[Ord. 2016-2267, 10/11/2016]
The Borough Council may require that portions of a subdivision be set aside for parks, playgrounds or other public uses. Areas set aside for recreational or school purposes shall be reasonably compact parcels, placed to serve all parts of the subdivision, accessible from a public street, and not excessively irregular in terrain.
1. 
Developers shall provide recreation facilities and open space land in the amount and character prescribed in the Comprehensive Plan and/or the Zoning Ordinance.
2. 
Conservation of open space.
A. 
Environmentally sensitive features should be conserved based on the natural tolerances to encroachment and development as follows:
Natural Feature With Environmental Constraint
Minimum Percentage of Feature to be Preserved
Floodplains
100%
Watercourses
100%
Wetlands
100%
Ponds
100%
Stream buffers
100%
Steep slopes (15% to 25%)
70%
Very steep slopes (over 25%)
80%
Woodlands
50%
B. 
Where features overlap, the greater percentage shall be conserved. The percentage of each feature is the extent that it shall not be altered, regraded, filled or built upon. The land shall be permanently restricted by easement from further development. The deed restrictions shall be in a form acceptable to the Borough.
3. 
Open space dedication criteria and standards.
A. 
Lands shall be dedicated to the Borough according to the provisions of the Borough Zoning Ordinance, § 27-407, regarding minimum open space requirements.
(1) 
In residential developments proposed to contain 20 or more dwelling units, the applicant shall set aside one acre per 20 units or fraction thereof for open space and recreational purposes.
B. 
Should the amount of land required to be utilized for parks and/or recreation purposes exceed the required land for dedication regarding open space requirements, the lesser amount shall apply.
C. 
Nothing herein shall be construed as limiting the ability of the Borough Council, based upon the recommendation of the Borough Planning Commission, to waive all or a portion of the open space set-aside requirements.
4. 
Location and criteria for dedicated open space. Lands to be dedicated shall:
A. 
Comply with the open space criteria set out in the Borough Zoning Ordinance.[1]
[1]
Editor's Note: See Ch. 27, Zoning.
B. 
Implement the findings of the regional comprehensive plan, as updated, pursuant to the authorization by Section 302 of the Pennsylvania Municipalities Planning Code, as amended.
C. 
Preserve open space to protect the environmental, scenic, historical, and cultural features of Phoenixville.
D. 
Provide a balance of facilities which can meet the various recreational needs of the residents, businesses, and industries.
E. 
Support community development and stability by providing recreation sites and open space.
F. 
Provide equitable and convenient accessibility to recreation facilities.
G. 
At the discretion of the Borough Council, provide for either active or passive recreational or open space uses or a combination thereof in accordance with furthering the objectives of the Borough Park and Recreation Plan.
H. 
Be properly delineated before occupancy permits are granted.
5. 
Acceptance and use of park and recreation land.
A. 
Any land dedicated to the Borough shall be used only for the purpose of providing park and recreational facilities and for the preservation of open space and shall be available for use by all residents of Phoenixville.
B. 
When land is dedicated, acceptance by Phoenixville shall be by means of a signed resolution to which a property description of the dedicated area shall be attached. A fee-simple warranty deed conveying the property shall be delivered to Phoenixville with title free and clear of all liens, encumbrances and conditions, excepting public utility easements.
C. 
Open space designation. All land held for open space shall be so designated on the plans. The plans shall contain the following statement for lands in the categories in Subsection 5C(1), (2), (3) and (4) below: "Open space land may not be separately sold, nor shall such land be further developed or subdivided." All plans shall further designate the use of 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:
(1) 
Lawn: a grass area with or without trees which may be used by the residents for a variety of informal purposes and which shall be mowed regularly to ensure a neat and orderly appearance.
(2) 
Recreation area: an area designated for a specific recreational use, including, but not limited to, tennis, swimming, shuffleboard, playfield and tot lot. Such areas shall be maintained so as to avoid creating a hazard or nuisance and shall perpetuate the proposed use.
(3) 
Garden area.
(4) 
Stormwater management. Surface stormwater detention or retention basins may not be counted toward required open space.
(5) 
Pocket park: a small area in an urban or village center setting designated for use as open space. It may include lawn areas, decorative plantings, seating areas, or walking paths.
(6) 
Public plaza: an area in an urban or village center designated as a meeting place for community residents. It may include gazebos, information stands, seating areas, decorative plantings, fountains, or other similar elements.
6. 
Alternatives to the dedication of park and recreational land. Upon agreement of both Phoenixville and the applicant, the applicant may pursue the following alternatives:
A. 
