Article IV Design Standards

Conformance with adopted plans. The proposed road pattern shall conform to existing roads and to such county and state road and highway plans as have been duly adopted.

Arrangement. Roads shall be arranged in a manner to allow proper development of surrounding properties in relation to both existing and planned roads.

Conformity with topography. Roads shall be adjusted to the contour of the land so as to produce usable lots and roads of reasonable grade, alignment and drainage.

Grading. Roads shall be graded to the full width of the ultimate right-of-way and provisions made for slopes beyond the ultimate right-of-way in conformance with Township specifications.

Provision of roads for future development. Access shall be given to all lots and portions of the tract in the subdivision and to adjacent unsubdivided land. Roads giving such access shall be improved to the limits of the subdivision. Remnants, reserve strips and landlocked areas shall not be created.

New roads. New roads shall be designed to continue existing roads at equal or greater right-of-way and cartway widths, where practical.

Dead-end roads. Dead-end roads are prohibited, unless designed as a culs-de-sac or designed for future access to neighboring tracts in accordance with the requirements of Subsection D(1)(d) of this section.

Road names. Continuations of existing roads shall be known by the same name. Names for new roads shall not duplicate or closely resemble names of existing roads. All road names are subject to the approval of the Township Planning Commission, the Board of Commissioners, 911, and the Post Office.

Half roads. The dedication of half roads at the edge of a new subdivision is prohibited. If circumstances render this impracticable, adequate provisions for the concurrent dedication of the remaining half of the road must be furnished by the subdivider, developer, or builder.

All subdivisions and/or land developments containing 25 or more single-family or two-family building lots shall be served by a minimum of two separate roads, from a state or local road, each providing ingress and egress to the development. Such required roads shall be located a minimum of 250 feet apart, measured from center line of road to center line of road.

Road alignment.

Sight distance on horizontal and vertical curves. Proper sight distance shall be provided with respect to both horizontal and vertical alignments. Measured along the center line of the road and at the driver's eye height of four feet, sight distance shall be 800 feet for arterial roads, 400 feet for collector roads and 200 feet for local roads.

Horizontal curves. Horizontal curves shall be used at all changes in direction in excess of 1°. Long-radius curves shall be used rather than a series of curves connected by short tangents. In all cases, long-radius curves are encouraged. Minimum-radius curves at the ends of long tangents shall be as follows:

Curvature. The minimum radius at the center line for horizontal curves on arterial roads shall be 300 feet; on collector roads, 200 feet; and on local roads, 150 feet.

Tangents between curves. Except for culs-de-sac roads, there shall be a tangent of at least 100 feet measured at the center line between reverse curves.

Vertical curves. Vertical curves shall be used at changes in grade of more than 1%. The length of the curve shall be approximately 50 feet on arterial roads and 25 feet on collector and local roads for each 1% of change in grade. Over summits or in sumps, vertical curves shall not produce excessive flatness in grade. The high or low point on a vertical curve shall be definitely and clearly shown on the plans.

Road grades.

There shall be a minimum grade of at least 1% on all roads.

Maximum grade. Grades in excess of 5% shall be avoided whenever possible. For distances of not more than 1,500 feet, there shall be a maximum grade of 7% on arterial and collector roads and 10% maximum on local roads. The grade shall be measured along the center line.

Curve/grade combinations. Combinations of minimum-radius horizontal curves and maximum grades shall not be permitted.

Road intersections. The grade within 50 feet of any side of an intersection or the outer perimeter of a culs-de-sac shall not exceed 4%. The grade shall be measured along the edge of the cartway.

Road grading. All roads shall be graded to the grades shown on the road profile and cross-section plan submitted and approved with the preliminary plan of subdivision and land development. They shall be inspected and checked for accuracy by the Township Engineer.

Classification of roads.

Class of roads. All roads shall be classified as one of the following: arterial, collector, local and culs-de-sac.

Arterial roads: those which provide for through traffic between areas. They shall have a minimum right-of-way of 80 feet, appropriately widened at intersections for turning lanes, channelization, etc., and may contain:

Four twelve-foot travel lanes.

Two eight-foot shoulders.

An appropriate median.

Collector roads: those which provide for traffic between arterial roads and local roads. They shall have a minimum right-of-way of 60 feet. Construction of the road, curbing and sidewalk shall be in accordance with specifications hereinafter included.

Local roads: those which provide for local traffic. They shall have a minimum right-of-way width of 50 feet. Construction of the road, curbing and sidewalks shall be in accordance with specifications hereinafter included.

Culs-de-sac roads: those with one end open for vehicular access and the other end terminating in a vehicular turnaround, and be defined as follows:

Temporary culs-de-sac: those constructed to an abutting property line with the intention that such road will be extended onto the adjoining property at a future date as a logical step in the circulation network of the neighborhood, superblock or area. Temporary culs-de-sac shall be required by the Board of Commissioners when conditions so warrant. Temporary culs-de-sac shall be governed by the same design standards as permanent culs-de-sac.

Permanent culs-de-sac: those providing access only to abutting lots within the tract being subdivided or developed. A permanent culs-de-sac:

Shall be constructed to the specifications of street curbing and sidewalks hereinafter included in these standards for local roads.

Shall have a minimum right-of-way of 50 feet, a circular turnaround with a minimum right-of-way radius of 55 feet and curbline radius of 40 feet.

Shall not be approved as part of a four-way intersection or as a continuation of a through road, unless special conditions warrant approval of either of the above by the Board of Commissioners.

[d]

Shall not be approved when a through road is practicable.

[e]

Shall not be less than 250 feet nor more than 800 feet in length, and shall not serve more than 10 dwelling units, measured from the cartway of the intersecting road to the farthest point of cartway of the turnaround, unless special conditions warrant approval by the Commissioners.

[f]

Where it is proposed that a road be constructed to an abutting property line with the intention that such road will be extended onto the adjoining property at a future date, the temporarily terminated culs-de-sac shall be constructed in the same manner as one permanently terminated, including the right-of-way width. Construction of the street curbing and sidewalk shall be in accordance with the specifications hereinafter included in these standards.

Standard road widths. The minimum widths of the ultimate right-of-way and paving shall not be less than the following:

Types of Roads	Ultimate Right-of-Way Width (feet)	Paving (feet)
Arterial	80	48
Collector	60	36
Local	50	30
Culs-de-sac road*	50	30

	NOTE:
	*	Turnaround dimension found in Subsection D(1)(d).

Road widths in excess of standard.

The Board of Commissioners may also require widths in excess of the standards for the following reasons:

Where necessary for additional lanes for traffic volume, additional street parking, public safety and convenience.

For parking.

In addition, the Board of Commissioners may also require curbing for public safety, convenience, storm drainage and erosion control.

Road shoulders. All roads constructed without curbs shall have shoulders of a minimum width of eight feet stabilized to control drainage and erosion and be constructed as a PennDot Type 3 shoulder.

Right-of-way dedication. The area between an existing right-of-way line and the ultimate right-of-way line shall be offered for dedication to the authority having jurisdiction over the road when land is subdivided or developed along an existing right-of-way.

Right-of-way use restrictions. No fences, hedges, trees, shrubbery, walls, plantings or other obstructions shall be located or permitted within the right-of-way except for ground covers such as grass, ivy, crown-vetch or retaining walls necessitated by road widening.

Traffic circulation.

Islands; median strips. Channelization may be required in any area where traffic volumes warrant their use for safety and efficiency and may be permitted in any area at the discretion of the Board of Commissioners. Such devices on state roads must meet or exceed the requirements of the Pennsylvania Department of Transportation.

Marginal access roads.

These roads serve as minor access to adjacent properties on only one side of the road. This type of road runs parallel with and adjacent to arterial and collector roads and serves to reduce the number of access points which intersect the major road, thereby increasing the efficiency and safety of traffic flow along the major road while providing adequate access to abutting development.

For development on all roads of arterial and collector classification, the Township reserves the authority to require a marginal access road, onto which individual driveways will have access.

All marginal access roads shall consist of an additional forty-foot right-of-way abutting and measured from the ultimate right-of-way line of the major road.

Marginal culs-de-sac shall meet marginal street regulations with a standard culs-de-sac turnaround at the closed end.

Where marginal access roads form a necessary leg of another classification road, they shall be governed by the regulations of the other road classification.

If marginal access roads are not warranted, joint-access driveways between lots should be provided from the cartway edge to the ultimate right-of-way line at a minimum and preferably further; provided, however, that in no case shall the length of the combined driveway be less than 25 feet.

For any driveway access provided on arterial and collector roads where a marginal access road is not warranted, a turnaround area for vehicles shall be provided on the property.

Road intersections.

Number of intersections. No more than two roads shall cross at the same point. When existing roads intersect at angles, or have more than four approaches, the subdivider, developer or builder shall be required to make corrective changes to eliminate the odd angles or reduce the number of approaches to the intersection by curbing the lesser road.

Minimum angle of intersection. Right-angle intersections shall be used whenever practicable. There shall be no intersection angle, measured at the center line, of less than 60° minimum.

Intersections or opposite sides of road shall either be directly across or separated by at least 100 feet.

Minimum spacing of intersections on the same side of a road shall be a minimum distance equal to two lots of minimum width per the applicable zoning district. Intersections on the same side of a semicontrolled access highway or feeder road shall be a minimum of 500 feet apart.

Sight distance. Proper sight lines shall be maintained at all intersections of roads. There shall be measured along the center lines a minimum clear sight triangle of 75 feet from the point of intersection. In addition, minimum stopping sight distances shall be provided per PennDot Publication 212. No building, tree, hedge, shrubbery or other obstruction whatsoever will be permitted in these areas. Any obstruction to sight distance shall be removed at the time a building or structure is erected, whichever shall first occur.

Approach criteria. All approaches to an intersection shall not exceed 4% for a distance of 50 feet measured from the nearest right-of-way line of the intersecting road and shall follow a straight horizontal course for 100 feet.

Radii of pavement and right-of-way at intersections. Road intersections shall be rounded with tangential arcs at pavement edge (curbline) and right-of-way lines as listed below. Where two roads of different right-of-way widths intersect, the radii of curvature for the widest road shall apply. The pavement edge (or curbline) radius and right-of-way radius shall be concentric except at handicapped ramps.

Type of Road	Minimum Radius of Arc at Intersection of Pavement Edge or Curbline (feet)	Minimum Radius of Arc at Intersection of Right-of-Way Lines (feet)
Arterial	40 (or more as may be required)	20
Collector	30	20
Local	25	15
Culs-de-sac	25	15

Road paving. All road paving shall conform to the specifications in the Construction Standards Handbook. All grades, horizontal curves, vertical curves, intersections, sight distances, and tangents shall conform to the requirements established by this chapter and shall be subject to the approval of the Township Engineer.

Subgrade.

Underdrains shall be required in areas where wet and poorly drained areas exist as determined by the Township Engineer. The perforated underdrains shall be a minimum four inches in diameter and shall be installed in a twelve-inch-wide trench lined with PennDOT Class I geotextile material. The underdrain shall be placed in a minimum of two inches of PennDOT 2B stone and the trench backfilled with 2B stone to the top of the roadway base. Underdrains shall be discharged to daylight or to a storm sewer system.

Trench restoration. All restoration shall be in accordance with the Construction Standards Handbook.

Editor's Note: Former § 310-19, Roads, as amended, was repealed 3-6-2006 by Ord. No. 391.

Editor's Note: This ordinance also redesignated former § 310-19, Traffic calming, as § 310-19.1.

§ 310-19.1 Traffic calming.

[Added 8-20-2007 by Ord. No. 410]

New residential development. On any road located within or abutting a new land development, the Board of Commissioners, upon recommendation of the Township Engineer, may require the installation of certain traffic calming measures by the developer, subject to the following guidelines and rules set forth below. Based upon the discretion of the Board, the following traffic calming measures may be required:

Crosswalks.

Crosswalks may be established:

At all street corners;

At all trail crossings; and

Opposite from all parks and open space areas.

Crosswalks should not be established at or near areas with sharp curves or hills in the road where they could pose a safety concern for both drivers and pedestrians.

Crosswalk design.

All crosswalks shall have wide, white, reflective hatch marks in either the "ladder" or "zebra" style.

Any crosswalk not located at an intersection or street corner shall be accompanied by yellow "pedestrian crossing" signs in accordance with PennDOT requirements.

Where determined appropriate by the Board of Commissioners, a crosswalk shall be constructed with one or more of the following improvement(s):

On top of a speed table;

Curb extensions;

Blinking yellow warning lights in accordance with PennDOT requirements.

As a general guideline, crosswalks enhanced with the measures described in Subsection A(1)(e) above should be considered at the following locations:

Mid-block crosswalks, particularly in the middle of extended straight road sections (i.e., straightaways) where motorists may tend to exceed the speed limit;

In front of parks, playgrounds, schools, or other areas frequented by children;

Any other area in which the Board of Commissioners feels that additional safety features are warranted.

Speed tables.

The installation of speed tables shall be at the sole discretion of the Board of Commissioners, based upon the recommendation of Township staff, consultants, officials, and residents.

Caution zones.

The Board of Commissioners, in its discretion, may elect to establish "caution zones" demarcated by signs warning of pedestrian traffic, children crossing the road, blind pedestrian crossing, playgrounds, etc.

The current version of the Pennsylvania Traffic Calming Handbook, PennDOT Publication No. 383, as amended from time to time by PennDOT, as well as the Upper Pottsgrove Township Resolution No. 518, establishing a Traffic Calming Policy for existing developed areas within Upper Pottsgrove Township, are hereby incorporated by reference.[1]

§ 310-20 Service drives, driveways and parking areas.

Editor's Note: Res. No. 518 is on file in the Township offices.

[Amended 9-14-1998 by Ord. No. 292]

Service drives.

Alleys are prohibited in all zoning districts.

In commercial or industrial districts without expressly designated loading areas, service drives with a minimum paved cartway width of 20 feet shall be required. Where such service drives dead-end, they shall be provided with a turnaround having a radius of not less than 25 feet. Where tractor-trailers are to be accommodated, additional space for maneuvering shall be provided.

[Amended 4-19-2010 by Ord. No. 442]

Paving. The paving requirements shall be the same as for street paving.

[Amended 4-19-2010 by Ord. No. 442]

Driveways.

Location.

Driveways shall be located in a manner not to endanger roadway traffic. Driveways shall be located at least 40 feet from a road intersection unless the lot width for the zoning district prohibits such. Access shall be provided to the road of lesser classification when there are roads of different classes involved. Safe stopping sight distance and posted speed limits shall also be used as design criteria for driveway location. Verified roadway speeds may be used where the speed limits are not posted.

The Township Commissioners shall use the following criteria to guide them in determining driveway access to feeder and higher classification roads. The Commissioners may use restrictive criteria when required.

Driveway accesses shall be at least 200 feet apart.

No more than five lots may have direct access to a collector or arterial road. All the road frontage shall be considered a part of this requirement for land held in single ownership.

