for all inhabitants of the entire Township.
(5)
The fee requirements of this subsection shall be based upon
the number of new dwelling units that would be allowed on the lots
of a subdivision or land development after approval. No fee or land
requirement shall be required for agricultural, livestock or poultry
buildings.
(6)
Fees. If the Board of Supervisors determines that a proposed
subdivision or land development is required to pay fees-in-lieu of
dedicating open space, this fee shall be as established by the Township
Fee Schedule, which may be updated by resolution of the Board of Supervisors.
Until such time as a different fee may be established or revised by
resolution, a fee of $1,100 shall apply per dwelling unit.
(7)
Timing of residential fees. Fees required by this subsection
for all of the dwelling units shall be paid prior to the recording
of the final plan, except as follows:
(a)
If the required fee would be greater than $2,000, and the applicant
and the Township mutually agree to provisions in a binding development
agreement to require the payment of all applicable recreation fees
prior to the issuance of any building permits within each clearly
defined phase or subphase of the development, then fees are not required
to be paid prior to recording of the final plan but may instead be
paid within the requirements of that development agreement.
(b)
If the applicant agrees to pay such fees in installments, then
all such fees shall not be considered to be paid for the purposes
o any applicable time limitations for utilization under the state
Municipalities Planning Code[2] until all such fees are paid in full, including all installments
and phases.
[2]
Editor's Note: See 53 P.S. § 10101 et seq.
A.
The buffer shall be a landscaped area free of structures. No driveway or street shall be permitted in the buffer except at points of ingress or egress. Parking shall be permitted only when specifically authorized by Chapter 170, Zoning.
B.
All buffers shall include a completely planted visual barrier or
landscape screen. Such visual barrier shall be fully attainable within
a three-year period.
(1)
Existing tree masses shall be retained wherever possible and,
at the Township's discretion, cleared of any undesirable flora
(vines, etc.) and debris which would hinder tree and shrub growth.
(2)
Where the existing tree masses do not fully screen the area
or where there are no existing tree masses, plantings shall be added
to complete the visual barrier within the prescribed time period.
(3)
The landscape screen shall be composed of both high-level and
low-level plantings.
(a)
The high-level screen shall consist of a combination of evergreen
trees (initially not less than eight feet in height) and deciduous
trees (initially with caliper of not less than 2 1/2 inches measured
one foot from ground level). Trees shall be planted in staggered rows
and centered no more than 18 feet apart.
(b)
The low-level screen shall consist of evergreen shrubs (initially
not less than three feet in height). Shrubs shall be spaced in staggered
rows and centered no more than five feet apart.
C.
Plantings shall be resistant to disease and insect infestation and
known as "long-lived."
D.
The area of the buffer not covered by the planting screen shall be
planted with grass seed, sod or ground cover, and shall be maintained
and kept clean of all debris and rubbish.
E.
The applicant shall guarantee required plantings in the buffer for
18 months from the date of dedication or closeout of the escrow accounts.
F.
The applicant shall post a maintenance bond for 18 months in the
amount of 15% of the actual cost of the installed plantings.
G.
Care and maintenance of the buffer including plantings shall be the
sole responsibility of the property owner.
Consideration will be shown for all natural features, such as
large trees, watercourses, steep slopes, historic areas and structures,
and similar community assets which, if preserved, will add attractiveness
and value to the remainder of the developments. Trees shall be preserved
wherever possible.
A.
Neither portions of tree masses nor specimen trees shall be cleared
unless absolutely necessary. Applicants shall make all reasonable
efforts to harmonize their plans in order to preserve these existing
trees.
B.
When development of a proposed subdivision and/or land development
necessitates the clearing of trees or portions of tree masses, applicants
shall be guided by the following criteria in selecting trees and ornamentals
for retention or clearing:
(1)
Aesthetic values (autumn coloration, type of flowers and fruit,
bark and crown characteristics, amount of dieback present).
(2)
Susceptibility of tree to insect and disease attack and to air
pollution.
(3)
Species longevity.
(4)
Wind firmness and characteristic of soil to hold trees.
(5)
Wildlife values (e.g., oak, hickory, pine, walnut, and dogwood
have high food value).