Fee in lieu. The applicant may pay a fee in lieu of dedication of park and recreational land. The amount of the fee shall be established by resolution of the Borough Council and modified from time to time, based upon the estimated market value of land meeting the standards of § 22-500, Subsection 3, for suitability for active recreation.
B. 
Improvements to other recreation sites. The applicant may, through an agreement with Phoenixville, construct recreational facilities on existing or proposed parkland that is readily accessible to residents of the proposed development as defined in § 22-500, Subsection 5. The value of such improvements shall be comparable to the fee in lieu of dedication that would have otherwise applied, based upon the applicant's estimates, as reviewed by the Borough Engineer.
C. 
Private preservation of land. The applicant may reserve land in the amount required under this chapter. Said land shall meet all the standards of § 22-500, Subsection 5, shall be available for use by Borough residents, and shall be managed and maintained in conformance with the Park and Recreation Plan, Zoning Ordinance and § 22-500, Subsection 8, referring to the maintenance requirements for private ownership of common elements.
D. 
A combination of land dedication and/or alternative approaches listed herein may be pursued, based upon an agreement between the applicant and the Borough Council.
7. 
Fee in Lieu of Open Space.
A. 
For proposals requiring a provision of open space, an applicant may, with the consent of the Borough Council, pay a fee to the Borough in lieu of the open space provision.
B. 
The amount of any fee in lieu of land for open space shall be equal to the average fair market value of the land.
C. 
Determination of the value of the land shall be the responsibility of the applicant and shall result in a reasonable value acceptable to the Borough Council.
D. 
All funds collected in lieu of land shall be kept in a Borough open space capital reserve fund, which shall be used only for the acquisition of open space land or capital improvements for open space and park and recreational purposes within the Borough at locations consistent with the open space plans of the Borough.
8. 
Open space ownership and perpetuation. Any of the methods cited under this section may be used, either individually or in combination, to own and perpetually preserve open space that is provided in fulfillment of this Part. The final subdivision and/or land development plan shall clearly indicate the manner in which open space will be owned and administered. Following final plan approval, the open space required shall not be transferred to another entity except for the transfer to another method of ownership as outlined below. Written notice of any proposed transfer of open space shall be given to Phoenixville for approval no less than 30 days prior to such event.
A. 
Phoenixville may, but is not required to, accept fee-simple dedication of open space in accordance with § 22-500, Subsection 6.
(1) 
There shall be no cost of acquisition (other than costs indicated to the transfer of ownership or the conveyance of easements, and title insurance).
(2) 
Phoenixville shall agree to maintain the open space.
(3) 
The open space shall be in an acceptable condition to Phoenixville at the time of dedication with regard to size, shape, location, and that any improvements are certified as satisfactory by the Borough.
(4) 
The developer shall have, at no expense to Phoenixville, prepared the legal description, with metes and bounds, of the land being offered for dedication and record the legal description at the County Recorder of Deeds at no cost to the Borough.
(5) 
Phoenixville shall accept the dedication by means of a signed municipal resolution to which a property description, deed, and plan of dedication area or areas shall be attached.
(6) 
All dedications in fee simple shall be free and clear of any liens or encumbrances.
(7) 
An agreement citing all developer obligations serving as a condition to plan approval shall be approved by the Borough and recorded with the plan at the same time as the plan is approved.
B. 
A public agency acceptable to Phoenixville may, but shall not be required to, accept the fee-simple dedication of open space, provided that the Borough approves a maintenance plan whereby the grantee agrees to and has access to maintain the open space.
C. 
Phoenixville or another public agency acceptable to the Borough may, but shall not be required to, accept the dedication of less than fee simple interests in any portion of the open space, title of which shall remain in private ownership, provided that a maintenance agreement satisfactory to the Borough is reached between the owner and the grantee.
D. 
Open space may remain or be placed in the ownership of the individual property owners and shall be restricted from further subdivision and/or land development by deed restriction, provided that:
(1) 
Phoenixville shall agree to the boundaries of the open space that shall be held in private ownership.
(2) 
Restrictions providing for the protection and continuance of the open space which meet municipal specifications shall be placed in the deed for each property that has the open space area within its boundaries.
(3) 
A maintenance agreement suitable to Phoenixville shall be established, and the deeds to the properties that are located within the deed-restricted open space areas shall clearly state that the maintenance responsibility for the open space lies with the individual property owner.
E. 