[Amended 4-19-2010 by Ord. No. 442]

Alternates to be considered for larger subdivisions shall be as follows, subject to the approval of the Township Board of Commissioners upon recommendation of the Planning Commission:

Provide reverse frontage interior roads to be built according to standards for subdivision roads.

Provide marginal access roads as provided for in § 310-19 of this article.

Design and construction criteria.

The driveway shall have a minimum width of 10 feet with fifteen-foot width used at the entrance and over the pipe or swale. A radius return of five feet minimum shall be used at the driveway entrance. Where curb is involved, the curb depression shall be two feet wider than the driveway and depressed 1 1/2 inches above the gutter line.

The driveway profile shall not exceed 4% within 20 feet of the edge of pavement and be no less than 1%. Beyond this point, the driveway slope shall not exceed 13%. The pavement cross slope shall be 3/8 inch per foot. If driveways are to be constructed through sidewalks, the maximum 4% driveway grade must be maintained through the sidewalk. The driveway apron shall be constructed of concrete in accordance with the sidewalk construction specifications, from the rear face of curb to the interior edge of sidewalk.

All drives shall be paved from a minimum distance of 50 feet from the edge of pavement. This may be extended by the Township for long drives and areas of drainage problems. Paved driveways shall consist of two inches minimum depth ID-2 on four-inch minimum depth crushed stone.

The Township, upon field inspection, shall determine whether a pipe shall be used under the drive. The pipe, when required, shall be determined by drainage computations using a five-year storm frequency. The minimum pipe size shall be 15 inches and shall be reinforced concrete Class III pipe with rubber gaskets. The pipe shall be located at least six feet from the edge of pavement unless field conditions, upon Township inspection, indicate modifications of this criteria. The minimum length of pipe shall be 20 feet or extend at least two feet on each side beyond the edge of the driveway pavement. When swales are used, the gutter shall be at least six feet from the edge of the pavement and at least six inches lower than the edge of the pavement. This criteria may be modified by the Township if field conditions dictate such.

[Amended 3-6-2006 by Ord. No. 391]

Driveways for other than single-family residential use shall be designed in accordance with all the criteria for residential streets with the exception of right-of-way requirements.

Frontages of 150 feet or less shall be limited to one driveway. Exceptions may be made where the frontage exceeds 300 feet in length. Normally, not more than two driveways need to be provided to any single property tract or business establishments.

Administration.

No building permit shall be issued nor any occupancy permit shall be issued as to any improvements in any district in this Township until the application for a driveway permit shall have been made in writing and a permit approval by the Township authorities, or other authority which may have jurisdiction over the road.

In the event of any faulty, defective or inadequate installation or design which does or is apt to impede the free flow of surface water across or under any such entranceway or render the entranceway or the public way unsafe to travel over the same, and upon certification by the Township Engineer and after written notice to the property owner or tenant in possession, the same shall be repaired or removed and pipe of adequate design, strength and size shall be provided by the owner within 45 days of such notice. All such installations shall be made only after obtaining a permit in accordance with other provisions of this chapter and as the same may be amended hereafter, and at the owner's sole expense.

Every permit issued for such underground installation or swale, as the case may be, shall be conditioned upon the agreement by the property owner in the application, and it shall be set forth upon the permit that the property owner undertakes and agrees for himself, his heirs, executors, assigns and/or successors to maintain the same without expense to the Township at all times in a safe and usable manner.

Parking areas.

Automobile parking facilities shall be provided off roads, whenever feasible in accordance with requirements of this chapter and the Zoning Ordinance (Chapter 350).

At no time shall angle or perpendicular parking along the curbs of local, public or private access roads be permitted except where permitted by Township ordinance. All parking lots and bays allowing any parking other than parallel shall be physically separated from the cartway by a minimum of seven feet and confined by barrier curbing.

No one area for off-street parking of motor vehicles in residential areas shall exceed 30 cars in capacity. Separate parking areas on a parcel shall be physically separated from one another by ten-foot planting strips.

No less than 20 feet of open space shall be provided between the curbline of any parking area and the outside wall of the dwelling unit in residential areas, unless otherwise regulated by the zoning requirements of the RO Retail Office District.

[Amended 10-19-2009 by Ord. No. 438]

No parking area shall be permitted within 20 feet of any property line, therefore providing a sufficient buffer area which shall include a planting screen required in § 310-37, Landscaping, of this article, unless otherwise regulated by the zoning requirements of the RO Retail Office District.

[Amended 3-6-2006 by Ord. No. 391; 10-19-2009 by Ord. No. 438]

In commercial and industrial districts, provision of common parking facilities is hereby encouraged in recognition of their increased flexibility and efficiency. Subject to formal legal arrangements between the proposed users of the common parking facilities, satisfactory to the Township, the Zoning Hearing Board may reduce the aggregate amount of required parking space upon determination that greater efficiency is effected by joint use of the common parking area. When common parking facilities are approved, side and/or rear yard parking requirements may be waived in order to establish unified and continuous parking areas. In such cases, access drives and sidewalks shall be so aligned as to maximize parking efficiency and minimize traffic congestion. Entrances and exits must have good visibility so that, both going in and coming out, drivers can see and cars can be seen.

Parking stall dimensions shall be no less than nine feet in width and 18 feet in depth, unless otherwise noted in § 310-20C(11) below.

[Amended 5-20-2019 by Ord. No. 504]

Screen planting requirements shall be applicable to parking lot facilities, along the area fronting roads and along the area adjacent to other properties.

All dead-end parking lots should be designed to provide sufficient back up area for the end stalls.

No less than five-foot radius of curvature shall be permitted for all curblines in all parking areas.

(11)

Parking lot dimensions shall be no less than those listed in the following table:

[Amended 5-20-2019 by Ord. No. 504]

	Parking Stall		Aisle Width
Angle of Parking (degrees)	Depth (feet)	Width (feet)	One-way (feet)	Two-way (feet)
90	18	9	24	24
60	20	10	19	24
45	19	10	16	24

(12)

Parking lots shall be landscaped according to the following regulations:

[Added 10-19-2009 by Ord. No. 438]

Parking lots shall be divided by planting strips placed at intervals of one for every four or fewer rows of parking spaces (the equivalent of two aisles of parking spaces). Plantings shall be comprised of vegetation suitable for parking lots, of year-round interest. Planting strips are not required for parking lots with fewer than four rows of parking spaces, nor for lots of fewer than 100 spaces. These planting strips shall meet the following requirements:

The planting strips shall generally extend perpendicular to the shopping center and parallel to the parking aisles.

At least half of the planting strips shall be a minimum of 15 feet in width and contain a five-foot paved walkway leading towards the building, with five feet provided for plantings on both sides of the walkway.

All other planting strips shall be a minimum of 10 feet in width, with all 10 feet for plantings.

Parking lots in shopping centers (on tracts of at least 10 acres) in the RO District shall be divided by planting strips with walkways placed at intervals of one for every eight or fewer rows of parking spaces (the equivalent of four aisles of parking spaces). Each planting strip shall be a minimum of 12 feet in width. Each planting strip shall contain a five-foot paved walkway leading from the parking to the building(s), with an area for plantings totaling seven feet (cumulative) provided for plantings on one or both sides of the walkway.

In the case of a grocery store or wholesale club within a shopping center, the required raised planting strips can be replaced with a pedestrian sidewalk at grade with the parking lot. These pedestrian strips shall be a minimum of eight feet in width and be a different paving material than the parking lot. Pedestrian strips shall be placed at intervals of one for every eight rows of parking spaces and shall be protected from parking lot traffic through the use of bollards, wheel stops, or a similar device.

§ 310-21 Sidewalks and curbs.

[Amended 7-27-1987 by Ord. No. 169; 11-28-1988 by Ord. No. 187; 9-14-1998 by Ord. No. 292; 6-23-2003 by Ord. No. 350]

Sidewalks.

Sidewalks shall be provided along all roads in residential zoning districts, except where, in the opinion of the Board of Commissioners, they are not necessary for the public safety and convenience.

Sidewalks shall not be less than four feet in width. A greater width may be required in areas in which multifamily developments, commercial or industrial buildings are located, or as deemed necessary by the Board of Commissioners.

Sidewalks shall be located between the curb and public road right-of-way line five feet from the rear of the curb on controlled access roads, semicontrolled access roads, and collector roads; four feet from the rear of the curb on feeder and all other roads in the Township classified as residential or cul-de-sac, or at a distance therefrom that conforms to the location of existing sidewalks on abutting parcels. The cross slope of the sidewalk at driveway crossings shall conform to the slope of the driveway, but shall not exceed a slope of 4%. The nature of the road shall be determined by reference to the Township Comprehensive Plan adopted by Res. 54, 12-26-1973, and updated by Res. 145, 6-25-1990, Chapter VI, Existing Transportation and Circulation (Figure VI-4), and as updated from time to time.

Crosswalks not less than 10 feet in width, and with concrete or asphalt paving not less than four feet wide may be required where necessary to provide access to schools, churches, parks, and commercial areas. They shall be maintained by the abutting property owners in the same manner as sidewalks on public roads; however, driveway aprons shall be constructed of six-inch thick concrete with one layer of six-inch by six-inch wire mesh for reinforcement.

Sidewalks shall be constructed so as to discharge drainage to the road, the grade of which shall not be less than 1/4 inch per foot. All concrete sidewalks shall be constructed on a four-inch crushed stone or gravel base to insure proper drainage and shall have a minimum thickness of four inches except under driveways where they shall have a minimum thickness of six inches. All concrete shall have a minimum 28 day compressive strength of 4,000 psi.

All construction and materials shall be in conformance with the Pennsylvania Department of Transportation Publication 408, as may be amended from time to time.

Sidewalks shall be separated from driveway aprons and curbs by one-half-inch premolded expansion joints.

Curbs.

Concrete curbs shall be installed along all roads except where, at the discretion of the Board of Commissioners, they are not necessary for public safety and convenience.

All curbs shall be concrete, 18 inches deep, seven inches wide at the top and eight inches at the bottom, the back face being vertical and the front face having a uniform batter of one inch and a reveal of seven inches above final grade. Both top corners shall have a radius of 3/4 inch.

Curb forms shall be stripped as soon as the concrete has set, and the concrete shall be rubbed while still green.

Curbs shall be cast in sections with one-half-inch premolded expansion joints every 20 feet and control joints every 10 feet.

In the case of slip-formed curb, one-half-inch premolded expansions joints shall be required every 50 feet, with control joints every 10 feet.

Curbs shall be separated from driveway aprons and sidewalks by one-half-inch premolded expansion joints.

Curbs placed across driveways shall be reduced in height from seven inches above final grade to 1 1/2 inches, reverting at each end to full height by a reverse vertical curve in a distance of two feet.

Curbs placed across handicapped curbs ramps shall be reduced in height from seven inches above final grade to zero inches, reverting at each end in a distance of six feet.

Straight forms shall not be used on curves unless authorized by the Township Engineer.

When installing curbs on existing streets, the existing macadam shall be cut straight prior to excavation.

(11)

All excavated material shall be removed from the cartway by the end of each working day.

(12)

Curbs shall be tied into catch basins with reinforcing bars to prevent settlement of the curb.

(13)

Inlet tops shall be set to conform horizontally and vertically to the curb, and one inch below final grade.

(14)

Manhole tops and valve boxes shall be set to conform to the crown and grade of the final grade, and 1/2 inch below final grade.

(15)

Rain conductors in curbs shall be no more than one inch below the top of curb, to allow for future resurfacing of the street, and shall be placed at joints, where feasible, to control cracking.

(16)

All construction and materials shall be in conformance with Pennsylvania Department of Transportation Publication 408, as may be amended from time to time.

Materials.

Concrete for curbs, sidewalks, and driveways shall have a twenty-eight-day compressive strength of not less than 4,000 pounds per square inch and shall be air-entrained.

All concrete work shall be covered for 72 hours or sprayed with curing compound to prevent loss of moisture.

No concrete work shall be placed on frozen, wet, or yielding ground.

When freezing temperatures are expected within the next five days, concrete work shall be protected with insulation.

§ 310-22 Development blocks.

[Amended 3-8-1993 by Ord. No. 243]

General. The length, width and shape of blocks shall be determined with due regard to:

Provisions of adequate sites for buildings of the type proposed.

Zoning requirements.

Topography.

Requirements for safe and convenient vehicular and pedestrian circulation, including the reduction of intersections with primary arterials.

Size. Block length and width or acreage within bounding roads shall be such as to accommodate the size of lot required in the area by the Zoning Ordinance (Chapter 350) and to provide for convenient access, circulation control and vehicular and pedestrian safety. Whenever practicable, blocks shall be of such width as to provide two tiers of lots of the minimum size permitted under the applicable zoning classification.

Through lots. Double frontage lots are to be avoided and generally will not be permitted except where reversed frontage is desired away from a major thoroughfare to a road of lesser traffic volume.

Commercial and industrial blocks. For commercial or industrial use, the block size shall be sufficient in the judgment of the Board of Commissioners to meet all area and yard requirements for such use. Adequate provisions shall be made for off-street parking and loading areas as well as for the flow of pedestrian and vehicular traffic so as not to inhibit the flow of such traffic on public rights-of-way.

§ 310-23 Lots.

Area. All lots shall be no smaller than the minimum lot area requirements of the applicable zoning classification.

Depth. Lots excessively deep in relation to width are to be avoided. A proportion of 2 1/2 to one is generally regarded as the desirable maximum for lots 60 feet or more in width unless a deeper lot is warranted because of previously existing man-made or natural constraints.

Width. The minimum width of a lot shall be that width which is measured at the building line in feet, specified for the applicable zoning district.

Corner lots. All corner lots shall be of sufficient size to comply with all yard requirements of the applicable zoning district.

(Reserved)[1]

Editor's Note: Former Subsection E, Frontage, was repealed 4-19-2010 by Ord. No. 442.

Sidewalks. Whenever practical, the sidewalks of a lot shall be set at right angles or radial to the right-of-way line.

[Amended 3-6-2006 by Ord. No. 391]

Building lines. Building lines for all lots shall be in conformance with the minimum front, side and rear yard requirements of the applicable zoning district.

Lot numbers. For the purpose of development, each subdivision may have an overall system of lot numbers, the number one being assigned to a lot in the first section to be developed.

Rear lots. A rear lot may be permitted, subject to the following criteria:

Farmland, woods, or other environmental amenities, if any, shall be preserved as a result of locating building lots away from existing roads.

Access strips shall be located so as to serve as logical sites for future roads, in the event of future resubdivision, and are reserved for such purposes by a note on the final plan and in the deed for the lot.

Design standards.

General. A rear lot shall be connected to a public street by an access strip held in fee simple ownership as part of the rear lot. Further subdivision of a rear lot shall require a public road as access.

Dimensions. Access strips shall be at least 50 feet wide; shall not exceed a vertical grade of 10%; and should contain no horizontal turn greater than 45º, where practical.

Layout. No more than two access strips may abut each other.