(6)
Comfort to surroundings (e.g., hardwoods reduce summer temperatures
more effectively than pines or cedars).
(7)
Existence of disease, rot or other damage to the tree.
(8)
Protection of buildings (e.g., dead or large limbs hanging over
buildings shall be removed).
(9)
The size of the tree at maturity.
C.
Applicants shall exercise care to protect trees which remain from
damage during construction. The following procedures shall be required
for the protection of the remaining trees and shall be noted on the
plan. All remedial work shall be performed by qualified personnel.
(1)
Where existing ground levels are changed, drainage tile will
be placed at the old soil level and open into a well built around
the base of the tree. Such well may be left open or can be filled
with coarse stones or gravel. Tiles may be installed in a radiating
pattern or laid in parallel lines.
(2)
Those trees which have been delineated on the plan and are within
25 feet of a proposed building excavation or other locations deemed
appropriate by the Township Engineer shall be protected by installing
and maintaining a fence at the drip line.
(3)
No boards or other material shall be nailed to trees during
construction.
(4)
Heavy equipment operators shall avoid damaging existing tree
trunks and roots. Feeder roots shall not be cut closer than 25 feet
from tree trunks.
(5)
Tree trunks and exposed roots damaged during construction shall
be protected from further damage and treated immediately. Tree limbs
damaged shall be properly pruned and treated immediately.
(6)
The operation of heavy equipment over root systems of such trees
shall be minimized in order to prevent soil compaction.
(7)
Damaged trees shall be fertilized to aid in their recovery.
(8)
Construction debris shall not be disposed of near or around
the bases of such trees.
D.
A tree protection management plan must be submitted at the time of
preliminary plan application if there are 10 or more viable trees
proposed to be cut or removed from a property. Tree protection management
plan shall contain the following information on a plot plan:
[Added 7-22-2002 by Ord. No. 2002-5]
(1)
Applicant's name, street address, telephone number.
(2)
Lot owner's name, street address, telephone number.
(3)
Lot owner's consent to the application.
(4)
Unified parcel index number.
(5)
Location of all existing or proposed buildings, driveways, septic
fields, easements, underground utility lines and other improvements.
(6)
Existing and proposed rights-of-way.
(7)
Existing topography within 20 feet of the proposed disturbed
area and proposed grading, if any.
(8)
Location of existing natural features, including wooded areas,
watercourses, wetlands and floodplains.
(9)
The limits of tree protection zone, according to the following
distances from proposed improvements:
(10)
Each tree, six inches or greater, to be removed or transplanted
shall be clearly marked.
(11)
A chart tabulating the diameter inches being removed, the required
diameter inches to be replaced and the equivalent number of compensatory
trees.
(12)
Compensatory planting.
(a)
In the event that preservation of existing trees within the
tree protection zone is impossible, and/or relocation of improvements
impractical, then compensatory planting shall be required for each
viable tree within the tree protection zone and each specimen tree
anywhere on the site.
(b)
Compensatory trees shall be provided in the following ratios,
based on the sum total of the diameter inches of trees being removed.
The standards are applicable to both deciduous and evergreen trees.
Compensation is not required for shrubs, unless otherwise required
by the Board of Supervisors.
[1]
For viable nonspecimen: one inch of new tree caliper shall be
provided for every four inches of existing tree diameter cut or removed.
For example, if a single-trunked, twenty-inch diameter oak is removed,
five diameter inches shall be replanted.
[2]
For viable specimen: one inch of new tree diameter for every
one inch of existing tree diameter cut or removed. Where it has been
determined by the Zoning Officer that a specimen tree has been or
is proposed to be cut or removed, the person responsible shall be
fined no more than $1,000.
[3]
For existing street trees within the right-of-way, one tree, with a caliper of 3 1/2 inches shall be replanted as a canopy tree in accordance with § 149-925I(6).
(c)
A chart tabulating the diameter inches being removed, the diameter
inches to be replaced and the resultant number of compensatory trees
shall be provided on the tree protection management plan. The number
of compensatory trees should be calculated from the total diameter
inches to be replaced, divided by 3 1/2, rounded up to the next
whole number.