A private, nonprofit conservation organization, among whose purposes is to conserve open space land and/or natural features, may, but shall not be required to, accept the conveyance of fee-simple or less-than-fee-simple interests in any portion of the open space, provided that:
(1) 
Any private, nonprofit conservation organization intended to be the grantee of a conveyance shall be acceptable to Phoenixville as a bona fide conservation organization with perpetual existence.
(2) 
Any conveyance shall contain appropriate provisions for proper reverter or retransfer in the event that the grantee becomes unwilling or unable to continue carrying out its function.
(3) 
A maintenance agreement acceptable to Phoenixville shall be established between the owner and the grantee.
F. 
Open space may be controlled with condominium agreements that shall be approved by Phoenixville and be in conformance with the Pennsylvania Uniform Condominium Act.[2] All land and facilities shall be held as a common element.
[2]
Editor's Note: See 68 Pa.C.S.A. § 3101 et seq.
G. 
Open space may be held in common ownership by a homeowners' association. In addition, the homeowners' association shall be governed according to the following:
(1) 
The owner or applicant shall provide to Phoenixville a description of the organization, including its bylaws, and all documents governing maintenance requirements and use restrictions for open space, and the homeowners' association agreement shall be recorded.
(2) 
The organization shall be established (with financial subsidization by the subdivider or developer if necessary) before any lot in the subdivision or building in the development is sold.
(3) 
Membership in the organization and fees shall be mandatory for all purchasers of property therein and their successors.
(4) 
The organization shall be responsible for the maintenance of an insurance on the open space.
(5) 
The members of the organization shall share equitably the costs of maintaining, insuring, and operating the open space.
(6) 
The developer for any tract proposed to contain open space shall arrange with the County Board of Assessment a method of assessment of the common facilities which will allocate to each tax parcel in the development a share of the total assessment for such open space. Where this alternative is not utilized, the organization shall be responsible for applicable real estate taxes on common facilities.
(7) 
The organization shall have or hire adequate staff, as necessary, to administer, maintain, and operate the open space.
(8) 
The organization shall have the power to compel contributions from property owners therein to cover their proportionate shares of the initial cost and costs associated with the maintenance and upkeep of the open space.
9. 
Guaranties and agreements. Every application for land development, whether preliminary or final, shall be accompanied by a form of agreement or agreements to be approved by Phoenixville. The agreements shall be properly recorded simultaneously with the recording of the final plan and shall specify the following:
A. 
The developer shall agree to lay out and construct all open space areas in accordance with the final plan as approved, where any or all of these improvements are required as conditions of approval, and that the improvements shall be completed within the time or times specified by Phoenixville.
B. 
The developer, at the Borough's discretion, shall be required to place in an escrow account, for a period of three years, an amount of financial security to cover the costs of providing all open space requirements established as conditions for final approval of the plan.
C. 
Phoenixville is authorized to make random inspections of nondedicated Borough open space as deemed necessary and appropriate to ensure that the developer and any successors duly perform, abide by, and complete any duties, obligations, or requirements as set forth in the final plan and/or formal agreements.
D. 
Phoenixville shall be granted the right to enforce the deed restrictions regarding the use and maintenance of the open space if the organization fails in its responsibilities. The amount of financial security necessary to reimburse Phoenixville for its expense of performing remedial measures shall be forfeited by the developer.
(1) 
In the event that the entity charged with maintenance responsibilities, or any successor thereto, fails to maintain all or any portion of the open space in reasonable order and condition in accordance with the development plan and all applicable laws, rules, and regulations, Phoenixville may serve written notice upon such entity, upon the residents and owners of the uses relating thereto, setting forth the manner in which the entity has failed to maintain the open space in reasonable condition.
(2) 
Such notice shall set forth the nature of corrections required and the time within which the corrections shall be made. Upon failure to comply within the time specified, the organization, or any successor organization, shall be considered in violation of its responsibilities, in which case Phoenixville may enter the premises and take corrective action.
(3) 
The financial security funds in the applicant's escrow account, if any, may be forfeited, and any permits may be revoked or suspended. If the funds of the escrow account are insufficient to pay the costs of remedial maintenance, the costs of corrective action by Phoenixville shall be assessed ratably, in accordance with tax assessments, against the properties that have the right of enjoyment of the common facilities and shall become a lien on said properties. Phoenixville, at the time of entering upon such common facilities for the purpose of maintenance, shall file a notice of such lien in the office of the Prothonotary of Chester County and upon the properties affected by such lien.
E. 
All plans finally approved, whether or not recorded, shall be binding upon the developer, his heirs, executors, administrators, successors and assigns, and shall limit and control the use and operation of all open space designated in such plans to the conditions appearing in such plans and cited in any associated formal agreement for the approval thereof.