Common access and driveways. Each pair of abutting access strips must share a common access point, and may share a common driveway in conformance with § 310-19E(3) and (4). A road frontage lot abutting such a pair of access strips may likewise share the access point or driveway in conformance with § 310-19E(4).

Spacing. Access points to rear lots, single or paired, onto a public road must be separated by at least 300 feet, as measured along the ultimate right-of-way.

Location. The location of the access strip must, in the opinion of the Township Board of Commissioners, be deemed logical and proper relative to the bulk of the rear lot and surrounding property configurations, upon the advice of the Township Engineer; and shall not in their opinion adversely affect sensitive or significant environmental features.

Use of rear lots. The use of rear lots may be permitted under only extreme cases where no other options are available. Rear lots shall not be utilized as a means of avoiding the construction of public roads.

§ 310-24 Subdivisions or land development with existing structures on land.

Further subdivision. Further subdivision of any existing rear lot which would create additional rear lots is prohibited.

Except where a structure was obviously built to house more than one family, but where that structure and the surrounding property was held in single and separate ownership, and further where such a subdivision is proposed for separating such a structure into two or more ownership parcels, no subdivision or land development will be approved with the property line extending through any portion of any existing structure.

If structure(s) is to remain:

In residential zoning districts of the Township, the lot and lot dimensions of the newly created lot containing the structure(s) must be in scale with the height and bulk of the structure, even if this requires a lot area and/or dimensions exceeding the minimum zoning requirements for that district.

In cases where the principal building use has not been as a dwelling, its conversion to a dwelling shall comply with all of the requirements of the Zoning Ordinance (Chapter 350) and the Building Code of the Township.[1]

Editor's Note: See Ch. 140, Construction Code, Uniform.

If existing structure(s) is to be removed. Subdivision or land development approval will be issued upon expeditious removal of existing structures in complete conformity with all other Township procedural requirements. In commercial and industrial areas, plots of land that have been cleared, as well as the existing vacant portions of such lands should be developed in conformity with the long-range needs of the area to the extent possible. All developmental requirements of the Building Code (Chapter 140) and the Zoning Ordinance (Chapter 350) shall be met.

If existing structure is to be replaced or is to be added to. Demolition plans and/or construction plans must be detailed as part of the subdivision plan and review and subsequent subdivision approval will be conditional upon compliance with said proposed details. Renovation work to the remaining portion of a structure following partial demolition must be completed promptly and expeditiously.

§ 310-25 (Reserved) [1]

Editor’s Note: Former § 310-25, Grading, as amended, was repealed 4-18-2016 by Ord. No. 486.

§ 310-26 (Reserved) [1]

§ 310-27 Reserve strips; rights-of-way and/or easements; deeds.

Editor’s Note: Former § 310-26, Stormwater management, as amended, was repealed 4-18-2016 by Ord. No. 486. See now Ch. 301, Stormwater Management.

Reserve strips. Reserve strips controlling access to roads, subdivisions or adjacent areas is prohibited.

Rights-of-way and/or easements. Rights-of-way and/or easements for sanitary utilities, road construction or maintenance, drainage purposes, public utilities, or for any specific purpose shall be required by the Board of Commissioners as needed. The location and width in each case shall be determined by the Board of Commissioners.

Buildings shall be set back five feet from the nearest side of the utility right-of-way or easement to the proposed building.

Nothing shall be placed, planted, set or put out within the area of an easement and the area shall be kept as lawn.

The owner of any lot, upon written request by the Township and at the owner's sole expense, shall remove anything placed, planted, set or put (with or without knowledge of this regulation) within the area of any easement.

To the fullest extent possible easements shall be adjacent to rear or side lot lines.

No right-of-way nor easement for any purpose whatsoever shall be recited or described in any deed unless the same has been shown on the approved plan. Any error found in deed shall be immediately corrected and rerecorded at the sole expense of the subdivider at the Montgomery County Office of the Recorder of Deeds in Norristown, Pennsylvania.

Utility easement. A minimum width of 20 feet shall be provided for common utilities and drainage when provided in undedicated land. Nothing shall be placed, planted, set or put within the area of an easement, and the area shall be maintained as lawn. An additional five-foot width shall be added to the easement width of each utility placed in the common easement.

§ 310-28 Public utilities.

All water and gas mains and the other underground facilities shall be installed prior to road paving at locations approved by the Township for the full width of the right-of-way.

All gas and water mains shall be installed underground. All electric, telephone and communication services, both main and service lines, shall be provided by underground cables, installed in accordance with the prevailing standards and practices of the utility or other companies providing such services. All main underground cables which are within the right-of-way road shall be located as specified to the satisfaction of the Township Engineer.

In order to promote and facilitate the undergrounding of utility distribution lines, a letter of endorsement shall be required from the suppliers of utility service (not limited to electrical, telephone, or cable television) of the developer's choice wherein the applicant acknowledges that underground utilities are feasible and shall be consummated as part of the improvement plan. A statement relative to the intent of the developer to provide underground utility services shall be placed on the final plan prior to final approval of such plan.

The provisions in this chapter shall not be construed as to limit or interfere with the construction, installation, operation and maintenance of public utility structures or facilities which may hereafter be located within public easements or rights-of-way designated for such purposes.

Light standards are to be placed as required by ordinance. Power source for such standards shall be placed underground as required.

Along collector roads and major highways all new electrical service shall be placed underground.

§ 310-29 Sanitary sewers.

Sanitary sewers shall be installed and connected to the Township sanitary sewer system. Where the subdivision or land development necessitates a capital improvement of the Township sanitary sewer system, the applicant shall pay that portion of said capital expenditure as is necessitated by the subdivision or land development.

In order to facilitate the treatment of wastewater, sewage treatment facilities must be installed by the developer subject to the rules and regulations promulgated under Act 537, The Pennsylvania Sewage Facilities Act, 35 P.S. § 750.1 to 750.20 (1982), as contained in the Department of Environmental Protection Rules and Regulations, Subpart C, Article I, Chapters 71 and 73. Prior to final plan approval the following should be certified:

Assurance that the proposed sewage facility is in compliance with the Township Sewage Facilities Plan, as specified in Chapter 71, as referenced above.

Permit granted by the certified local sewage enforcement officer for the installation of an individual or group sewage system, pursuant to Chapter 73 as referenced above.

Assurance other than required federal and state wastewater permits will be obtained in due course.

Size and grade. Sanitary sewers shall have a minimum inside diameter of eight inches and a minimum grade of 1/2%.

Manholes. Manholes shall be located at intervals of 250 feet and at each change of line or grade. In exceptional cases the interval may be extended to not more than 300 feet. Manhole appurtenances shall conform to current Township standards.

Laterals. Lateral connections to each lot shown on the final plan shall be installed to the right-of-way line of the road. Each building shall have a separate connection to the Township sanitary sewer system, when accessible.

§ 310-30 Water supply.

[Amended 11-26-1990 by Ord. No. 217; 2-28-2000 by Ord. No. 305]

Water service. Each lot shall connect to an approved water system with connection to a public water service being required whenever practical. In all subdivisions or land developments with wells withdrawing 500 gallons or more per day or containing 20 or more dwelling units proposed to be served by on-site water supply, the applicant shall provide a geohydrologic groundwater study determining the quality and quantity of groundwater available for the development. All potable water and water supply shall be required to meet the minimum standards and requirements contained in the Township's Well Drilling Ordinance (Chapter 342, Article I).

Wells. The location of any existing or proposed well shall be shown on the preliminary plan for each lot and adjoining lot, where applicable.

Public and community water systems.

All systems servicing a subdivision or land development shall be designed and constructed in accordance with standards established by the Borough of Pottstown or Pottstown Water Authority when it is anticipated that the proposed service will be part of the Pottstown system, standards established by Delaware River Basin Commission, Department of Environmental Protection and Pennsylvania Public Utility Commission, when applicable, and in all other cases, standards established by the Board of Commissioners as hereinafter set forth. Standards established by the Board of Commissioners shall be intended to encourage the best use of the Township's water resources and to insure as much as possible that the residents and other users in the subdivision or land development will have an adequate and uninterrupted supply of water. Each public and community water system servicing a subdivision or land development shall supply to the Township copies of all pertinent permits granted by Delaware River Basin Commission, Department of Environmental Protection and Pennsylvania Public Utility Commission and all applicants therefor before final approval of subdivision or land development plans.

The complete water supply plans shall be made part of the subdivision and land development plans and all water mains and lines and other facilities servicing the subdivision or land development to be constructed and installed shall be secured as other improvements in such subdivision or land development and installed in accordance with such plans.

General requirements.

All water systems shall be developed, operated and maintained in accordance with generally accepted waterworks practice and, as applicable, with Department of Environmental Protection, Chapter 109, regulations and standards contained in the Department of Environmental Protection Public Water Supply Manual, Part II.

No subdivision or land development plan shall receive final approval until all necessary permits from Delaware River Basin Commission, Department of Environmental Protection and Pennsylvania Public Utility Commission and any other controlling governmental agencies have been issued and copies are received by the Township.

Purity standards for chemicals, materials and equipment used in contact with potable water shall comply with ANSI/NSF Standards 60 and 61 or revisions thereto.

For a water system serving less than 15 residential connections or less than 25 persons years round, the Township Engineer shall be responsible for determining the requirements to be met under Subsection C(4) through (7). The developer shall schedule a preliminary meeting with the Township Engineer to establish those requirements.

Water demands.

Water demands shall be projected five years into the future or for the full buildout of the project, whichever is longer.

System demands, including average daily and maximum daily demands, shall be projected based on evaluations of past water demands, past and future service area customer or population data and other applicable usage factors.

In the absence of good historical demand information, demand projection procedures and parameters, including peak factors, shall be in accordance with the following simplified guidelines.

Average daily demand.

Residential demand based on the sum of:

Single-family homes at 310 gpd/unit.

Mobile homes at 200 gpd/unit.

[iii]

Apartments or townhouses at 160 gpd/unit.

Nonresidential demand based on either:

One and fifteen hundredths (1.15) times average daily metered consumption.

A case-specific evaluation of the type of customer giving consideration to meter size, equivalent dwelling unit, occupant, process and acreage relationships, as appropriate.

Maximum daily demand.

Estimated based on:

Reliable experience data from similar systems; or

Two and zero-tenths (2.0) times average daily demand if experience data are not available.

[iii]

Peak hourly demand.

Estimated based on:

Reliable experience data from similar systems or

Five and zero-tenths (5.0) times average daily demand.

Sources of supply.

Source capacity.

The safe yield of system supplies shall equal or exceed the predicted maximum daily demand (demand on day of greatest use) during the system design year, which shall be at least five years into the future. In the case of large reservoir supplies, which provide at least 200 days of storage for the average daily system demand, the safe yield shall equal or exceed the predicted average daily demand.

The safe yield shall be determined based on an engineering evaluation of available information including, but not limited to, permitted withdrawal capacity, source capacity tests and general hydrologic and hydrogeologic data. Supplemental tests or measurements shall be performed if insufficient data exists from which to make a reliable assessment.

All sources of supply shall be metered.

Reliability.

Two or more independent sources of supply shall be available for each water system; the available safe yield shall equal or exceed the system design demand (maximum daily demand) with the largest source out of service.

Important supply facilities and equipment, such as critical pumps and disinfection units, shall be provided in duplicate or appropriate spare equipment and parts shall be readily available.

Water quality.

Sources of supply shall be developed generally from sources that constitute the highest quality raw water sources reasonably available.

Sources of supply shall be continuously protected from actual or potential adverse impacts of pollution sources by adherence to any applicable Department of Environmental Protection, Chapter 109, regulations or municipal provisions for wellhead protection or minimum construction standards.

All well supplies shall be located based on the results of sanitary surveys conducted in accordance with Department of Environmental Protection, Chapter 109, regulations or municipal provisions for wellhead protection or minimum construction standards.

Treatment.

All aspects of treatment, including design, construction and operation, shall satisfy any applicable provisions of the Department of Environmental Protection, Chapter 109 regulations.

Minimum treatment requirements are disinfection for groundwater sources and filtration/disinfection for surface water sources.

Required treatment processes are dependent on source water quality; facilities and equipment shall be properly sized, sequenced and utilized to perform their intended function.

Finished water shall continuously satisfy Safe Drinking Water Act (SDWA) maximum contaminant levels (MCLs) and meet other quality goals are requirements established by the Safe Drinking Water Act.

Water quality shall be monitored in accordance with applicable Safe Drinking Water Act requirements (to determine compliance) and generally accepted practice (to optimize operations).

Sufficient storage volume shall be provided for all systems, prior to delivering water to the first distribution system customer, to satisfy the Department of Environmental Protection, Chapter 109, regulations regarding disinfection contact time.

Miscellaneous.

Each system shall develop and maintain a water conservation program consistent with the current guidelines of the Delaware River Basin Commission addressing, at minimum, plumbing fixtures, leak detection and repair and emergency conservation measures.

Each system shall prepare and maintain an emergency plan describing actions to be taken in the event of supply or treatment system failure or other applicable system emergency. For emergency purposes, each system shall identify, evaluate and implement, where feasible, interconnections with neighboring systems.

Pumping and storage.

Pumping.

Water pumping facilities shall be capable of meeting applicable peak design demands with the largest pumpout of service; peak design demands shall be established based on intended service and in-system conditions, including the presence or absence of distribution storage. If distribution storage is present and adequate, then pumping capacity shall equal or exceed maximum daily demand. If distribution storage is absent, then pumping capacity shall equal or exceed maximum daily demand plus fire demand. If fire protection service is not required at the outset, then pumping capacity shall equal or exceed the peak hourly demand. {See Subsection C(4)(c)[2].}

Pumping stations shall be automated to the extent practical and shall include appropriate monitoring, control and alarm function.

Duplicate or spare pumps and accessories shall be provided to ensure continuous service.

If there is no distribution storage capacity available to meet demands during an electric power failure, then emergency power (e.g., generator set) shall be provided at the pumping station.

All pumping facilities shall be metered as to delivery, rate and quantity.

Distribution storage.

Sufficient (according to minimum criteria described below) effective floating or ground level distribution storage capacity shall be provided to satisfy the system's need for operating, fire and emergency reserve service.

The minimum effective storage volume for systems which do not provide fire service shall be equivalent to the average daily demand.

The minimum effective storage volume for systems which provide fire service shall be the greater of either the average daily demand or 50% of the average daily demand plus a fire reserve capacity. Fire reserve capacity shall satisfy Insurance Services Office guidelines, while maintaining reasonable customer rates as determined by the Pennsylvania Public Utility Commission. At a minimum, fire reserve capacity shall be equivalent to 30,000 gallons for residential systems and 60,000 gallons for systems serving nonresidential customers.

The distribution storage capacity provided should be of the floating type whenever feasible; pumped storage is a permissible option, providing the associated pumping capacity is increased to meet peak demand (maximum daily demand plus fire demand) and necessary auxiliary power is provided.