(d)
Compensatory trees shall be 3 1/2 inches in caliper and planted in accordance with the standards contained within § 149-925. Evergreen trees may be substituted at a ratio of two evergreens to one deciduous tree. Alternative types of compensatory planting may be permitted, when approved by the Board of Supervisors.
(e)
Locations of compensatory trees must clearly be labeled on the
landscape plan. They may be placed anywhere on the site. Compensatory
trees are in addition to other required trees.
(f)
Constraints incident to the land.
[1]
In the event that the applicant establishes to the satisfaction
of the Board of Supervisors that constraints incident to the land
itself (including, without limitation, extreme topography, unsuitable
soils, rock outcrops and existing dense canopy) render it impractical
to locate on the lot the required number of compensatory trees, then,
at the election of the Board of Supervisors, the applicant shall:
[a]
Install a portion of the required compensatory
trees on other public lands within the Township.
[b]
Contribute to the Township the estimated cost of
those trees which cannot practically be installed on the property
for later installation of trees on public lands.
[c]
Install fewer, larger or more valuable compensatory
trees on the lot with an aggregate cost as installed and guaranteed
not less than the estimated aggregate cost of the required number
of compensatory trees.
A.
The requirements and standards prescribed herein shall be considered minimum requirements and standards for new planting materials, which shall apply to all nonresidential subdivisions and land developments, and to all residential subdivisions and developments except those involving three or fewer single-family detached dwelling lots where no new streets are proposed and to a mobile home park developed in conformance with § 149-928 of this chapter.
B.
A reduction in the number of trees or shrubs actually planted may
be authorized by the Board of Supervisors and/or Planning Commission
only after it can be demonstrated that:
(1)
Planting in the quantities normally prescribed would be injurious
to existing significant tree masses or individual specimen plantings;
and
(2)
Existing tree masses or individual specimen plantings have survived
all construction activities and are reasonably assured of continued
maintenance and survival.
C.
Trees and shrubs shall be of nursery-grown stock of noncolumnar varieties,
and shall be insect, pest and disease resistant.
D.
In the design of a landscape plan, plantings shall be provided in
the varieties, quantities and site location necessary to:
(1)
Provide seasonal color variety.
(2)
Reduce glare and reflection, and to buffer noise and objectionable
views.
(3)
Moderate ground surface, building and stream water temperatures.
(4)
Provide moisture retention, soil stabilization, wind breaks
and air purification.
(5)
Complement existing landscaping on adjoining properties.
E.
Planting varieties shall be selected with due consideration of their
function; local growing habits; rooting, branching and leafing characteristics;
and climate, moisture, soil and nutrient requirements.
F.
Plantings shall not be installed where they will:
(1)
Block, impede or interfere with the construction, maintenance
or operation of roadways, drainage facilities, sanitary sewers or
other above- or below-ground utilities.
(2)
Diminish sight distance along roadways.
(3)
Cast dense winter shadow on roadways or public sidewalks (in
the case of evergreen plantings).
G.
Minimum plant quantities required. All portions of a property not
utilized by building or paved surfaces shall be landscaped utilizing
combinations of trees, shrubbery, lawns, fencing, ground cover, rock
formations, contours and existing foliage in the quantities, sizes
and locations specified below:
(1)
Lot or perimeter yard requirements. Each yard shall be landscaped
as follows:
|
Landscaping Per 100 Linear Feet
| |||||
|---|---|---|---|---|---|
|
Canopy Trees Mature Height Over 30 Feet
|
Ornamental Flowering Trees
|
Shrubs
| |||
|
Single-family detached dwelling
| |||||
|
Street frontage
|
1.5
|
0.5
| |||
|
All other property lines
|
0.5
|
0.5
| |||
|
All other dwellings
| |||||
|
Street frontage(s)
|
1.0
|
0.5
|
4.0
| ||
|
All other property line
|
0.5
|
0.5
|
2.0
| ||
|
Nonresidential
| |||||
|
Street frontage(s)
|
2.0
|
1.5
|
6.0
| ||
|
All other property lines
|
1.0
|
1.0
|
3.0
| ||
I.
General landscape provisions.
(1)
All landscape plans shall be prepared and sealed by a landscape
architect registered in the Commonwealth of Pennsylvania.