[Ord. 2016-2267, 10/11/2016]
In designing areas for open space and recreation within the land development plan, the following criteria and standards shall be adhered to by the applicant. Areas so designated shall be:
1. 
Open space criteria. Open space set aside in fulfillment of the requirements of this Part shall be in accordance with the following standards and principles:
A. 
Consistent with the Borough's Comprehensive Plan.
B. 
Suitable for active recreational uses to the extent deemed necessary by the Council, without interfering with adjacent dwelling units, parking, driveways and roads.
C. 
Comprised of not more than sixty-percent environmentally sensitive lands: floodplains, woodlands, slopes in excess of 15%, surface waters.
D. 
Comprised of areas not less than 75 feet in width and not less than 15,000 square feet of contiguous area, except when part of a trail system or pathway network.
E. 
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 Borough.
F. 
Provided with sufficient perimeter parking where necessary, and with safe and convenient access by adjoining street frontage or other rights-of-way or easements capable of accommodating pedestrian, bicycle and maintenance and vehicular traffic, and containing appropriate access improvements.
G. 
Undivided by public or private streets, except where necessary for proper traffic circulation, and then only upon recommendation of the Borough Engineer and Planning Commission.
H. 
Free of all structures, except those related to outdoor recreational use.
I. 
Suitably landscaped either by retaining existing natural cover and wooded areas and/or according to a landscaping plan for enhancing open space areas through plantings which are consistent with the purposes of this and which minimize maintenance costs.
J. 
Made subject to such agreement with the Borough and such deed restrictions duly recorded in the office of the County Recorder of Deeds as may be required by the Council for the purpose of preserving the common open space for such use.
2. 
Consolidation of facilities. Applicants are required to provide the numbers and types of facilities as required in this section, spaced for convenient access by the residents. However, applicants are encouraged to consolidate several facilities in fewer locations to better serve the residents' needs in the following possible ways:
A. 
By locating all required tennis or basketball courts in one area, thereby restricting noise and light to one area and precluding the need to search the neighborhood for a free court.
B. 
By combining two twelve-thousand-square-foot playfields into one twenty-thousand-square-foot area to permit larger fields for softball, football, soccer, or other field sports, while maintaining the neighborhood use character.
C. 
By creating one or more park like facilities rather than several sets of scattered facilities.
D. 
Tot lots may be adjacent to other types of recreation facilities but not to other tot lots, so that they may be dispersed throughout the development and only require short walking distances from all homes.
[Ord. 2016-2267, 10/11/2016]
Preservation of existing woodlands, mature trees, and unique vegetation is required to maintain habitats, protect soil from erosion, reduce energy costs, and enhance local aesthetics.
1. 
Preservation of Existing Vegetation.
A. 
Applicants shall submit a landscaping plan as part of the preliminary plan submission for all subdivisions and land developments, except for residential subdivisions of three lots or fewer. The landscaping plan shall be prepared by a certified planting professional (landscape architect, nurseryman, arborist, horticulturist, or urban forester). The Borough Council may seek the advice of a certified planting professional regarding compliance with the standards of this chapter.
B. 
For residential subdivisions of no more than three lots, a formal landscaping plan is not required, but the applicant's plans shall be required to show compliance with the applicable planting requirements herein.
C. 
Preservation of Existing Vegetation.
(1) 
All subdivisions and land developments shall be laid out in such a manner as to minimize the removal of healthy trees and shrubs.
(2) 
It shall be the responsibility of the applicant to demonstrate that existing healthy vegetation removal is minimized by showing that no alternative layouts are possible and that no alternative clearing or grading plan would reduce the loss of mature trees, tree masses and woodlands. If challenged by Phoenixville, the applicant shall produce evidence, such as written documents or plans certified by a registered landscape architect, showing that no alternative layouts are possible and that no alternative clearing or grading plan would reduce the loss of mature trees, tree masses, or woodlands.
(3) 
Each freestanding mature tree, tree mass, or woodland on the site shall be designated "To Remain" or "To Be Removed."
(a) 
Trees over six inches in DBH[1] within a tract proposed for subdivision or land development shall not be removed unless any of the following conditions exist: Immediate danger to life or property, or affliction by disease which threatens to injure of destroy other trees.
[1]
Editor's Note: Diameter at breast height.
(4) 
Existing vegetation to remain shall be identified "To Remain" on the landscape plan and the erosion and sediment control plan and in the field prior to any clearing and shall be physically protected during construction.