Preferred floating distribution storage should be provided at suitable high elevation sites or otherwise be elevated sufficiently to provide adequate customer service pressures. The bottom elevation of the available storage volume should be at least 115 feet higher than the average service area elevation and at least 70 feet higher than nearby high elevation customers.

Distribution network.

Service pressures.

Normal service pressures shall range between 40 and 60 pounds per square inch (psi) whenever feasible.

Maximum service pressures shall not exceed 80 psi. If such excess pressures are unavoidable, individual service connections shall include a pressure reducing valve (PRV).

PRV's shall not be installed within the distribution piping network.

Minimum service pressures during peak flow periods shall not fall below 25 psi, except during fire service conditions when minimum service pressures shall not fall below 20 psi.

The Township shall be notified by the public and/or community water system immediately in the event, for any reason, there is not sufficient pressure and volume for average and/or peak flow periods. The community water system shall notify the Township in writing immediately of steps to be taken to rectify any inadequacy.

Network of mains.

Water mains shall be sized according to all applicable current and probably future water service needs.

For both residential and nonresidential areas, minimum eight-inch diameter main sizes shall be utilized.

[Amended 3-6-2006 by Ord. No. 391]

Mains shall be AWWA approved in all respects; cement-lined ductile iron pipe is the preferred type. Purity standards for mains shall comply with ANSI/NSF Standards 60 and 61 or revisions thereto.

Mains shall be looped (fully interconnected with one another) whenever possible to improve hydraulics, water supply and emergency service conditions.

The network shall include sufficient valves, blowoffs, air release valves, hydrants and piping stubs for future extensions.

New mains shall be disinfected in accordance with AWWA C600-87 or revisions thereto before being placed in service.

Mains shall be tested for leaks when installed; allowable leakage shall satisfy AWWA C600-87 Standard or revisions thereto.

[8]

Water mains shall be laid at least 10 feet horizontally, from any existing or proposed drain or sewer line. If local conditions prevent a horizontal separation of 10 feet, the water main shall be laid in a separate trench or on an undisturbed earths shelf located on one side of the sewer, such that the bottom of the water main is at least 18 inches above the top of the sewer. When it is impossible to obtain the horizontal and vertical separations stipulated above, both the water main and the sewer should be constructed of pressure pipe utilizing push-on joints, mechanical joints or similar joints employing a rubber gasket to obtain a seal. Both the water main and the sewer shall be pressure-tested before backfilling to assure water tightness.

[9]

When a water crosses sewer or storm drain, the bottom of the water main preferably shall be installed 18 inches above the top of the drain or sewer and this vertical separation shall extend at least 10 feet horizontally on each side of the sewer. If a water main must cross under the sewer, the vertical separation shall be a minimum of 18 inches and the sewer pipe shall be encased in concrete for a minimum of 10 feet on each side of the crossing.

[10]

The minimum depth of backfill over pipes shall be four feet. When the minimum depth of cover cannot be provided, insulated construction approved by the Township shall be employed.

[11]

Water mains installed across or near utilities having cathodic protection shall be suitably protected. The method of protection, which may include insulating couplings, polyethylene encasement, electrical connectors, test stations and other facilities shall be subject to Township approval.

Fire service.

All systems which serve more then 100 residential service connections or which serve nonresidential customers shall include adequate fire service protection capabilities.

All systems which serve 100 or less residential service connections, and which do not provide full fire service protection capability at the onset, shall be designed to facilitate its subsequent addition by including adequate pipeline sizing and stub tees for hydrants within the constructed system.

Fire flows shall satisfy the Insurance Services Office guidelines while maintaining reasonable customer rates as determined by the Pennsylvania Public Utility Commission. The minimum residential area fire flow shall be 500 gpm; minimum fire flows of 1,000 gpm shall be provided for systems which serve nonresidential customers. The available fire flow duration shall be a minimum of one hour.

During fire service conditions, pressures in the distribution system shall not fall below 20 psi.

Fire hydrants with Stortz fittings shall be located at accessible points throughout the subdivision or land development when public water supply is available. The maximum spacing between fire hydrants along roadways shall not exceed 500 feet. As part of a capped water system, the fire hydrant line shall be built to the location of the hydrant and capped. Except in the case of capped systems, such fire hydrants continually shall be supplied with water with sufficient pressure and volume to insure adequate fire protection.

[Amended 4-19-2010 by Ord. No. 442]

The Township shall be notified by the public and/or community water system immediately in the event, for any reason, fire hydrants do not have sufficient pressure and volume for adequate fire protection. The community water system shall notify the Township in writing immediately of steps to be taken to rectify any inadequacy.

Customer connections.

Customer service lines, meters and appurtenances shall be sized to meet anticipated peak instantaneous service requirements. The minimum size customer service pipeline shall be three-fourths-inch diameter which satisfies peak instantaneous service requirements for a typical or small commercial customer; sizing of service lines and meters for nonresidential customers shall be determined on an individual basis in accordance with AWWA guidelines.

Service connection piping and appurtenances shall be AWWA-approved; copper tubing is the preferred service pipeline material. All materials used in contact with potable water shall comply with ANSI/NSF Standard 61 or revisions thereto.

Service connections shall include a corporation stop, curb stop/box, meter and backflow prevention devices; other appurtenances, such as PRV's may be required in accordance with individual water system conditions and/or requirements.

The type of backflow prevention device to be provided at customer services shall be determined in accordance with Part VII, Cross-Connection Control, of the Department of Environmental Protection Public Water Supply Manual.

Customer metering shall be provided consistent with water system requirements, either within a meter pit (typically located at the customer property line or right-of-way line) or within the customer's premises.

No other water source shall be connected to the customer's service or plumbing system; all existing or potential cross connections of this type shall be eliminated.

Conflicting requirements and preemption. All regulations of Delaware River Basin Commission, Department of Environmental Protection and Pennsylvania Public Utility Commission shall supersede and prevail over any regulation included in this section. In the event of any conflict, the regulations of this section shall be inapplicable and unenforceable. Issuance of permits required by such agencies shall relieve developer from any regulations above set forth concerning any matters regulated by such agencies.

§ 310-31 Floodplain areas.

The regulations contained herein shall apply in those areas identified as floodplains in the Floodplain District of the Zoning Ordinance (Chapter 350). The floodplain boundaries can be determined by referring to the Flood Insurance Study and the Montgomery County Soil Survey, which are available for inspection at the Township Building. In regard to the adopted Floodplain District, the regulations contained herein shall apply to those areas defined and established as floodplain and not in conflict with the information provided in the Flood Insurance Study.

The regulations contained in this section are intended to conform to the requirements of § 1910.3d of the National Flood Insurance Program, P.L. 93-234. Furthermore, it is the purpose of these regulations to:

Regulate the subdivision and development of floodplain land areas in order to promote the general health, welfare and safety of the community.

Require that each subdivision lot or development site in floodplain areas be provided with a safe building site with adequate access; and that public facilities which serve such sites be designed and installed to preclude flood damage at the time of initial construction.

Protect individuals from buying lands which are unsuitable for use because of flood hazards by prohibiting the subdivision and development of unprotected floodprone areas.

Maintain the certification of Upper Pottsgrove Township and the eligibility of the property owners in Upper Pottsgrove Township for the benefits of the National Flood Insurance Program, P.L. 93-234.

Prospective developers shall consult with the Zoning Officer to make a determination as to whether or not the proposed subdivision or land development is located within an identified floodplain.

Where not prohibited by this or any other codes or ordinances, land located in floodprone area(s) may be subdivided or developed with the provision that the developer construct all buildings and structures to preclude flood damage in accordance with this and any other codes or ordinances regulating such development.

The Board of Commissioners may, when it is deemed necessary for the health, comfort, safety or wealth of the present and future population of the area, restrict subdivision or development of any portion of the property which lies within the floodplain of any stream or drainage course.

The finished elevation of proposed roads within floodplain areas shall be no more than two feet below the base flood elevation. Drainage openings shall be sufficient to discharge flood flows without unduly increasing flood heights.

Storm drainage facilities shall be designed to convey the flow of surface waters without risk to persons or property. The drainage system shall insure drainage at all points along roads, and insure conveyance of drainage away from buildings. The Board of Commissioners may require an underground system to accommodate a one-hundred-year flood and a secondary surface system to accommodate larger, less frequent floods. Drainage plans shall be consistent with local and regional drainage plans. The facilities shall be designated to prevent the discharge of excess runoff onto adjacent properties.

All new or replacement sanitary sewer systems located in floodplain areas, whether public or private, shall be floodproofed up to a point 1 1/2 feet above the base flood elevation.

All new or replacement water systems in floodplain areas, whether public or private, shall be floodproofed to a point 1 1/2 feet above the base flood elevation.

All other new or replacement public or private utilities and facilities in floodplain areas shall be elevated or floodproofed to a point 1 1/2 feet above the base flood elevation.

Waivers. Guidelines for relaxation from the requirements set forth in this section are as follows:

A waiver shall not be issued within any designated regulatory floodway if any increase in flood levels during the base flood discharge would result.

A waiver shall only be issued if there is:

A showing of good and sufficient cause.

A determination that failure to relax the requirements would result in exceptional hardship to the applicant.

A determination that the relaxing of a requirement will not result in increased flood heights; additional threats to public safety, extraordinary public expense, create nuisance, cause fraud on or victimization of the public, or conflict with existing local laws or ordinances.

A waiver shall only be issued upon a determination that the waiver is the minimum necessary, considering the flood hazard, to afford relief.

The Township shall:

Maintain a record of all waivers including justification for their issuance.

Report such decisions issued in its annual report submitted to the Federal Insurance Administrator.

Plan requirements. Where the subdivision or land development lies partially or completely in a floodplain, or where the subdivision or land development borders on a floodplain, the plan shall include detailed information identifying the following:

Location and elevation of existing and proposed roads, water supply and sanitary facilities, building sites, structures, soil types, and proposed floodproofing measures.

Boundaries of the floodplain and the base flood elevation as defined in the Floodplain Conservation District of the Zoning Ordinance (Chapter 350).

§ 310-32 (Reserved) [1]

Editor’s Note: Former § 310-32, Stormwater management standards and criteria, as amended, was repealed 4-18-2016 by Ord. No. 486. See now Ch. 301, Stormwater Management.

§ 310-33 (Reserved) [1]

§ 310-36 Natural or historic feature preservation.

Editor’s Note: Former § 310-33, Erosion and sediment control, as amended, was repealed 4-18-2016 by Ord. No. 486.

§ 310-34 Bridges and culverts.

Bridges and culverts shall be designed to meet current Pennsylvania Department of Transportation standards to support expected loads and to carry expected flows. They shall be constructed to the full width of the right-of-way. Township design criteria shall be used when required by the Township.

All drainage designs shall be submitted to the Pennsylvania Department of Environmental Protection, Chief of Obstructions and Floodplain Management, whenever a culvert or structure is placed in a watercourse which has a defined bed and banks, whether natural or artificial and with perennial or intermittent flow.

A permit for a bridge or culvert from the Pennsylvania Department of Environmental Protection will be required for a drainage area of 320 acres, and a review and permit determination by the Pennsylvania Department of Environmental Protection will be required for area smaller than 320 acres and which meet the criteria of Subsection B of this section.

§ 310-35 Survey monuments.

Monuments shall be of stone or concrete and located on the right-of-way lines at corners, angle points, beginning and end of curves, and as otherwise required. Monuments shall be indicated on all plans. They shall be placed after a new street has been completed. The center line of all new streets shall be marked with spikes and referenced to permanent monuments or structures. A certified copy of this referenced information shall be given to the Township Engineer. Permanent reference monuments of case concrete or durable stone, 20 inches by four inches by four inches with forty-five-degree beveled edges, shall be set by the subdivider, developer, or builder at all corners and angle points of the boundaries of the original tract to be subdivided and at all street intersections and intermediate points as may be required.

Bench marks. The Township elevations are based on the United States Geological Survey Datum. Location and elevation is available to all engineers and surveyors upon request to the Township Engineer's office. All contours and elevations shown on plans must be based on this system.

Staking requirements. All lots shall be staked by a registered surveyor for the subdivider, builder or developer when final grading has been completed. This stake out shall be visible and completed before an owner or occupant moves into the property. All lot corner markers shall be permanently located and shall be at least five-eighths-inch metal pin with a minimum length of 24 inches located in the ground to existing grade.

[Amended 5-13-2002 by Ord. No. 338]

Limit of contract. Where the applicant has offered for dedication, or is required to establish a reservation of open spaces or preserve an area of scenic or historic importance, a "limit of contract" which will confine excavation, earthmoving procedures and other changes to the landscape may be required to ensure preservation and to prevent destruction of the character of the area.

Topsoil preservation. No topsoil shall be removed from the site or used as spoil. Topsoil must be removed from the areas of construction and stored separately. Upon completion of the construction, the topsoil must be redistributed on the site uniformly. All areas of the site shall be stabilized by seeding or planting on slopes of less than 10% and shall be planted in ground cover on slopes over 10%.

§ 310-37 Landscaping.

[Amended 6-22-1998 by Ord. No. 289; 5-13-2002 by Ord. No. 338; 6-23-2003 by Ord. No. 350]

Legislative intent.

Article 1, Section 27, of the Constitution of the Commonwealth of Pennsylvania states that people have a right to clean air, pure water and to the preservation of the natural, scenic, historic and aesthetic values of the environment. It is the intent of these landscape planting requirements to protect this right by conserving existing vegetation and/or requiring new plant material in critical areas of land developments.

Specifically, it is the intent of these landscape planting requirements to conserve existing healthy plant communities, such as woodlands, and to require new landscape plantings in critical areas of new developments in order to:

Reduce soil erosion and protect surface water quality by minimizing stripping of existing woodlands or tree masses.

Reduce stormwater runoff velocity and volume by providing planting areas where stormwater can infiltrate.

Improve air quality by conserving existing or creating new plantings, which produce oxygen and remove carbon dioxide from the atmosphere.

Provide animal habitat.

Provide wind breaks, shade and the other microclimate benefits of trees and landscape plantings.

Conserve historically, culturally or environmentally important landscapes such as wooded hillsides, scenic views or aesthetic natural areas.

Preserve and enhance property values through the implementation of good landscape architectural standards.

Provide planted buffers between land developments which act to visually integrate a development into the existing landscape.

Provide planted and architectural visual screens around visually obtrusive site elements within development.

(j)

Enhance the aesthetic appearance of the community and provide privacy and beauty.

(k)

Conserve energy by moderating solar radiation and providing shade.

(l)

Improve the environment for pedestrians along streets, parking lots and other pedestrian areas.

(m)

Aesthetically improve stormwater management facilities, such as detention basins, without impairing function.

Applicability. All subdivisions and land developments shall comply with the standards of this section.

A landscape plan shall be submitted as part of the preliminary plan submission. The landscape plan shall be prepared by a qualified professional, such as landscape architect, horticulturist, urban forester, nurseryman or landscape designer.