(2)
A two-year maintenance and replacement guaranty shall be provided
to the Township by the landscape contractor. All plantings which do
not survive after the expiration of the maintenance guaranty shall
be replaced by the owner.
(3)
Individual trees and plantings may be clustered together.
(4)
Trees and other plantings within stormwater basin areas shall
be installed to stabilize steep embankments and to provide visual
screening of the basin, but shall not be installed in a manner which
will block or impede the flow of water from the basin.
(5)
Shrubs and trees shall not be placed closer than 10 feet from
any side or rear property line or five feet from the street line (right-of-way).
(6)
Unless specifically required otherwise by the Township, or where it is impractical because of the location of existing trees, canopy trees required by this § 149-925 along the street frontage shall be planted with the trunk between five feet and 15 feet from the street right-of-way. These trees shall be intended to provide a canopy over the edges of streets. The Board of Supervisors may approve alternative locations for these trees, such as within a street right-of-way or less than five feet from the right-of-way. The species of these trees shall be subject to approval by the Township.
[Added 7-22-2002 by Ord. No. 2002-5]
No on-site burying or burning of construction debris shall be
permitted except under conditions specifically approved by the Township.
A.
The applicant shall provide sanitary sewage disposal facilities consistent
with the existing physical, geographical and geological conditions
and in conformance with all applicable Township, state, county and
federal ordinances and/or regulations.
B.
If the subdivision or land development is in an area served by a
public system the applicant shall be required to connect to the system
if capacity is available.
C.
Where the Westtown Township Act 537[1] states that the area to be subdivided or developed shall
be served in a reasonable time by a collection system, capped sewers
will be installed. The sewer lines shall be suitably capped at the
limits of the subdivision, and the laterals shall be capped at the
street right-of-way line. When capped sewers are provided, on-site
disposal facilities shall also be provided.
[1]
Editor's Note: See 35 P.S. § 750.1 et seq.
D.
The applicant shall comply with all requirements of Westtown Township,
the Chester County Health Department and the Pennsylvania DEP and
shall so certify prior to final plan approval.
E.
Sewer design criteria.
(1)
Construction drawings. All drawings shall be submitted on eighteen-inch-by-twenty-four-inch
or twenty-four-inch-by-thirty-six-inch sheets with a scale of one
inch equals 50 feet horizontal and one inch equals five feet vertical
unless otherwise specified by Westtown Township.
(a)
All elevations shall be based on NGVD datum with bench mark
noted and described and shall be tied into any bench marks established
by Westtown Township.
(b)
Drawings shall contain a note that all construction of sanitary
sewers shall be in accordance with the standards and specifications
adopted by Westtown Township.
(c)
Drawings shall contain the name of the design engineer, the
applicant and the development. All drawings will be signed and sealed
by a professional engineer registered in the Commonwealth of Pennsylvania.
(d)
If required by the Township, an index map at the scale of one
inch equals 400 feet (or as specified by Westtown Township) shall
be included showing sewer sizes, manhole numbers, streets and approximate
property lines. Manhole numbers shall conform to the Township numbering
system.
(e)
Plan and profile sheets.
[1]
The following information shall be shown on the plan view of
each plan and profile sheet:
[a]
Location of each existing building with elevation
of any basement. If existing, the invert elevation of any vent trap
will be shown.
[b]
Manhole numbers corresponding to those on index
map (plan view and profile view).
[c]
Location of proposed laterals.
[d]
Location and size of all existing and proposed
underground utilities including Act 187 information and file number.
[Amended 7-22-2002 by Ord. No. 2002-5]
[e]
All easements shown with width, distances and courses
as necessary.
[f]
Each set of plans will contain a sheet showing
standard construction details. These may be from the standard Township
detail sheet which may be included in the plan set. In addition, a
detail of bedding of pipe will be put on one of the plan and profile
sheets.
[g]
All lots without basement service to be noted clearly
on plan view and title plan.
[2]
The following information shall be shown on the profile view
of each plan and profile sheet:
[a]
Top elevations of proposed manholes (Profile view).
[b]
Accurate existing and proposed ground surface elevations.
[c]
Proposed invert elevations of manhole.
[d]
Manhole numbers corresponding to those on Index
Map.
[e]
Distance between manholes from center line to centerline
of manhole.
[f]
Grade of proposed sewer.