(a) 
A temporary physical barrier such as a snow fence shall be shown on the plan and erected a minimum of one foot outside the dripline on all sides of individual trees, tree masses, and woodlands prior to clearing and construction. The barrier shall be placed to prevent disturbance to or compaction of soil inside the barrier and shall remain until construction is complete. No construction materials or equipment shall be stored within the tree protection zone.
(b) 
It is recommended that trees to be preserved near portions of a site proposed to be developed are pruned and fertilized prior to the beginning of construction in order to ensure their health.
[Ord. 2016-2267, 10/11/2016]
1. 
The presence of hydric soils may indicate the presence of wetlands. When hydric soils are indicated on the site, a wetlands study should be conducted in accordance with the Federal Manual for Identifying and Delineating Wetlands. In the event no wetland study is undertaken, the location of hydric soils on site will be assumed to be wetlands for the purpose of this chapter and so noted on the plan.
2. 
Wetlands, as defined by the United States Army Corps of Engineers and the Commonwealth of Pennsylvania in accordance with Section 404 of the Federal Clean Water Act of 1977 and Chapter 105 of the Pennsylvania Clean Streams Act Amendments of 1978, shall be preserved in subdivisions and land developments. Required permits shall be obtained at an early stage to determine the extent and location in the proposed subdivision and/or land development.
3. 
A twenty-five-foot setback shall be maintained around the perimeter of all wetlands. This area will be known as the "wetland buffer." No removal of vegetation, except the optional removal of dead trees or periodic mowing of existing lawns or fields, shall take place within this buffer area without the specific permission of Phoenixville.
4. 
Required build-to line setbacks as described in the Zoning Ordinance[1] shall be measured from the edge of the wetland buffer.
[1]
Editor's Note: See Ch. 27, Zoning.
[Ord. 2016-2267, 10/11/2016]
1. 
Whenever a pond, watercourse, stream, or intermittent stream, as identified in the Soil Surveys of Chester County, is located within a development site, it shall remain open in its natural state and location and shall not be piped.
2. 
Refer to the Zoning Ordinance for riparian buffer boundary requirements. The area contained within the boundary of the riparian buffer will be known as the "riparian corridor." No removal of vegetation, except for removal of dead trees and shrubs or periodic mowing of existing lawns or fields, shall take place within the riparian corridor without the specific permission of Phoenixville.
3. 
No stormwater detention basins shall be allowed within the riparian corridor.
4. 
Within any riparian corridor, no construction, development, use, activity, or encroachment shall be permitted unless a corridor management plan is submitted and approved by the Borough Council and the effects of such development are mitigated by the implementation of the corridor management plan. The corridor management plan shall meet the following requirements:
A. 
Plan Contents. The corridor management plan shall contain the following information:
(1) 
Existing conditions, including the corridor boundaries, steep slopes, swales, wetlands, streams, ponds, floodplains, woodlands, other vegetation, and existing structures. A written description of unusual or significant conditions should also be included.
(2) 
Management goals for the entire tract, and long-range goals for the riparian corridor.
(3) 
Proposed activities, including a plan, drawn to scale, that shows all proposed activities within and adjacent to the corridor. The plan shall differentiate areas that will be disturbed from those that will be protected and preserved.
(4) 
Proposed management, including an explanation of how the goals will be met given the proposed activities. The plan shall specify when the construction, planting, or other activities are to begin and end and shall address long- and short-term maintenance, mitigation, and improvement activities necessary for preservation of the corridor, including application of herbicides, removal of invasive plants, spacing and types of newly planted trees and shrubs, mowing schedules, and other related functions.
B. 
Management, Mitigation, and Restoration Measures. The proposed management plan shall comply with the following management, mitigation, and restoration measures:
(1) 
Existing woody and other vegetation should be preserved to the greatest extent possible.
(2) 
Fallen branches and other organic material should be allowed to remain where they have fallen, provided that they do not create a hazard.
(3) 
Stream crossings should be done at a ninety-degree angle to the stream.
(4) 
Stream banks should be stabilized in accordance with the PADEP, Streambank Stabilization and Management Guide for Pennsylvania Landowners.
(5) 
Degraded landscapes should be restored or converted to a more-effective landscape for maintaining water resources.
C. 
Mitigation Measures. Disturbance of vegetation within the riparian corridor shall be mitigated by at least one of the following measures, with a total amount of mitigated area, measured horizontally, that is, equal to or greater than the total amount of disturbed area, measured horizontally:
(1) 
Increasing the Width of the Corridor. The width of the riparian corridor, measured from the defined edge of a watercourse, is increased to at least 75 feet.