The landscape plan shall depict a planting design that mitigates the impacts of the proposed site activity, is coordinated with the proposed development and with the surrounding community character, and complies with at least the minimum planting requirements of this article. The landscape plan shall clearly show and list the locations, size, species and number of plant materials proposed to be used, categorized to show conformance with the requirements of this chapter. In addition, grading of mounds or berms, if used, shall also be shown using one-foot contour intervals.

Preservation and protection of existing vegetation.

Preservation of existing vegetation.

In order to promote the highest environmental quality possible, the success to which the applicant of a subdivision or land development plan has preserved existing salient natural features and land forms intrinsic to the site shall be assessed. Terms of approval of a plan may be subject to the manner in which the layout or design of the plan has preserved existing natural features. When there is a conscientious plan to preserve the existing natural integrity and character of a site and where such preservation includes areas of woodlands and trees comparable to required planting improvements, such as landscaping and buffer screening, the plan may be received in lieu of additional landscaping requirements upon recommendation of the Township Planning Commission.

All subdivisions and land developments shall be laid out in such a manner as to minimize the removal and/or disturbance of healthy trees, shrubs and other vegetation on the site. Special consideration shall be given to mature specimen trees and ecologically significant woodlands. All trees six inches or more dbh should not be removed unless within the proposed right-of-way line of a road or impractical for development as specified in Subsection C(1)(e) below. Relocation of noteworthy plant material should be encouraged where retention is impractical.

Removal or disturbance of vegetation in environmentally sensitive areas, including wetlands, floodplains, steep slopes, riparian corridors, Pennsylvania Natural Diversity Inventory (PNDI) wildlife habitats, and ecologically significant woodlands shall be undertaken only as permitted in Subsection C(4) to minimize the adverse effects of such actions.

The applicant shall prove to the satisfaction of the governing body that vegetation removal is minimized. If challenged by the municipality, the applicant shall produce evidence such as written documents or plans certified by a registered landscape architect or other qualified professional showing that no more desirable layouts are possible and that no alternative clearing or grading plan would reduce the loss of mature trees, tree masses, and woodlands.

Each freestanding mature tree, tree mass, or woodland on the site shall be designated "to remain" or "to be removed" in accordance with the following criteria:

A mature tree, tree mass, or woodland shall be designated "to remain" only if it meets all of the following criteria:

The outermost branches of the tree(s) are at least five feet or the trunk of the tree at least 20 feet, whichever is greater, from any proposed buildings, structures, paving, parking, or utilities (overhead or underground).

The outermost branches of the tree(s) are at least five feet or the trunk of the tree is at least 20 feet, whichever is greater from any proposed changes in grade or drainage such as excavations, mounding, or impoundments.

The tree(s) are clear of any proposed sight triangles and do not, by their location or apparent health, pose any undue threat to the health, safety, and welfare of the community.

[d]

Existing drainage patterns and water supply for the protected vegetation shall be maintained to the greatest degree feasible.

Mature trees, tree masses, or woodlands that do not fit the above criteria shall be designated "to be removed."

Dead trees on the site shall be designated "to be removed." Removal of such dead trees shall not be counted in tree-replacement calculations.

Protection of existing vegetation. Existing vegetation designated "to remain," in accordance with Subsection C(1)(e) above, as part of the landscaping of a subdivision or land development shall be identified in the field prior to any clearing and shall be physically protected throughout the construction process. A temporary, sturdy physical barrier, such as a snow fence, shall be erected a minimum of one foot outside the dripline or a minimum of 20 feet from the tree's trunk, whichever is greater, on all sides of freestanding trees, tree masses, or woodlands prior to major clearing or construction. The barrier shall be placed to prevent disturbance to or compaction of soil inside the barrier and shall remain until construction is complete. The barrier shall be shown on the erosion and sedimentation control plan and the landscape plan. Reference to the installation of tree protection should be included in the sequence of construction notes to insure incorporation of tree protection before the earliest stages of site disturbance.

Credit for preserved trees. Requirements for street trees and buffer plantings may be met, whenever possible, by preserving existing trees. Credit for existing trees which are "to remain", as determined in Subsection C(1)(e)[1], to offset either the street tree or buffer planting requirements are to be calculated as follows:

	Preserved Tree (dbh in inches)	Number of Trees Credited (caliper of 2 1/2 inches)
	36 or greater	8 trees
	18 - 35	6 trees
	12 - 17	4 trees
	8 - 11	2 trees

Tree replacement planting requirements.

Replacement calculation.

Any permitted removals (those listed "to be removed") of trees with six inches dbh or greater must be replaced with one or more trees whose total trunk diameter (measured by caliper as nursery stock) equals the total inches in dbh of the tree(s) removed.

Each mature tree of eight up to 18 inches dbh which is designated "to be removed," as outlined above, shall be replaced with one tree of not less than 2 1/2 inches in caliper at the time of planting. The total tree removal impact of woodland areas designated "to be removed" shall be measured by a forest density survey which calculates the approximate quantity of trees (with eight inches or greater dbh) per square foot area. Calculated woodland tree removals and individual mature tree removals shall be listed on the plan.

Each mature tree of 18 inches or greater dbh which is designated "to be removed" shall be replaced with one or more trees whose total trunk diameter (measured by caliper as nursery stock) equals the total inches in dbh of the tree removed.

Replacement trees shall be planted on the site to mitigate for the existing tree removals, in addition to other landscaping requirements. Proposed replacement tree plantings shall be listed on the plan.

If the site does not reasonably contain enough room for the required replacement trees, the governing body may allow the developer to locate some or all of the replacement trees on public lands or accept an equivalent fee-in-lieu of plantings, at their discretion.

Calculation and estimation of existing trees shall be performed before any clearing commences and shall be documented on the plan as required in the foregoing requirements.

Calculation and estimation of the existing trees remaining after construction shall be performed and compared with the calculations of the approved plan. Any tree removals additional to those on the approved plan shall be replaced as required in this section prior to the issuing of any occupancy permits.

Street trees.

Street trees shall be required:

Along all existing streets when they abut or lie within the proposed subdivision or land development except where existing trees serve to meet the planting requirement.

Along all proposed streets except where existing trees serve to meet the planting requirement.

Along access driveways that serve five or more residential dwelling units.

Along access driveways that serve two or more nonresidential properties.

Along major walkways through parking lots and between nonresidential buildings, as recommended by the Township Planning Commission.

The street tree requirement may be waived by the governing body to maintain scenic views of open space, farmland, hedgerows, natural features, or other valued features.

Street trees shall be located between the ultimate right-of-way line and the building setback line and shall meet the following standards:

Trees shall be planted a minimum distance of five feet and a maximum distance of 15 feet outside the ultimate right-of-way line, inside the lot. However, in certain cases, as follows, the governing body may permit trees to be planted within the ultimate right-of-way:

In areas, such as existing villages, where planting areas may be located within the ultimate right-of-way.

In cases where closely spaced rows of street trees may be desirable and future street widening is considered unlikely.

In nonresidential developments, trees shall be located within a planting area within the front yard setback, at least 10 feet in width, planted in grass or groundcover.

Trees shall be located so as not to interfere with the installation and maintenance of sidewalks and utilities. Trees shall be planted such that their trunks are a minimum distance of three feet from curbs and sidewalks, 12 feet from overhead utilities, and six feet from underground utilities.

Tree species shall be selected based on appropriate growth rates and mature heights for use beneath and adjacent to overhead utility lines.

Trees shall be planted at a rate of at least one tree per 40 linear feet of street frontage or fraction thereof. Trees shall be distributed along the entire frontage of each property, although they need not be evenly spaced.

Trees shall comply with the requirements of § 310-37K, herein. The use of tree species selected from the Plant Material List, Subsection M, is required.

[Amended 4-19-2010 by Ord. No. 442]

Street trees.

[Added 10-19-2009 by Ord. No. 438]

Street trees may be placed in the ultimate right-of-way given the written approval of the controlling agency.

Street trees may be placed between the curb and sidewalk.

Street trees may be integrated into pedestrian plazas or common use areas.

Street trees are required along internal driveways in nonresidential developments at the same rate they are required along streets.

In nonresidential commercial developments, the shade trees required for street trees may be substituted for understory trees of a mature height between 15 feet and 35 feet in order to ensure building visibility.

Buffer plantings.

Buffer plantings shall be installed in subdivisions and land developments to integrate new development with its surroundings, to separate incompatible land uses by providing screening and to minimize or eliminate views to certain site elements in compliance with the following regulations:

Buffer plantings shall be required for all types of development and as otherwise specified in the Township Zoning Ordinance (Chapter 350) including, but not limited to:

Active recreation facilities,

Construction of any of the following items which exceeds 100 square feet in ground coverage:

Public utility facilities or structures.

Waste collection, storage and/or treatment facilities.

Any other structure of similar character or impact.

An on-site investigation by the applicant shall determine the adjacent land uses along each property boundary. In the case of vacant land, the existing zoned uses shall be used. The existing or zoned uses shall be noted on the plan. In the case of several permitted uses on a site, the most restrictive landscaping requirements shall apply. The municipality shall have final approval of interpretation of land uses or Zoning Map.

Buffer area location and dimensions.

A buffer planting area of not less than 35 feet in width shall be established along all tract lines and external street boundaries of the tract proposed for subdivision or land development. Street trees are to be provided along the external street boundaries of the tract at the required quantity and location as outlined in § 310-37D in addition to this requirement.

[Amended 6-23-2003 by Ord. No. 350; 4-19-2010 by Ord. No. 442]

The buffer area may not be included within the front, side, or rear yard setback.

[Amended 6-23-2003 by Ord. No. 350]

The buffer area shall be a continuous pervious planting area consisting of tall canopy trees, small understory trees, and shrubs, with grass or ground cover. No paving shall be permitted within the buffer areas except for driveway crossings and/or walkways.

[Amended 4-19-2010 by Ord. No. 442]

Parking and related aisles are not permitted in the buffer area.

[Amended 4-19-2010 by Ord. No. 442]

Stormwater basins are permitted in the buffer area, provided that the visual screening requirement of the buffer is still met.

The minimum planting requirements shall be determined by the intensity of the proposed land use and the adjacent land use, vacant land, or zoning district, according to Table 1, of this section.

Minimum plant material requirements.

The following requirements are minimum standards; additional plant material, grading treatments, or architectural elements may be included in the plan, at the applicant's discretion. In accordance with Table 1, for every 100 linear feet of property line and external street boundaries of the tract proposed for subdivision or land development to be buffered, the following minimum quantities, types and sizes of plant material shall be required:

	Softening Buffer:	1 canopy tree (2 to 2 1/2 inches min. caliper)
		2 understory trees (1 1/2 inches min. caliper)
		2 evergreen trees (8 feet min. ht.)
	Filtering Buffer:	2 canopy tree (2 to 2 1/2 inches min. caliper)
		2 understory trees (1 1/2 inches min. caliper)
		5 evergreen trees (8 feet min. ht.)
		5 shrubs (24 inches min. ht.)
	Screening Buffer:	8 evergreen trees (8 feet min. ht.)
		2 understory trees (1 1/2 inches min. caliper)
		2 tall canopy trees (2 to 2 1/2 inches min. caliper)
		10 shrubs (24 inches min. ht.)
		-or-
		30 upright evergreen shrubs (4 feet min. ht.)
		-or-
		15 upright evergreen shrubs (4 feet min. ht.) and 4 understory trees (1 1/2 inches min. caliper) or 3 canopy trees (2 to 2 1/2 inches min. caliper)
		-or-
		an alternative planting design that will result in at least an equivalent degree of visual screening to one of the above screening buffers.
	Limited Area/Buffer:	1 upright evergreen shrub per 3 feet (4 feet min. ht.)
		-or-
		4-foot to 6-foot solid fence or wall

Where a property buffer is required by the Subdivision and Land Development Ordinance, an applicant for subdivision or land development in the RO Retail Office District may select the following alternate buffer. For properties of less than one acre:

[Added 10-19-2009 by Ord. No. 438]

A planting area, five feet to 10 feet in width, containing a broken buffer (a broken buffer permits gaps up to 15 feet) composed of either a wall, fence, and/or landscaped earthen berm. Planted vegetation must consist of a combination of flowering trees, coniferous evergreen species and shrubs, and no more than three of the same species may be placed adjacent to one another. Existing vegetation of shrubs and trees to a height of 10 feet to 20 feet may be sufficient. Adequacy of a planted buffer shall be judged based upon the average mature height and density of vegetation. The buffer is intended to create the impression of a separation without eliminating all visual contact between lots or uses. Any fence or wall shall be two feet to three feet in height. Picket or wrought iron fences or brick or stone walls are acceptable. Chain link fences or chicken wire shall not be used. The fence or wall should be designed of materials compatible with those of the surrounding area.

Property line buffers may be increased when a nonresidential use borders a residential use. The amount and location of any increased landscaping is at the discretion of the Board of Commissioners, on recommendation from the Township Planning Commission.

Mitigation of visual impacts. The use of a screening buffer planting shall be required to mitigate the adverse visual impacts which proposed land uses or site elements will have on the subject tract, adjoining properties and the community in general. In addition to the requirements for buffer plantings as listed in Table 1 of this section, the following proposed land uses and site elements shall be screened from off site with a screening buffer planting:

Dumpsters, trash disposal, recycling areas, and mechanical equipment.

Service and loading docks.

Outdoor storage areas.

Sewage treatment plants and pump stations.

Drive-through facilities.

[Added 10-19-2009 by Ord. No. 438; 4-19-2010 by Ord. No. 442]

Existing topographic conditions, such as embankments or berms, in conjunction with existing vegetation, may be substituted for part or all of the required property line buffers at the discretion of the governing body. The minimum visual effect shall be equal to or exceed that of the required buffer or screen.

Table 1
PROPERTY LINE BUFFERS
	ADJACENT USES
PROPOSED USE	Office/Industrial and Public Recreation	Commercial/ Industrial	Multifamily, Single-Family Attached, Mobile Home Park	Two-Family, Single-Family Detached
Office/Institutional¹	Softening	Softening	Filtering	Screening
Commercial/Industrial	Filtering	Softening	Screening	Screening
Residential	Softening	Filtering	Softening	Filtering
Active Recreation (playing fields, golf courses, swim clubs, etc.)	Softening	Filtering	Softening	Softening

¹ All uses in office/limited industrial parks shall be considered office/institutional uses.

Parking lot landscaping.

Parking lots should be effectively landscaped with trees and shrubs to reduce the visual impact of glare, headlights, and parking lot lights; to delineate driving lanes; and define rows of parking. Furthermore, parking lots should be adequately landscaped to provide shade in order to reduce the amount of reflected heat and to improve the aesthetics of parking lots.

All parking lots shall be landscaped according to the following regulations:

Parking stall rows.

One planting island shall be provided for every 12 parking stalls. There shall be no more than 12 contiguous parking stall in a row without a planting island.

As an alternative to the previous planting island requirements, the applicant must provide one canopy tree for every eight parking spaces in other planting island areas and in perimeter parking planting areas at the discretion of the governing body.