[g]
Size of proposed sewer with type and class of pipe
noted.
[h]
Location of proposed laterals.
[i]
Location, size and elevation of all existing and
proposed underground utilities.
(2)
The following information will be submitted as a supplement
to the construction drawings and planning modules:
(a)
Number of persons or units to be served initially.
(b)
Number of persons or units to be served in the future.
(c)
Number of acres to be served initially.
(d)
Number of acres to be served in the future.
(e)
Initial and future sanitary sewer flows if the development is
other than residential.
(f)
Design assumptions and source material.
(3)
As-built drawings. Prior to acceptance of the work, copies of
as-built drawings shall be submitted by the applicant. As-built drawings
will be copies of the approved construction drawings. Existing design
numbers (top and invert elevations, pipe lengths and slopes) shall
be crossed out with one line so that the original numbers can still
be determined. As-built numbers will be indicated below the crossed-out
numbers. A statement that the drawings are as-built shall also be
submitted. In addition to other information, plans will show locations
and depths of all lateral stubs. Locations shall provide a minimum
of three dimensions and depth shall be from a permanent object such
as curbing, etc. All easements shall be shown and shall be fully described.
Property lines shall be located accurately by scale with respect to
the sewer.
(4)
Design criteria. All design shall be in accordance with Pennsylvania
Department of Environmental Protection criteria as well as additional
criteria from other agencies having jurisdiction. The following criteria
are not intended to be all-inclusive. Criteria will apply to public
or private sewers. Private sewers will be constructed and inspected
to municipal standards.
(a)
Service. Sewers will be of a depth that will provide service
to all basements. (All lots that cannot have basement service must
be noted on the plans.) Design engineers shall note the required first-floor
elevations of proposed buildings in the low-lying areas where necessary
to ensure service. Any basements that are not served must be approved
by the Township Engineer. Land adjacent to off-site sewers that are
to be constructed by the developer will be investigated for possible
future connections to prevent future road openings. The municipality
may require installation of wyes and lateral stubs as appropriate.
(b)
Laterals. Minimum diameter from the lateral/main connection
to the cleanout/trap assembly shall be six inches. Where a larger
lateral is required it will be noted on the plans. Minimum grade on
a lateral will be 1/4 inch per foot unless otherwise approved by the
Township Engineer. Maximum length of a lateral will be 150 feet unless
approved otherwise by the Township Engineer. Cleanouts will be installed
at fifty-foot intervals.
[Amended 7-22-2002 by Ord. No. 2002-5]
(c)
Manholes. Maximum manhole spacing will be 350 feet. In special
cases manholes may be spaced 400 feet apart with approval of the Township
Engineer. Manholes will not be located in or near the gutterline of
the road where they will be exposed to surface flooding. All manholes
will have a drop of 0.2 feet between the inlet and outlet built-in.
Manhole cones will be a minimum of three feet. Shorter cones and slab
top manholes may be used only with permission of the Township Engineer.
Watertight lids will be used and noted on the plans when the manhole
is within a one-hundred-year floodplain or may become submerged. Manholes
will be provided at all changes in grade, size or alignment. In junction
manholes pipes entering and leaving shall be oriented so that the
flow angle is more than 90°.
(d)
Sewer design.
[1]
Minimum sewer size will be eight inches in diameter with a minimum
grade of 1/2% for eight-inch sewer. Sewer runs to terminal manholes
shall have a minimum grade of 1%.
[2]
Minimum cover over the top of the sewer shall be 4 1/2
feet unless special construction precautions such as cast iron pipe
or concrete encasement are specified and approved.
[3]
When sewers are designed with a grade in excess of 20%, steep
slope anchors will be installed in accordance Pennsylvania DEP rules
and regulations.
[Amended 7-22-2002 by Ord. No. 2002-5]
[4]
Sewer easements outside of public rights-of-way shall have a
minimum permanent width of 20 feet and a construction width of 30
feet.
[5]
When a sewer crosses a stream or ditch, the design shall be
in accordance with Pennsylvania DEP rules and regulations.