(2) 
Converting to a More-Effective Landscape. The existing landscape is converted to a more-effective landscape. The following landscapes are listed in order of effectiveness, from most effective to least effective: woodland, meadow, shrub, old-field, lawn.
(3) 
Increasing the Effectiveness of the Corridor. In existing degraded wooded areas or proposed new wooded areas, the riparian corridor is planted with three distinct layers of vegetation: canopy trees, shrubs that provide an understory, and herbaceous plants that serve as ground cover. All three layers shall be planted at a density sufficient to create a fully functioning, naturalized riparian corridor.
D. 
Restoration and Conversion of Landscapes.
(1) 
Landscapes shall be restored by removing invasive vines, removing invasive trees, cleaning out trash, correcting soil erosion problems, planting appropriate plants, and properly maintaining all new plantings.
(2) 
Landscapes shall be converted to a more-effective landscape by removing existing, incompatible vegetation, planting plants that are appropriate for the proposed landscape type and the site, and maintaining and protecting the plantings from invasive plants, deer, and other long-term problems.
5. 
Vegetation Selection. To function properly, vegetation in the corridor management plan shall be selected from the Tree Advisory Committee. Plants not included on the list may be permitted by the Borough Council when satisfactory evidence is provided from qualified sources certifying their suitability. Phoenixville may require species suitability to be verified by qualified experts in the Chester County Conservation District, Conservation District, Natural Resources Conservation Service, Pennsylvania Fish and Boat Commission, the United States Fish and Wildlife Service, or state and federal forest agencies.
A. 
Existing tree cover should be surveyed and inventoried to assess the need for any new plantings. Existing species included on the Pennsylvania Noxious Weed Control List should be removed where conditions warrant.
B. 
Adjacent to the watercourse, dominant vegetation shall be composed of a variety of native riparian tree and shrub species and appropriate plantings necessary for stream bank stabilization.
C. 
Away from the watercourse, dominant vegetation shall be composed of riparian trees and shrubs, with an emphasis on native species and appropriate plantings necessary to stabilize the soil.
D. 
Disturbed areas shall be revegetated with riparian corridor plants, in compliance with an approved corridor management plan.
(1) 
Canopy tree and shrub plantings shall be located along the stream bank to provide shade for the stream, soil erosion control and stormwater benefits, according to accepted stream bank restoration practices.
(2) 
New canopy trees shall be planted at a minimum rate of 15 feet on center or one tree per 225 square feet in staggered naturalized rows or an equivalent informal arrangement within the area within 25 feet of the top of each bank of the stream. One new shrub or understory tree shall be planted for every four new trees required for riparian corridor revegetation.
(3) 
New trees shall be a variety of sizes ranging from a minimum four- to five-foot branched whip to an approximate one-and-one-half-inch-caliper planting stock.
E. 
Areas that cannot be revegetated shall be restored using management practices accepted by experts qualified in riparian corridor management.
[Ord. 2016-2267, 10/11/2016]
1. 
The top six inches of soil that existed naturally on the site prior to land development shall be stockpiled on the site.
2. 
Following construction, the stockpiled soil shall be redistributed uniformly on the site to a minimum depth of six inches.
3. 
All disturbed areas, excluding the stockpile soil, of the site shall be stabilized and protected against erosion in compliance with the Pennsylvania Erosion and Sediment Pollution Control Program Manual.
4. 
Any topsoil in excess of the six inches' depth that existed prior to subdivision or land development may be stockpiled separately for other uses by the applicant. Topsoil may be removed from the site only upon issuance of a permit by the Municipal Council to ensure that sufficient topsoil will remain on the site and in the municipality. Soil shall not be removed from the municipality.
5. 
Grading. All permanent and temporary cutting, filling, grading, regrading, and/or other forms of earthmoving activities shall be known as "grading" and shall be conducted only in compliance with the standards as described below.
A. 
The finished grading for a street or cul-de-sac shall extend across all disturbed soils, including the street and beyond. The maximum slope between the right-of-way line and the top of the curb, or edge of the cartway if there is no curb, shall be one inch per foot, except that sidewalk paving shall slope 1/4 inch per foot as a maximum, unless otherwise directed by the Borough Council.
B. 
All grading shall be set back from property lines at least three feet, or a sufficient distance, to prevent any adverse effects on adjacent properties.
C. 
No permanent excavation shall be made with a cut face steeper in slope than three horizontal to one vertical.
D. 