The ends of all parking rows shall be divided from drives by planting islands.

In residential developments, large parking lots shall be divided by planting strips into smaller parking areas of no more than 40 stalls.

In nonresidential developments, large parking lots shall be divided by planting strips into smaller parking areas of no more than 80 stalls.

Planting islands shall be a minimum of one parking stall or nine feet by 18 feet in area, whichever is greater, underlain by soil (not base course material) and shall be protected by curbing, wheel stops, or bollards. Each planting island shall contain one shade tree plus low-growing shrubs and/or groundcover to cover the entire area.

All planting strips shall be a minimum of 15 feet wide. Strips shall run the length of the parking row, underlain by soil, and shall be protected by curbs, wheel stops, or bollards. Planting strips shall contain plantings of one canopy tree every 25 feet, plus shrubs and/or groundcover to cover the entire area at maturity.

The ground surface of planting islands and strips may be below the parking surface when the island or strip is used for stormwater management as a bio-retention or bio-swale area. Plantings for such areas shall be appropriate for regular inundation by water.

The placement of light standards shall be coordinated with the landscape plan to avoid a conflict with the effectiveness of light fixtures.

Plant materials shall comply with the requirements of Subsection K herein. The use of plantings selected from the Plant Material List, Subsection M, is required.

All parking lots shall be screened from public roads and from adjacent properties according to the following:

The perimeter of all parking lots shall be planted with a filtering buffer as per Subsection E(1)(e).

The perimeter planting area around all parking lots shall be a minimum ten-foot width.

Additional plantings.

All proposed nonresidential structures shall incorporate the following minimum plant materials in the landscaping areas adjacent to the proposed structure:

One canopy tree (two to 2 1/2 inches minimum caliper) or two understory trees (eight feet minimum height) shall be planted for every 50 feet of proposed building facade facing a public street.

Five deciduous or evergreen shrubs (18 inches minimum height) shall be planted for every 20 feet of proposed building facade facing a public street.

Planting areas shall be a minimum 150 square feet with a minimum ten-foot width.

A minimum of 25% of the area between the building facade and the property frontage shall consist of pervious planting areas.

All proposed residential lots shall plant at least one canopy tree per 10,000 square feet, or portion thereof, of lot area. Existing trees to remain on the lot may satisfy part or all of this planting requirement.

All proposed attached residential units shall plant a minimum of one canopy tree for every two dwelling units.

At the discretion of the governing body, if sufficient planting space is not available immediately adjacent to the proposed structure, required building facade planting may be located on other areas of the tract.

Stormwater basins and associated facilities. Landscaping shall be required in and around all stormwater management basins according to the following:

All areas of stormwater management basins, including basin floors, side slopes, berms, impoundment structures, or other earth structures, shall be planted with suitable vegetation such as naturalized meadow plantings or grasses specifically suited for stormwater basins.

Appropriate soil conditions shall be provided to allow for the establishment and continued growth of basin plantings.

Trees and shrubs shall be planted in and around stormwater basins given they do not interfere in the proper function of the basin and no trees are planted within 30 feet of an outlet/drain structure, emergency spillway or dam. A minimum planting of two trees and 10 shrubs per 100 linear feet of basin perimeter shall be planted in and around the basin.

Naturalized ground cover plant species, such as wildflowers, meadows, and nonaggressive grasses specifically designed for the permanently wet, intermittently wet, and usually dry areas of stormwater basins, shall be seeded in the floors and slopes of the basin and shall meet the following requirements:

The plantings provide a satisfactory continuous cover to all areas of the basin.

The plantings do not interfere in the safe and efficient function of the basin as determined by the Township Engineer.

Quick-establishing annual grasses or a seed mix with hard fescue or sheep's fescue may be used to minimize erosion during the establishment period for the naturalized ground cover. In order to allow for the naturalized ground cover to take over, such annual grasses or these fescues shall be cut to six to eight inches only once one or two months after grass establishment.

Naturalized ground covers are to be cut only once or twice per year. The landscape plan shall include an inspection and maintenance regimen for the long-term success of the permanent basin plantings.

Stormwater basins shall be screened from adjacent properties and streets using the softening buffer plantings standards, according to Subsection E(1)(e), for every 100 linear feet of basin perimeter to be screened.

Riparian corridor planting requirements. When a riparian buffer is used to meet the water quality requirements and the design requirements of § 310-26 of this chapter, the riparian buffer shall be landscaped in accordance with the following:

[Amended 4-19-2010 by Ord. No. 442]

The edge of water features and stream corridors should be in forest cover to further the ecological and environmental benefits of the riparian buffer. The riparian buffer shall be landscaped within the area of land beginning at each edge of an identified waterway and extending a minimum width of 25 feet measured horizontally on a line perpendicular to the edge of water at bankfull flow.

Existing trees within the above-required twenty-five-foot landscaped area shall be preserved. Existing tree cover should be surveyed and inventoried to assess the need for any new plantings. Existing noxious/invasive tree species may be removed where conditions warrant and as approved by the Township.

To promote reestablishment of forest cover and woodland habitat, new tree plantings shall be provided in the required landscaped area of the riparian buffer wherever existing trees do not meet the minimum tree planting requirements. The minimum tree planting requirements are as follows:

New trees shall be planted at a minimum rate of 15 feet on center or one tree per 225 square feet in staggered rows or an equivalent informal arrangement within the required twenty-five-foot landscaped area.

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 balled and burlapped planting stock.

New tree plantings shall be composed of native tree species.

Tree plantings shall be located along the streambank to provide shade for the stream, soil erosion control and stormwater benefits, according to accepted streambank restoration practices.

Landscape design criteria.

Plantings shall be provided in arrangements and locations which best mitigate the adverse impacts of the applicant's proposed site development. The required plant material shall be distributed over the entire length and width of any required buffer area.

Plantings shall be spaced to comply with the visual mitigation requirements with consideration given to the provision for the future growth habits and mature sizes of selected plant species.

Plant species selection shall be based on the following considerations:

Existing site conditions and their suitability for the selected plants, based on the site's soils, hydrology and microclimate.

Specific functional objectives of the plantings which may include but not be limited to visual screening, noise abatement, energy conservation, wildlife habitat, erosion control, stormwater management, and aesthetic value.

Maintenance and replacement considerations such as hardiness, resistance to insects and disease, longevity, availability and cost of plant materials.

A minimum variety of tree species is required as follows:

Number of Trees	Minimum Number of Tree Species	Maximum % of Any One Species
0-5	1	100%
6-15	2	50%
16-30	3	40%
31-50	4	30%
51+	6	20%

Existing healthy trees, shrubs, or woodlands may be substituted for part or all of the required plant material at the discretion of the governing body. The minimum quantities and/or visual effect of the existing vegetation shall be equal to or exceed that of the required buffer. In order for existing vegetation to qualify for required buffer plantings, proof must be demonstrated that adequate protection measures, particularly in the plant's root zone, are incorporated into the plan.

Plant materials shall meet the specifications of Subsection K.

Plant materials, specifications, maintenance, and guarantee. The following standards shall apply to all plant materials or transplanted trees as required under this chapter:

Plant specifications.

All plants shall meet the minimum standards for health, form, and root condition as outlined in the American Association of Nurserymen (AAN) Standards.

All plant material shall be hardy within the USDA Hardiness Zone 6 applicable to Montgomery County, Pennsylvania.

[Amended 4-19-2010 by Ord. No. 442]

Proposed plant materials shall meet or exceed the minimum planting size requirement for the intended landscape use. Use of plantings selected from the Plant Material List, Subsection M is required.

Maintenance.

Required plant material shall be maintained for the life of the project to achieve the required visual effect of the buffer or screen. It shall be the ultimate responsibility of successive property owners to insure that the required plantings are properly maintained. Dead or diseased plant material shall be removed or treated promptly by the property owner and replaced at the next planting season.

Safety. All sight triangles shall remain clear, and any plant material that could endanger safety such as unstable limbs shall be removed and the plant material replaced if necessary. It shall be the responsibility of the property owner to maintain all plantings and architectural elements to insure a safe environment.

Maintenance guidelines for the plantings are encouraged to be published by the planting plan designer, to be used by grounds maintenance personnel to insure that the design's buffering and screening concepts are continued.

Landscape bond.

Any tree or shrub that dies within 24 months of planting shall be replaced by the current land owner or developer. Any tree or shrub that within 24 months of planting or replanting is deemed, in the opinion of the Township, not to have survived or not to have grown in a manner characteristic of its type, shall be replaced. Substitutions for certain species of plants may be made only when approved by the municipality.

All grass areas shall be maintained in good condition for 24 months after planting. The developer shall replace, at the discretion of the Township, any grass area in excess of 1,000 contiguous square feet which is no longer in a healthy condition. Replacement plantings shall be maintained for 24 months from the date of their planting and replaced if they become unhealthy.

The developer or landowner shall deposit with the municipality a sum of money equal to the amount necessary to cover the cost of purchasing, planting, maintaining, and replacing all vegetative materials for a period of 24 months.

Plan requirements.

Preliminary landscape plan shall show the following:

Existing features. The location and character of existing buildings; mature trees standing alone; outer limits of tree masses and other existing vegetation; the location of floodplains, wetlands, and other natural features that may affect the location of proposed streets, buildings, and landscape plantings.

Proposed landscaping:

Approximate location of all proposed landscaping required under this chapter.

Demarcation of existing vegetation "to remain" or "to be removed" and the means of protecting existing vegetation during construction.

Approximate location of proposed buildings, paving, utilities, or other improvements.

Final landscape plan.

Drafting standards. The same standards shall be required as for a preliminary plan.

Information to be shown:

Plan scale, date, North arrow, and location map with zoning district designations for the site and adjacent properties.

Location of all existing and proposed buildings and structures.

Location of all existing and proposed roads, parking, service areas, and other paved areas.

Location of all outside storage and trash receptacle areas.

Sidewalks, berms, fences, walls, freestanding signs, and site lighting.

Existing and proposed underground and aboveground utilities such as site lighting, transformers, hydrants, manholes, valve boxes, etc. (Reference may be made to other submission drawings.)

All existing and proposed contours at one-foot intervals to determine the relationship of planting and grading, areas with slopes in excess of 3:1 shall be highlighted on the plan.

[8]

Existing mature trees, woodland, and tree masses to remain.

[9]

Existing mature trees, woodland, and tree masses to be removed.

[10]

Location of all proposed landscaping, including required street trees, stormwater basin landscaping, parking lot landscaping, property line buffer, and site element screen landscaping.

[11]

A planting schedule listing the scientific and common name, size, quantity, and root condition of all proposed plant material.

[12]

A schedule showing all landscape requirements and plantings proposed for each category.

[13]

Planting details, including method of protecting existing vegetation, and landscape planting methods.

[14]

Information in the form of notes or specifications concerning soil preparation and soil depth, seed mix, seeding methods, sodding, groundcover, mulching, and the like, etc. These notes or specifications shall include continued long-term maintenance information such as pruning and mowing regimens and specifications.

[15]

A detailed cost estimate shall be submitted with the public improvement escrow, showing the value of all proposed landscaping, including all labor, materials, and guarantee.

This condition may be satisfied through a land development agreement with sufficient and appropriate financial guarantees.

Certificates.

When submitted for preliminary approval, the landscape plan must show:

The signature and seal of the registered landscape architect responsible for preparing the landscape plan and details.

The signature of the subdivider, developer, or builder.

When approved, the landscape plan must show:

The signatures of the elected Township officials;

The signatures and seals of the engineer or landscape architect; and

§ 310-38 Dedication of land or fees-in-lieu for park or recreation purposes.

The signatures of the Township Planning Commission.

Plant Material List.

	SHADE OR CANOPY TREES
	Suitable for Street Trees or Parking Lots as well as for Buffers and Screens. (Minimum mature height: 30 feet or more)
	Scientific Name	Common Name
	Acer rubrum	Red Maple (native)
	Celtis occidentalis	Hackberry (native)
	Cladastris lutea	Yellowood (native)
	Fraxinus Americana 'Rosehill'	Rosehill White Ash
	Fraxinus Pennsylvania	Marshall's Seedless Green Ash cv. Marshall's Seedless
	Ginkgo biloba 'Princeton Sentry'	Ginkgo (male only)
	Gleditsia triacanthos inermis	Thornless Honeylocust
	Koelreuteria paniculata	Golden Rain Tree
	Liquidamber styraciflua	Sweet Gum (native)
	Platanus occidentalis	Sycamore (native)
	Platanus x acerifolia 'Bloodgood'	London Planetree
	Quercus bicolor	Swamp White Oak (native)
	Quercus borealis	North Red Oak (native)
	Quercus coccinea	Scarlet Oak (native)
	Quercus imbricaria	Shingle Oak (native)
	Quercus phellos	Willow Oak (native)
	Quercus rubra	Red Oak (native)
	Quercus shumardii	Shumard Oak
	Sophora japonica	Japanese Pagodatree
	Tilia Americana	American Linden (native)
	Tilia cordata	Little Leaf Linden
	Tilia tomentosa	Silver Linden
	Ulmus parvifolia	Chinese Lacebark Elm
	Zelkova serrata	Japanese Zelkova

	SHADE OR CANOPY TREES
	Suitable for Property Line Buffers and Nonvehicular Use Areas Only. (minimum mature height: 30 feet or more)
	Scientific Name	Common Name
	Acer saccharinum	Silver Maple (native)
	Acer saccharum	Sugar Maple (native)
	Betula nigra	River Birch (native)
	Fagus grandifolia	American Beech (native)
	Fagus sylvatica	European Beech
	Fraxinus Americana	White Ash (native)
	Liriodendron tulipifera	Tuliptree (native)
	Metasequoia glypostroboides	Dawn Redwood
	Ostrya Virginiana	Hop Hornbeam (native)
	Phellodendron amurense	Amur Cork Tree
	Plantanus acerifolia	London Plane
	Quercus alba	White Oak (native)
	Quercus coccinea	Scarlet Oak (native)
	Quercus palustris	Pin Oak (native)
	Quercus vellutina	Black Oak (native)
	Sassafras albidum	Sassafras (native)

	UNDERSTORY TREES
	Suitable as Street Trees and beneath Overhead Utility Lines. (mature height: 15-35 feet)
	Scientific Name	Common Name
	Amelanchier canadensis	Shadblow Serviceberry (native)
	Amelanchier laevis	Allegheny Serviceberry (native)
	Carpinus carolinia	Ironwood (native)
	Cercis candensis	Redbud (native)
	Chionanthus virginicus	Fringetree (native)
	Cornus florida	Flowering Dogwood (native)
	Cornus kousa chinensis	Chinese Kousa Dogwood
	Cornus mas	Corneliancherry Dogwood
	Crataegus cv. Toba	Toba Hawthorn
	Crataegus phaenopyrum	Washington Hawthorn
	Crataegus viridis 'Winter King'	Winter King Hawthorn
	Halesia carolinia	Silverbells (native)
	Hammamelis Virginiana	Witch Hazel (native)
	Koelreuteria paniculata	Golden Raintree
	Laburnum x watereri	Goldenchain Tree
	Magnolia soulangeana	Saucer Magnolia
	Magnolia Virginiana	Sweetbay Magnolia (native)
	Malus (cultivars)	Crabapple (disease resistant varieties)
	Oxydendrum arboreum	Sourwood (native)
	Prunus sargentii	Sargent Cherry
	Prunus serrulata cv. Kwanzan	Kwanzan Cherry
	Prunus yedoensis	Yoshino Cherry
	Pyrus calleryana cv. Redspire	Redspire Pear
	Styrax japonica	Japanese Snowbell
	Syringa amurensis var. japonica	Japanese Tree Lilac