[6]
Sewers shall be located a minimum of 15 feet horizontally from
any obstruction such as a building. Sewers must be a minimum of 10
feet from a water main or 18 inches (measured from top of sewer to
bottom of water main) from same. When a sanitary sewer line crosses
above or under any other pipeline with a vertical separation of less
than 18 inches, the sanitary line will be provided with concrete encasement
that extends 10 feet on either side of the pipe being crossed.
[Amended 7-22-2002 by Ord. No. 2002-5]
[7]
When connecting to an existing manhole which contains an existing
pipe of larger diameter, the designer will match elevations of the
tops of both pipes.
[8]
Depths of sewers along a stream shall be adequate to serve the
other side of the stream.
(5)
Erosion and sedimentation control plans will be submitted whenever
sewers are being constructed through land not covered by the overall
erosion and sedimentation plan.
(6)
Pump station and/or meter pit plans and specifications will
be complete and detailed and must be reviewed and approved by the
Township Engineer. Shop drawings shall be submitted prior to construction.
(7)
All permit forms must be filled out by the applicant and will
be submitted to Pennsylvania DEP by Westtown Township.
(8)
Plan reviews, inspections during construction, and final inspections
will be by the Township Engineer.
F.
All improvements installed shall be constructed in accordance with
the design standards and specifications adopted by Westtown Township.
If there are no applicable Township, county or state regulations,
the Township may authorize that specifications be prepared by a registered
professional engineer.
G.
If a private or community sewage disposal system (other than individual
on-lot) is proposed, the Township shall review and approve the plans
and inspect the construction.
A.
Landscaping.
(1)
Any portion of a site which is not used for buildings, structures,
loading and parking spaces and aisles, sidewalks or other impervious
surfaces shall be left in its natural state or planted and maintained
with all-season ground cover approved by the Board of Supervisors.
A replacement program for nonsurviving plantings shall be established.
(2)
Existing trees shall be preserved wherever possible. The protection
of trees six inches or more in caliper shall be a factor in determining
the location of buildings, structures, roads and other improvements.
(3)
A master landscaping plan shall be prepared by a registered
landscape architect and approved by the Board of Supervisors. The
landscape plan shall depict all proposed plantings as required within
buffer areas in the form of a buffer planting area, and in other landscaped
areas which relate to, complement, screen or accentuate buildings,
roads, parking areas, sidewalks, walkways, sitting areas, service
or maintenance structures, courtyards and other site features.
(4)
Design criteria for landscape planting plans.
(a)
Planting shall be installed and maintained in the buffer areas
to form a continuous visual buffer. In addition to groundcover and
evergreen shrubs, the buffer planting strip shall be comprised of
evergreen trees which are a minimum of eight feet in height at the
time of planting and shall be spaced in two alternating rows on ten-foot
centers. The combined evergreen shrub and tree plantings shall constitute
a continuous visual screen at the time of occupancy of any buildings
and/or at the time of initiation of any use. In the event such plantings
do not provide a continuous visual buffer, the plantings shall be
placed upon a berm at the height from three to five feet to increase
their effectiveness.
(b)
The outer perimeter of all parking areas shall be screened.
Effective screens may be accomplished through the use of plant materials,
fencing or walls and/or mounding through the use of earthen berms.
(c)
Plantings shall be provided in association with each mobile
home in accordance with the following criteria: At least two minimum
3 1/2 inch caliper specimen deciduous trees and one minimum eight-foot
height specimen evergreen tree shall be planted for every mobile home.
These specimen trees shall be clustered or grouped to provide a pleasing,
natural effect. Existing trees of comparable size which have survived
all construction activities and are reasonably assured of continued
maintenance and survival may be utilized to satisfy this requirement.
(d)
Other plantings, including trees, shrubs and groundcover, shall
be provided along walkways, in courtyards, around sitting areas, at
the entrance to the site and in other highly visible locations, especially
on the outer side of any internal access roads which are visible from
a public street which may adjoin the tract, at the entrance to buildings
and around structures used for service, storage or maintenance purposes.
(e)
Shrubs and trees shall not be placed closer than 10 feet from
any property line or public right-of-way.
(f)
The location, type, size, height and other characteristics of
landscaping shall be subject to review by the Planning Commission
and approval of the Board of Supervisors.
(5)
Standards for the quality and maintenance of plant material.