There shall be a flattening area for a minimum distance of 10 feet from any door of a residential dwelling unit to the bottom or top of any steep slope. The maximum slope for grading around residential dwelling units shall be 3:1. Where the steep slope extends more than 12 feet in elevation from top to bottom, there shall be a break consisting of a level area placed at midpoint in the slope no less than six feet wide.
E. 
Wherever grading will increase the volume or velocity of stormwater flow toward a property line, the applicant shall install and maintain drainage facilities sufficient to prevent adverse effects on the adjoining property. The construction and operation of these drainage facilities shall not cause any adverse effects on abutting properties.
F. 
Along property lines, where grading creates an abrupt drop off from the abutting property, in contrast to a previously existing gradual change, the applicant shall be required to install a fence or other suitable protective barrier.
G. 
Retaining walls over four feet high in a residential area may be required to have such safety features as the Planning Commission and/or Council deem necessary, required by the UCC.
H. 
A permit shall be required for grading operations. Permits shall be issued by Phoenixville upon recommendation of the Borough Engineer for each tract, lot, parcel, or site which comprises a separate operation, unrelated to or not contiguous with nearby grading proposed or performed by the applicant. A permit shall not be required in the following situations, however:
(1) 
For an excavation that does not exceed 20 cubic yards of total material removed.
(2) 
For a fill that does not exceed 20 cubic yards of material deposited.
(3) 
For an excavation below finished grade for basements and footings for a single-family detached or two-family dwelling, swimming pool, or underground structure authorized by building permits, excavation for a driveway for a single-family detached or two-family dwelling, or the regrading of such excavated materials into the site from which they were excavated.
(4) 
The issuance of the permit is conditioned upon adherence to the Borough's Stormwater Management Ordinance.[1]
[1]
Editor's Note: See Ch. 23, Stormwater Management.
[Ord. 2016-2267, 10/11/2016]
1. 
No grading, excavating, removal or other movement of the topsoil and no removal or destruction of trees or other vegetative cover of the land shall be commenced until such time that a plan for minimizing erosion and sedimentation has been reviewed and approved by the Borough.
2. 
No subdivision or land development plan shall be approved unless there has been a plan approved by the Borough Council that provides for minimizing erosion and sedimentation consistent with this section and Pennsylvania DEP Chapter 102 Rules and Regulations,[1] and an improvement bond, cash or other acceptable securities are deposited with the Borough in the form of an escrow guarantee which will ensure installation and completion of the required improvements or there has been a determination by the Borough Council that a plan for minimizing erosion and sedimentation is unnecessary.
[1]
Editor's Note: See 25 Pa. Code Chapter 102.
3. 
Measures used to control erosion and reduce sedimentation shall, as a minimum, meet the standards and specifications of the USDA Soil Conservation Service[2] as adapted for use by the Chester County Soil and Water Conservation District and the guidelines under Chapter 102 of the Pennsylvania Department of Environmental Protection. The Borough Engineer, or other officials as designated, shall ensure compliance with the appropriate specifications, copies of which are available from the district or Borough Municipal Building.
[2]
Editor's Note: Now the Natural Resources Conservation Service.
4. 
The following measures are effective stormwater management strategies toward minimizing erosion and sedimentation and may be included as applicable in the conservation plan:
A. 
Vegetative Cover.
(1) 
For that area of land which must be cleared of trees and other vegetation to allow construction of building and other improvements, the limits of clearing shall include only:
(a) 
Dedicated streets and public service or utility easements.
(b) 
Building roof coverage area plus 15 feet on all sides for construction activity.
(c) 
Driveways, alleyways, walkways and ancillary structures such as patios.
(d) 
Parking lots, except that the area subtracted for parking space shall not include any trees which are unique by reason of size, age or some other outstanding quality, such as rarity or status as a landmark or species specimen.
(e) 
Other land area reasonably necessary to construction of the proposed buildings and other improvements.
(2) 
Development plans shall preserve salient natural features, keep cut-and-fill operations to a minimum, and ensure conformity with topography so as to create the least erosion potential and adequately handle surface water runoff.
(3) 
Wherever 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. Stockpiled topsoil shall be seeded and silt fences provided where required.
(7) 
The permanent (final) vegetation and structural erosion control and drainage measures shall be installed as soon as practicable in the development.
B. 
Cut-and-Fill Regulations.
(1) 
Cut-and-fill slopes shall not be steeper than 50% unless authorized by the Planning Commission and stabilized by a retaining wall, cribbing or other means acceptable to the Borough. Slopes of finished grades shall not be less than 1.5%.
(2) 
Adequate provisions shall be made to prevent surface water from damaging the cut face of excavations or the sloping surface of fills.