	LARGE DECIDUOUS SHRUBS
	Suitable for Use in Property Line Buffers or Site Element Screen (not clipped hedges). (minimum mature height: 15 feet or more)
	Scientific Name	Common Name
	Aronia arbutifolia	Black Chokeberry (native)
	Calycanthus floridus	Sweetshrub (native)
	Cephalanthus occidentalis	Buttonbush (native)
	Clethra alnifolia	Summersweet (native)
	Cornus sericea	Redosier Dogwood (native)
	Enkianthus campanulatus	Redvien Enkianthus
	Euonymus alatus	Burning Bush
	Forsythia sp.	Forsythia
	Fothergilla major	Large Fothergilla (native)
	Ilex verticilata	Winterberry (native)
	Lindera benzoin	Spicebush (native)
	Lonicera fragrantissima	Winter Honeysuckle
	Myrica Pennsylvania	Bayberry (native)
	Philadelphus coronaris	Mockorange
	Physocarpus opulifolius	Common Ninebark
	Rhus glabra	Smooth Sumac (native)
	Rhus typhina	Staghorn Sumac (native)
	Sambucus canadensis	Elderberry (native)
	Spirea nipponica	Snow Mound Spirea
	Vaccinium corymbosum	Blueberry (native)
	Viburnum dentatum	Arrow Wood (native)
	Viburnum lentago	Nannyberry (native)
	Viburnum prunifolium	Black Haw (native)
	Viburnum opulus	European Cranberrybush Viburnum
	Viburnum trilobum	American Cranberry (native)

	DECIDUOUS OR EVERGREEN SHRUBS
	Suitable for Clipped Hedges in Property Line Buffers or Site Element Screens. (minimum mature height: 4 feet or more)
	Scientific Name	Common Name
	Aronia arbutifolia	Black Chokeberry (native)
	Cornus mas	Corneliancherry Dogwood
	Cotoneaster salicifolia	Willowleaf Cotoneaster
	Euonymus alatus	Winged Euonymus
	Euonymus alatus campactus	Dwarf Winged Euonymus
	Euonymus fortuneii vegetus sarcoxie	Big Leaf Wintercreeper
	Ilex crenata	Japanese Holly
	Ilex glabra	Inkberry (native)
	Juniperus chinensis cv. glauca hetzi	Hetz Blue Juniper
	Juniperus chinensis cv. pfitzeriana compacta	Compact Pfitzer Juniper
	Ligustrum ibolium	Ibolium Privet
	Lonicera fragrantissima	Winter Honeysuckle
	Philadelphus lemoinei	Mockorange
	Ribes alpinum	Currant
	Taxus baccata	English Yew
	Taxus x media	Hybrid Yew
	Viburnum dentatum	Arrow Wood (native)
	Viburnum lentago	Nannyberry (native)
	Viburnum opulus	European Cranberry Bush
	Viburnum prunifolium	Black Haw (native)
	Thuja occidentalis	American Arborvitae (native)

	EVERGREEN SHRUBS
	Suitable for Site Element Screens. (minimum mature height: 4 feet)
	Scientific Name	Common Name
	Azalea - evergreen varieties (must reach 3-foot height)	Azalea
	Ilex crenata	Japanese Holly
	Ilex glabra	Inkberry (native)
	Ilex meserveae (varieties)	Blue Holly(s)
	Juniperus chinensis "Hetzi Glauca"	Hetz Blue Juniper
	Juniperus Virginiana	Eastern Red Cedar (native)
	Kalmia latifolia and cultivars	Mountain Laurel (native)
	Leucothoe fontanessiana	Leucothoe
	Pieris floribunda	Mountain Andromeda (native)
	Pieris japonica	Japanese Andromeda
	Rhododendron sp.	Various Lg. Rhododendrums
	Taxus sp.	Yew
	Thuja Sp.	Arborvitae
	Viburnum rhytidophyllum	Leatherleaf Viburum

	EVERGREEN TREES
	Suitable for Property Line Buffers or Site Element Screens. (minimum mature height: 20 feet)
	Scientific Name	Common Name
	Abies concolor	White Fir
	Chamaecyparis obtusa	Hinoki Falsecypress
	Chamaecyparis pisifera	Japanese Falsecypress
	Ilex opaca	American Holly (native)
	Picea abies	Norway Spruce
	Picea glauca	White Spruce
	Picea omorika	Siberian Spruce
	Picea pungens	Colorado Spruce
	Pinus strobus	White Pine (native)
	Pinus thunbergii	Japanese Black Pine
	Pseudotsuga menziesii	Douglas Fir

	CANOPY TREES
	Suitable for Stormwater Detention Basins. * = suitable for usually well-drained areas that may be subject to occasional flooding + = suitable for permanently wet areas
	Scientific Name	Common Name
	+ Acer rubrum	Red Maple
	* Acer saccharinum	Silver Maple
	* Betula nigra	River Birch
	Celtis occidentalis	Common Hackberry
	* Fraxinus Americana	White Ash
	Fraxinus Pennsylvanica	Green Ash
	+ Liquidamber styraciflua	Sweet Gum
	Liriodendron tulipifera	Tulip Poplar
	* Nyssa sylvatica	Black Gum
	Platanus occidentalis	Sycamore
	Platanus x acerifolia	London Planetree
	Prunus serrotina	Black Cherry
	Quercus alba	White Oak
	* Quercus phellos	Willow Oak
	+ Quercus bicolor	Swamp White Oak
	* Quercus palustris	Pin Oak
	Quercus shumardi	Shumard Oak
	Sassafras albidum	Sassafras
	+ Taxodium distichum	Bald Cypress

	DECIDUOUS/EVERGREEN UNDERSTORY TREES
	Suitable for Stormwater Detention Basins. * = suitable for usually well-drained areas that may be subject to occasional flooding + = suitable for permanently wet areas
	Scientific Name	Common Name
	* Amelanchir canadensis	Shadblow Serviceberry
	* Carpinus carolinia	Ironwood
	Chamaecyparis thyoides	Atlantic Whitecedar
	* Chionanthus virginicus	Fringetree
	* Magnolia Virginiana	Sweetbay
	Ostrya Virginiana	Hophornbeam
	+ Salix caprea	Willow sp.
	+ Salix discolor	Pussy Willow sp.
	* Thuja occidentalis cv. nigra	Arborvitae

	DECIDUOUS OR EVERGREEN SHRUBS
	Suitable for Stormwater Detention Basins. * = suitable for usually well-drained areas that may be subject to occasional flooding + = suitable for permanently wet areas
	Scientific Name	Common Name
	Alnus serrulata	Smooth Alder
	+ Aronia arbutifolia	Red Chokeberry
	Aronia melanocarpa	Black Chokeberry
	* Caly canthus florida	Sweetshrub
	+ Cephalanthus occidentalis	Buttonbush
	+ Clethra alnifolia	Summersweet
	+ Cornus amonum	Silky Dogwood
	Cornus racemosa	Gray Dogwood
	+ Cornus sericea	Redosier Dogwood
	Ilex decidua	Possumhaw
	+ Ilex glabra	Inkberry
	+ Ilex verticilata	Winterberry
	Itea Virginiana	Virginia Sweetspire
	Juniperus Virginiana	Eastern Red Cedar
	* Lindera benzoin	Spicebush
	* Myrica cerifera	Southern Bayberry
	+ Myrica Pennsylvanica	Northern Bayberry
	Rhododendron atlanticum	Coast Azalea
	+ Rhododendron nudiflorum	Pinxterbloom Azalea
	+ Rhododendron viscosum	Swamp Azalea
	* Sambucus canadensis	Elderberry
	Sambucus racemosa	Red Elder
	Spirea latifolia	Meadowsweet
	* Viburnum cassanoides	Witherod
	* Viburnum dentatum	Arrowwood
	* Viburnum lentago	Nannyberry
	Viburnum prunifolium	Blackhaw
	* Viburnum tribolum	American Cranberrybush

	HERBACEOUS PERENNIALS
	Suitable for Stormwater Detention Basins. * = suitable for usually well-drained areas that may be subject to occasional flooding + = suitable for permanently wet areas
	Scientific Name	Common Name
	Acorus calamus	Sweetflag
	Andropogon virginicus	Broomsedge
	Aquilegia canadensis	Wild Columbine
	Asclepias incarnata	Swamp Milkweed
	Asclepias tuberosa	Butterflyweed
	* Aster novae angliae	New England Aster
	Aster novae-belgii	New York Aster
	Caltha palustris	Marsh Marigold
	Chelone glabra	White Turtlehead
	Chelone lyonii	Pink Turtlehead
	* Chrysanthemum lencanthemum	Ox-Eye Daisy
	* Echinacea purpurea	Purple Cornflower
	+* Eupatorium dubium	Joe Pye Weed
	+* Eupatorium fistulosum	Hollow Joe Pye Weed
	Filipendula rubra	Queen of the Prairie
	* Hemerocallis sp.	Day Lily
	* Hesperis matronalis	Dames Rocket
	+ Hibiscus moshentos	Rose Mallow
	+* Iris pseudocaris	Yellow Iris
	+ Iris vericolor	Blue Flag
	Lilium superbum	Meadow Lily
	Liatris spicata	Blazing Star
	+* Lobelia cardinalis	Cardinal Flower
	+* Lobelia siphilitica	Blue Lobelia
	* Monarda didyma	Bee Balm
	+* Panicum virgatum	Switchgrass
	* Phalaris arundinacae	Canary Reed Grass
	* Rudbeckia sp.	Black-Eyed Susan
	+ Scirpus acustus	Hard Stem Bullrush
	+ Spartina alternifolia	Cordgrass
	Tradescantia ohiensis	Spiderwort
	+ Typha angustifolia	Narrowleaf Cattail
	+ Typha latifolia	Common Cattail
	+* Vernonia noveboracensis	New York Iron Weed

Noxious/invasive tree species list. The following tree species may be considered as noxious, invasive exotic or undesirable in sensitive plant communities. Their removal may be warranted for ecological restoration purposes. Removals of these species should not require mitigation/replacement, as set forth in Subsection B; however, waiver of said requirement is only allowed by approval of the Township.

	Scientific Name	Common Name
	Acer platanoides	Norway Maple
	Acer pseudoplatanus	Sycamore Maple
	Ailanthus altissima	Tree of Heaven
	Eleagnus angustifolia	Russian Olive
	Eleagnus umbellata	Autumn Olive
	Evodia daniellii	Korean Evodia
	Morus alba	Mulberry
	Paulownia tomentosa	Empress Tree
	Phellodenron amurense	Amur Cork Tree (female)
	Prunus avium	Sweet Cherry
	Robinia pseudoacacia	Black Locust
	Ulmus pumila	Siberian Elm

[Amended 4-27-1992 by Ord. No. 232]

Purposes.

To provide adequate open spaces, recreational lands and recreational facilities primarily to serve inhabitants of new developments, for both active and passive recreation.

To recognize and work to carry out the Upper Pottsgrove Township Park, Recreation and Open Space Plan.

To recognize the rationale for these common open space and fee-in-lieu of land requirements, as described in the Upper Pottsgrove Township Park, Recreation and Open Space Plan.

Applicability. Subdivision and land development applications submitted and/or approved prior to this section becoming effective shall be bound by the previous language of this section. This new section shall apply to any subdivision or land development for which a preliminary plan or a combined preliminary/final plan is submitted after the effective date of this amendment, except that this section shall not apply to:

Submittals that the Planning Commission determines only involve clearly minor adjustments or corrections to a preliminary plan that was duly submitted and actively under consideration or approved prior to the effective date of this section.

Any plan that only involves changes that do not increase the number of lots.

Any plan for a development that uses neighborhood lotting.

[Added 3-6-2006 by Ord. No. 391]

Limitations and uses of fees.

Uses and accounting. Any fees collected under this section shall be deposited in an interest-bearing account, clearly identifying the specific recreation facilities for which the fee was received. Interest earned on such accounts shall become funds of that account. Funds from such accounts shall be expended only in properly allocable portions of the cost incurred to construct the specific recreation facilities for which the funds were collected.

Locations. The Township shall identify the location at which fees from a subdivision or land development are intended to be expended. Such location shall be reasonably accessible to inhabitants of the development in connection with which the fee was paid. If such location was not specifically identified or if the Board of Commissioners determines that circumstances have changed, then such fees shall be used for the acquisition of land or development of facilities at a community-wide park intended to serve the entire Township.

Land dedication.

Amounts of land. A residential subdivision or land development, except for neighborhood lotting, shall require dedication or reservation of a minimum of 1,300 square feet of open space per dwelling unit, unless the Board of Commissioners determines that such land in that location would not be reasonable or efficient, in which case, upon agreement with applicant or developer, payment of fees in lieu thereof may be accepted under Subsection D.

[Amended 4-19-2010 by Ord. No. 442]

Characteristics of land. All land dedicated or reserved under this section must meet the following requirements, unless the Board of Commissioners agrees to allow other land to be substituted in the interest of preserving unique natural features in the Township:

Less than six-percent slope.

Not a wetland under federal and/or state regulations.

Part of a contiguous tract of at least two acres (which may include preexisting common open space that is adjacent).

Not within the ten-year floodplain, as defined by the applicant's civil engineer and approved by the Township Engineer.

The requirements of this section shall be based upon the maximum number of new dwelling units within a subdivision or land development.

Land or fees for residential development.

If the Board of Commissioners determines that a land dedication or reservation within a proposed subdivision or land development would not be reasonable or efficient, upon agreement with applicant or developer, payment of fees in lieu thereof may be accepted. A notation stating that such fees are accepted shall be stated on the final record plan. The fee shall be set at an amount equal to the value of the required open space based upon the average fair market value per acre of the land being developed as determined at the point in time immediately before filing the application for subdivision or land development. The fair market value shall be determined by appraisal done by an appraiser selected by Township. The cost of the appraisal shall be paid by applicant or developer.

The Township's decision to accept fees in lieu of land for residential development should be based upon the following standards:

Whether common open space in that location would be suitable for active or passive recreation.

Whether common open space could be added to an adjacent existing or potential recreation area.

Whether the proposed land would meet the requirements of this section.