(a)
Planting varieties shall be selected with due consideration
of their function; local growing habits; rooting, branching and leafing
characteristics; and climate, moisture, soil and nutrient requirements.
(b)
Trees and shrubs shall be of nursery-grown stock and shall be
insect, pest and disease resistant.
(c)
A two-year maintenance and replacement guaranty shall be provided
by the landscape contractor. All plantings which do not survive after
the expiration of the maintenance guaranty shall be replaced by the
owner.
B.
Park road system.
(1)
Regardless of whether dedicated to the Township or not, all roads in a mobile home park shall be developed in conformance with §§ 149-901 through 149-910 of this chapter.
(a)
No right-of-way in excess of cartway width shall be required
(unless such road is dedicated to the Township).
(b)
Roads providing access to no more than 10 mobile homes may be
developed with cartway widths of 20 feet.
(c)
Roads providing access to more than 10 mobile homes shall be
developed with cartway widths of 24 feet.
(2)
Grades, horizontal curves, vertical curves, intersections and
sight distances of all roads shall conform to the standards for public
streets in this chapter, regardless of whether such roads are dedicated
to the Township.
C.
Curbs. Upright cement concrete curbs, as required by § 149-911 of this chapter, shall be provided on all park roads providing access to more than 10 mobile homes.
E.
F.
Utilities.
(1)
All utilities shall be installed and maintained in accordance
with utility company specifications regulating such systems and shall
be underground.
(2)
Centralized water system service and sanitary sewer system service
shall be provided for each mobile home.
(3)
Fire hydrants shall be provided to meet the specifications of
the Insurance Services Office of Pennsylvania (or its successors)
and in every case in sufficient numbers so every mobile home and structure
shall be within 600 feet of a hydrant (measured by way of accessible
streets).
G.
Fuel supply and storage.
(1)
Liquefied petroleum gas systems. The design, installation, construction
and maintenance of containers and pertinent equipment for the storage
and handling of liquefied petroleum gases shall conform to the provisions
of the National Fire Code, NFPA 58, latest revision.
H.
Mobile home pad and skirts.
(1)
Every mobile home shall be placed on a reinforced concrete pad
at least six inches thick, with proper subgrade, with at least six
tie-downs, provided either:
(2)
Every mobile home placed shall, prior to occupancy or other
use, have a skirt installed which is designed to complement the appearance
of the mobile home. Skirting material shall be specifically designed
for this purpose and adequately vented to allow for access to all
utility connections. In no instance shall the area beneath the mobile
home be used for storage.
I.
Maintenance of facilities.
(1)
The operator and owner shall be responsible for maintaining
all common facilities, including, but not limited to, roads, parking
areas, sidewalks or pathways, common open spaces, water supply and
sewage disposal systems and service buildings, in a condition of proper
repair, maintenance and cleanliness in compliance with applicable
Township ordinances, codes and regulations.
(2)
If, upon inspection by the Zoning Officer or other Township
representative, it is determined that the mobile home park is not
in compliance with this standard of maintenance, the owner and operator
shall be considered to be in violation of this chapter, and the Zoning
Officer shall notify the operator or licensee of the particulars of
any such violation.
J.
Refuse disposal.
(1)
The storage, collection and disposal of refuse in the mobile
home park shall be so managed as to prevent health hazards, rodent
harborage, insect breeding areas, accident or fire hazards or air
pollution.
(2)
All refuse shall be stored in flytight, watertight, rodentproof
containers, which shall be located not more than 200 feet from any
mobile home space. Containers shall be provided in sufficient number
and capacity to properly store all refuse.
(3)
Racks or holders shall be provided for all refuse containers.
Such containers, racks or holders shall be so designed as to prevent
containers from being tipped to minimize spillage and container deterioration
and to facilitate cleaning around them.
(4)
All refuse shall be collected at least once weekly. Where suitable
collection service is not available from municipal or private agencies,
the mobile home park operator shall provide this service. All refuse
shall be collected and transported in covered vehicles or covered
containers.
(5)
All refuse storage shall be completely screened from view from
any public right-of-way and contiguous residential use. Screening
shall consist of evergreen plantings and an architectural masonry
or wooden screen.
K.
Exterior lighting.