(3) 
No cut-and-fill shall endanger adjoining property.
(4) 
Fill shall be placed and compacted so as to minimize sliding, slumping and erosion of the soil.
(5) 
Fills shall not encroach upon or be placed adjacent to natural watercourses or constructed channels without first obtaining all regulatory permits.
C. 
Grading and Excavation Regulations.
(1) 
Grading shall not result in the diversion of water onto the property of another landowner without the express consent of that landowner and the Planning Commission.
(2) 
During grading and excavation operations, necessary measures for dust control will be exercised.
(3) 
Grading and construction equipment will not be allowed to cross live streams. Provisions will be made for the installation of culverts or bridges.
D. 
Precautions at Steep Slopes.
(1) 
Where steep slopes are 45° [1:1 slope] or greater, and the difference in elevation between the top and bottom of the slope is eight feet or greater, the developer shall provide such safety devices where, in the opinion of the Planning Commission and/or Borough Council, the said slope is deemed to provide a safety hazard to the general public.
(2) 
No slope in excess of 25% shall be built on without a conditional use approved by Borough Council and shall be granted only on the following conditions:
(a) 
A conditional use can only be granted if development is otherwise unfeasible.
(b) 
The building located on the steep slope must be designed to accommodate the slope without requiring extensive grading.
(c) 
The existing vegetation on the steep slope is to be retained to the greatest extent possible.
(d) 
Access drives will not be permitted in steep slope areas if an alternative location is available at the determination of the Borough Engineer.
5. 
Responsibilities.
A. 
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.
B. 
Maintenance of all drainage facilities and watercourses within any subdivision or land development is the responsibility of the developer until such facilities and watercourses become the responsibility of a community association or are accepted by the Borough or some other official agency, after which they become the responsibility of the accepting entity.
C. 
It is the responsibility of any person, corporation or other entity doing any act on or across from 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.
D. 
Maintenance of drainage facilities or watercourses originating and completely on private property is the responsibility of the owner to its point of open discharge at the property line or at a communal watercourse within the property.
E. 
No person, corporation or other entity shall impede the flow of, alter, construct a structure within, deposit any material or thing within or commit any act which will affect normal or flood flow of any communal stream or watercourse without having obtained prior approval from the Borough and other regulatory agencies.
F. 
Where a subdivision is traversed by a watercourse, there shall be provided a drainage easement or right-of-way conforming substantially with the line of such watercourse and of such width as will be adequate to preserve natural drainage.
[Ord. 2016-2267, 10/11/2016]
Historic features and other points of interest shall be preserved and may be credited toward open space requirements under the following conditions:
1. 
The feature being preserved shall be listed upon a Borough, county, state and/or national roster or inventory of features, monuments or places of historic or general interest, or the applicant shall by some other means demonstrate to the satisfaction of the Borough Council that the said feature is of sufficient public interest to warrant preservation. Features may include, but shall not necessarily be limited to, historically, culturally or architecturally significant buildings, monuments or sites; unique or historic landscape elements; archaeologic sites; and any other feature which shall be deemed by the Borough Council to be of historic or cultural value to the Borough.
2. 
The feature shall be situated upon a tract of land of sufficient size to preserve an impression, although not necessarily the exact condition, of the environs of the said feature prior to construction of the proposed development. The amount of credit toward open space requirements shall be equivalent to the size of this tract.
3. 
The feature shall not be moved.
4. 
The developer may be required to provide interpretive signage explaining the significance of the feature.
5. 
The feature and the tract upon which it is located shall be maintained by the owner of the tract, a community association, a public agency or a private conservation group which shall be responsible for the maintenance of the feature and its grounds.
6. 
The developer shall be responsible for improvements to the site deemed necessary by the Borough Council to protect public safety.
[Ord. 2016-2267, 10/11/2016]
Developers of land within the Borough of Phoenixville are encouraged to promote and apply sustainable construction techniques and building features. The following references are to be considered when undertaking building design:
1. 
International Code Council's 2012 International Green Construction Code (IgCC).
2. 
ANSI/ASHRAE/USGBC/IES Standard 189.1-2011, Standard for the Design of High-Performance Green Buildings Except Low-Rise Residential Buildings (ASHRAE 189.1).
3. 
ICC 700-2012, 2012 National Green Building Standard (ICC 700).
4. 
U.S. Green Building Council's Leadership in Energy and Environmental Design (LEED).
5. 
Delaware Valley Regional Planning Commission's Municipal Implementation Tool No. 17, Planning and Zoning for Green Buildings, May 2009.