Whether the area surrounding the proposed development has sufficient existing recreation and open space land, and whether it is possible for pedestrians and bicyclists to safely reach those lands.

Any relevant policies of the Upper Pottsgrove Township Park, Recreation and Open Space Plan.

Whether the proposed open spaces would preserve important natural features (such as woodlands or creek valleys) that might otherwise be adversely altered.

Any recommendations that may be received from the Park, Recreation and Open Space Board, Planning Commission, Township Engineer, the Township staff or the School District.

If a sketch plan is submitted, the Planning Commission, the Park, Recreation and Open Space Board and Board of Commissioners should decide at that time whether fees or land would be a more appropriate procedure. If a sketch plan is not submitted, then such decision shall be made at the preliminary plan stage.

Generally, it is the intent of this section that fees in lieu of dedication or reservation of land should be considered in developments of 10 or fewer dwelling units that are not adjacent to existing or proposed common open space. Scattered small open spaces should be avoided.

Land to be dedicated or reserved.

Land required to be dedicated shall be suitable, prior to dedication or reservation, for its intended purpose, in the determination of the Board of Commissioners, after providing the Park, Recreation and Open Space Board and Planning Commission with an opportunity for a review.

Applicant shall state what improvements to the land are intended to make it suitable for its intended purpose, such as rough grading, drainage improvements, landscaping, clearance of undesirable vegetation or development of rough trails. Applicant shall not be required to actually construct or install active recreation facilities as part of a land dedication or reservation except as part of any agreement under Subsection I, Fee modification process. Open space shall be free of construction debris, excavated materials and solid waste prior to dedication.

Required common open space shall be deeded to the Township, unless the Board of Commissioners agrees to allow a dedication to any of the following: the Pottsgrove Area School District, Montgomery County, a property-owner/condominium association or an environmental organization acceptable to the Board of Commissioners. In the case of a rental development, the Township may permit the common open space to be retained by the owner of the adjacent residential buildings.

If required common open space is to be owned by a homeowners' association, such organization shall require all property owners within the development to annually contribute to the maintenance of the common open space. Such provisions regarding required common open space shall:

Be subject to acceptance by the Board of Commissioners, based upon review by the Township Solicitor.

Generally follow as a model the provisions of 53 P.S. § 10705(f) of the Municipalities Planning Code regarding homeowners' associations.

Any required open space dedication shall include deed restrictions to permanently prevent the development of buildings, except buildings for noncommercial recreation or to support maintenance of the land for recreation.

The Township may accept the dedication of common open space that is not contiguous to the development, provided that the applicant proves to the satisfaction of the Township that the land would clearly serve a valid common open space purpose.

Areas intended for active recreation shall be well-drained, of less than 6% average slope and free from wetlands that would otherwise need to be filled for use.

[Amended 3-6-2006 by Ord. No. 391]

Land shall not be used to meet the minimum required amounts of common open space if it has any of the following conditions:

Does not have adequate access for pedestrians or maintenance.

Is not suitable for either active or passive recreation.

Is within a stormwater detention basin, unless the applicant proves to the satisfaction of the Board of Commissioners that such portions of such area would be designed so that they would be well-drained and usable for recreation during all times of less than a ten-year storm intensity.

Is required to be provided under another section of this chapter or another Township ordinance.

Is within 15 feet of any principal building.

Is within 15 feet of a parking area of six or more parking spaces (other than parking areas specifically developed to serve the open space).

Would result in a total contiguous tract of common open space of less than two acres (including any adjacent common open space).

Is within 15 feet of a ground level line immediately under overhead high voltage electrical lines.

Has an unusable shape for recreation.

(j)

Has a width of less than 25 feet, except for developed pathways and except for portions of the open space needed for maintenance.

If only a portion of a larger tract of land is currently proposed to be subdivided, or the applicant owns one or more adjacent tracts that are not currently proposed to be subdivided, the applicant shall provide a sketch of a possible future land dedication or reservation on these adjacent lands in the event of their development in the future. This is intended to encourage long-term coordination of open space.

The Board of Commissioners may require that a required land dedication or reservation within a property currently being subdivided be placed along an adjacent undeveloped property so that in the future open spaces on both sides of the property line may be combined.

Combination of land and fees. Upon mutual agreement of the Board of Commissioners and the applicant, the Township may accept a combination of common open space and fee in lieu of land to meet the requirements of this section for a residential subdivision or land development. This combination shall be based upon the common open space requirement that applies to a certain number of dwelling units and the fee-in-lieu-of-land requirement that applies to the remaining number of dwelling units.

Timing of fees. Fees accepted under this section shall be paid prior to the approval of the final plan, except as follows;

If the fee would be greater than $3,000, the applicant and the Township may mutually agree to provisions in a binding development agreement to accept the payment of applicable recreation fees prior to the issuance of building permits within each defined phase of the development.

If such fees are paid in phases, the fee shall not be considered to be paid for the purposes of any applicable time limitations for utilization under the Municipalities Planning Code, as amended, until all such fees in all phases are paid in full.

Fee modification process.

The Board of Commissioners may modify or reduce the requirements of this section by accepting a binding contract of developer to:

Construct substantial permanent recreation facilities within the proposed subdivision or land development.

Construct substantial permanent recreation facilities on existing public open space.

Donate or sell appropriate land at a reduced market value to the Township or the County for public recreation, provided the applicant proves by evidence from qualified professionals that such market value is in fact reduced by an amount at least equal to the value of the acceptable fee in lieu of dedication.

§ 310-39 Water resource impact studies.

The Township may accept such modification if the applicant clearly proves to the satisfaction of the Board of Commissioners after providing the Park, Recreation and Open Space Board and Planning Commission with an opportunity for review, that such alternative will be substantially equivalent to the value of land and/or facilities needed to meet the recreation needs of the inhabitants of the development. Such modification shall be based upon an estimate of the market value of the improvements by the applicant's engineers, approved by the Township's Engineer and subject to acceptance by the Board of Commissioners.

[Added 10-28-2002 by Ord. No. 344]

Intent. Water resources impact studies are intended to demonstrate if there is an adequate supply of water for a proposed use and to estimate the impact of additional water withdrawals on existing nearby wells, underlying aquifers, and streams.

When required:

Water resources impact studies are required for all projects not served by a community water supply system or not required to obtain a permit from the Delaware River Basin Commission, which fall into one of the following two categories:

Subdivisions that contain five or more dwelling units and have a gross density greater than one house per two acres as shown on the final plan, excluding residual agricultural lots.

All land developments in excess of 1,000 square feet of impervious coverage intended for nonresidential use (i.e., industrial, commercial, institutional).

Effect of water resources impact study. The Board of Commissioners shall not approve any subdivision or land development where a Phase II water resources study, hereinafter described, demonstrates that the proposed water system:

Does not provide an adequate supply of water for the proposed use, considering both quality and quantity; or

Adversely affects existing wells or streams or waters of the commonwealth or watersheds; or

Does not provide for adequate groundwater recharge, considering proposed withdrawals.

Requirements. All water resource impact studies shall comply with the following requirements:

The study shall be prepared by a hydrologist, geologist, or professional engineer qualified to conduct groundwater investigations.

A Phase I study shall be conducted for all projects required to do a water resources impact study. The Phase I study shall be based upon available literature and appropriate professional judgment and shall include the following information:

Calculations of the projected water needs using the criteria set forth in the following references:

Public Water Supply Manual, Bureau of Water Quality Management Publication No. 15 by the Pennsylvania Department of Environmental Protection, as amended;

Guide for Determination of Required Fire Flow, by the Insurance Services Office (ISO), as amended;

American Water Works Association, Standards and Manuals for the American Water Works Association, Denver, Colorado, as amended.

A geologic map of the area within a two-mile radius of the site boundary;

The location of all faults, lineaments, and fracture traces within 1/2 mile of the site boundary;

The locations of all existing and proposed wells within two miles of the site boundary, and all large withdrawal wells (10,000 plus gpd) within one mile of the site;

The locations of any public or private water distribution lines within a one-mile radius of the proposed site;

The location of all existing and proposed on-lot septic systems within 1/2 mile of the site boundary;

The location of all streams, perennial and intermittent, within two miles of the site boundary;

A discussion of the aquifers underlying the site and their long-term drought recharge capability based on accepted published data or detailed site specific investigations;

Based on the drought recharge capability of the underlying aquifer and the calculated daily groundwater withdrawals of the project, a hydrologic budget shall be calculated for the site property itself, and for the area within 1/2 mile of the site boundary;

(j)

Based on the results of the hydrologic budget, a determination shall be made on whether or not the potential exists for adverse effects on the hydrologic environment caused by the project;

(k)

Any existing and available water quality information for area groundwater based upon tests of wells within a one mile radius;

(l)

A discussion of the potential for flooding of the proposed production well site, and potential sources of pollution including but not limited to on-site sewage disposal systems or underground storage tanks on the site or on adjacent sites;

(m)

Potential sources of water quality impact such as wastewater treatment systems; industrial sites; and agriculture, chemical, or solid waste storage or disposal facilities existing within one mile of the site boundary should be analyzed;

(n)

The study shall include a brief statement of the qualifications of the person(s) preparing the study;

(o)

The study shall consider data and conclusions within the following studies:

Special Groundwater Study of the Delaware River Basin - Study Area II (Delaware River Basin Commission, 1982) or the most current study at application;

USGS Groundwater Study - USGS Open File Report 98-571;

Groundwater Resources of the Brunswick Formation in Montgomery and Berks Counties, Pennsylvania, Bureau of Topographic and Geologic Survey (1965);

Groundwater Resources of Montgomery County, Bureau of Topographic and Geologic Survey, 1971;

Previous reports prepared by other developers in the Township, which are determined to be relevant by the Township Board of Commissioners; and

Any other report determined to be relevant by the Township Board of Commissioners.

(p)

Technical criteria:

The text of reports shall contain pertinent data, analyses, and methods used to arrive at the report's conclusions. Appendices shall contain raw and summary data;

All figures contained within reports shall contain complete legends, titles, and scales;

All numerical parameters within reports shall be presented with appropriate units, and all data shall be referenced by sources, data, location, and time, where appropriate.

A Phase II water resources impact study shall be conducted when the results of the Phase I study identify potential water supply problems as determined by the Township Engineer. The Phase II study shall develop conclusions regarding groundwater impact based upon site investigations. Specific requirements for a Phase II study shall include:

A continuous pumping test will be performed in the following manner:

The test shall include one pumping well, roughly centered, on-site;

One pumping test shall be required for each proposed subdivision up to 160 acres and an additional pumping test shall be required for each additional 160 acres, and/or fraction thereof;

The test shall be conducted with a pumping rate 20% greater than the proposed peak rate of groundwater use for the average well to be built;

During construction of the test well, the drillers shall keep an accurate geologic log of the type and thickness of rocks encountered, of the depth and thickness of all water-bearing zones encountered, and the yield from each zone;

The pump test will be conducted for 48 hours after static equilibrium has been reached;

The test shall be conducted during a period when no significant recharge has occurred, unless the influence of recharge can be factored out;

Analysis shall include all pumping and recovery calculations of hydraulic conductivity (directional) and specific yield, specific capacity and long-term sustainable well yield (tabulated);

[8]

To determine the impact of the project well on existing wells, a representative sample of existing wells, evenly spaced around the pumping well shall be monitored.

Monitoring shall be conducted within a radius defined as follows:

Three-fourths mile for withdrawals up to 50,000 gallons per day.

One mile for withdrawals between 50,000 and 100,000 gallons per day.

[iii]

Two miles for withdrawals in excess of 100,000 gallons per day.

Sufficient well monitoring shall be performed to allow for the construction of hydrographs showing a continuous record of well levels before, during, and after the pumping test. In the absence of existing wells, an observation well shall be located at a distance of 150 to 200 feet from the proposed production well site, and within the same fracture based upon a fracture trace analysis conducted at the site. The observation well shall not, in any case, be located at a distance over 500 feet from the proposed production well site

Samples of water should be drawn from all test wells on site prior to the termination of the pump test. An analysis of the parameters listed below shall be performed on the samples by a laboratory certified by the Pennsylvania Department of Environmental Protection. Lab analysis should be performed in accordance with Standard Methods for the Examination of Water and Wastewater, latest edition;

	Turbidity	Calcium Hardness
	Color	Iron
	Odor	Manganese
	pH	Fluoride
	Total alkalinity	Nitrates
	Hardness	Total solids

Bacteria (total plate count, total coliform/100 milliliters)

A Phase II report shall be prepared and submitted to the Township. In addition to the information required for the Phase I report, the Phase II report shall include the following information:

The name of the driller and personnel conducting the test;

A complete description of the test well or wells that includes horizontal and vertical dimensions, casing installation information, and grouting details;

A list of geologic formation samples;

The static water level immediately prior to yield testing;

A hydrograph of the depth to water surface during test pumping and recovery period at the test well or wells showing corresponding pump and discharge rate in gallons per minute and the time readings were taken;

A log of depth to water surface for existing and observation wells during the test pumping period showing the time readings were taken;

An analysis and interpretation of the impact of a proposed water supply and distribution system on the groundwater supply and existing wells.

Should the pumping test reveal an impact on the existing groundwater supply and/or wells within the defined radius of the test, the applicant shall comply with one of the mitigation guidelines below, as approved by the Board of Commissioners:

Provide, at applicant's cost, affected well owners with a safe and reliable water supply by drilling deeper or by drilling a new well and connecting the home as recommended by a licensed well-driller; or

Improve the proposed well(s) in such a way that the effect on existing wells is eliminated; or

Other action or improvements to mitigate the effect on existing wells.

§ 310-39.1 Riparian corridors.

[Added 4-7-2008 by Ord. No. 423]

Purpose and application. In areas within the Riparian Corridor Conservation District as defined in Article XXIV of the Upper Pottsgrove Zoning Ordinance,[1] the edge of water features and stream corridors should be in forest cover to further ecological and environmental benefits. To promote reestablishment of forest cover and woodland habitat, new tree plantings shall be implemented in Zone One of the riparian corridor wherever existing trees do not meet the minimum tree planting requirements.

Editor's Note: See Ch. 350, Zoning.

Planting requirements.

New trees shall be planted at a minimum rate of 15 feet on center or one tree per 225 square feet in staggered rows or an equivalent informal arrangement within the area defined as Zone One.

New trees shall be a variety of sizes ranging from a minimum four-foot-to-five-foot tall branched whip (sapling beginning to branch) to an approximate one-and-one-half inch (caliper) balled and burlapped planting stock.

New tree plantings shall be composed of native tree species.

Tree plantings shall be located along the streambank to provide shade for the stream, soil erosion control and stormwater benefits, according to accepted streambank restoration practices. Vegetation shall consist of canopy trees, supplemented by understory trees, shrubs, and herbaceous perennials.

Existing trees within Zone One shall be preserved and retained. Existing tree cover should be surveyed and inventoried to assess the need for any new plantings. Existing tree species included on the noxious/invasive plant species list, § 310-37N, may be removed where conditions warrant.