(1)
An electrical outlet supply of at least 110 volts of sixty-cycle
alternating current shall be provided for each mobile home space.
Such electrical outlets shall be grounded and weatherproof.
(2)
Public streets, driveways and walkways shall be lighted at night
with a minimum illumination of at least 0.6 footcandles. Lighting
fixtures shall be so spaced and so equipped as to provide adequate
levels of illumination throughout the park for the safe movement of
vehicles and pedestrians and shall be of a nonglare type.
(3)
Each mobile home lot will be provided with a walkway light located
between the mobile home and parking area.
A.
Specific intent: to avoid noise conflicts between Route 202 and new
construction.
B.
When a use including dwelling units is to be constructed within 300
feet of the future right-of-way line of U.S. Highway 202, the following
requirements shall be in effect:
(1)
A continuous earthen berm shall be constructed between Route
202 and any proposed residential building sites within 300 feet of
the future right-of-way of Route 202. The berm shall be designed to
deflect noise from the highway away from any proposed residences.
(2)
The Board of Supervisors may waive the requirement for this
berm along all or part of the tract's Route 202 frontage in the
following circumstances:
(a)
The applicant can prove, by submission of a detailed noise study
prepared by a professional engineer with significant experience in
noise analysis, that the berm is not needed because the noise levels
from the highway would not create a nuisance for future residents.
A noise nuisance shall be defined as a sound level at any proposed
residential building footprint of greater than 62 dB(A) Ldn in sound
level. The sound level shall be measured at times between 3:30 p.m.
and 6:00 p.m.
(b)
Construction of the berm requires the removal of numerous mature
and attractive trees.
(c)
The topography of the site makes construction of the berm unreasonable.
(d)
The Board determines that construction of the berm would interfere
with preservation of a significant viewshed.
(e)
The berm would interfere with future logical access points to
Route 202.
(3)
The design and landscaping of a required earthen berm shall
be reviewed by the Township Engineer and shall be subject to approval
by the Board based upon the following criteria:
(a)
The earthen berm shall be covered with an all-season groundcover
and shall be well landscaped with evergreen trees and shrubs.
(b)
The design of the earthen berm should generally follow the standards
of the U.S. Federal Highway Administration.
(c)
The berm should generally be located within the required setback
from Route 202.
(d)
The berm should average 10 feet in height above the average
ground level and not have side slopes with a horizontal to vertical
ratio of less than 2.5:1. The top of the berm shall not be less than
four feet wide.
(e)
The berm should vary in height and alignment, especially if
longer than 300 feet.
(f)
No earthen berm shall obstruct the site distance requirements
of this chapter.
(4)
The Board may require that existing trees and major vegetation
within 200 feet of the future road right-of-way not be substantially
removed or altered except as is essential for construction in order
to provide buffering and screening from highway noise.
(5)
Provisions for ownership and maintenance of the berm must be
approved by the Board of Supervisors.
(6)
A-WEIGHTING SOUND LEVEL
DECIBEL (dB)
Ldn
NOISE
NOISE BARRIER
SOUND LEVEL
SOUNDS
The following definitions shall apply to the noise protection
provisions of this chapter:
The sound pressure level in decibels as measured on a sound
level meter using the A-weighting network. The level so read is designated
dB(A).
A unit for measuring the sound pressure level equal to 20
times the logarithm to the base 10 of the ratio of the pressure of
sound measured to the reference pressure, which is 20 micropascels
(20 micronewtons per square meter).
Day-night average calculated in accordance with the Department
of Housing and Urban Development.
Any sound which annoys or disturbs humans or which causes
or tends to cause adverse psychological or physiological effects on
humans.
An earthen berm or a solid wall situated between a noise
source and a point so as to reduce the sound level at the point.
The weighted sound pressure level obtained by the use of
a sound level meter and frequency weighting network, such as A, B
or C, as specified in American National Standards Institute specifications
for sound level meters (ANSI S1.4-1983, or the latest revision thereof).
If the frequency weighting employed is not indicated, the A-weighting
shall apply.
An oscillation in pressure, particle displacement, particle
velocity or other physical parameter, in a medium with internal forces
that causes compression and rarefaction of that medium. The description
of sound may include any characteristics of such sound including duration,
intensity and frequency.
