A. 
The following land development principles, standards and requirements will be applied by the Township in evaluating plans for proposed land development.
B. 
The standards and requirements outlined herein shall be considered minimum standards and requirements for the promotion of the public health, safety and general welfare.
C. 
Where literal compliance with the standards herein specified is clearly impractical, the Board of Commissioners may modify or adjust the standards to permit reasonable utilization of property while securing substantial conformance with the objectives of this chapter.
All land development plans must reflect a location which has given consideration to the following factors:
A. 
The location of the land development must conform to the Township Comprehensive Plan with respect to streets, public sites and proposed utilities.
B. 
The proposed use of the land in any land development must conform to the Township Zoning Ordinance (Chapter 310).
C. 
Land subject to hazards of life, health or property as may arise from fire, floods, disease, excessive noise, falling aircraft or considered uninhabitable for other reasons may not be developed unless the hazards have been removed or the plans show adequate safeguards against them.
D. 
A land development must be coordinated with existing land development in the neighborhood so that the entire area may be developed harmoniously.
E. 
There must be sufficient access to and from the proposed development over existing streets and roads to ensure that residents therein will have a reasonable, convenient and safe means of ingress and egress from the development. The plan of development will not be approved if the increased use of said existing streets and roads shall be of such intensity as to severely inconvenience or jeopardize the health, welfare, well-being and safety of persons presently residing in the vicinity and along such existing streets and roads.
In the layout of any land development attention must be focused on conditions which can affect development. These can include the following:
A. 
In all land developments, developers shall preserve trees, groves, waterways, scenic points, historic spots and other community assets and landmarks on the basis of Township determination. A grading plan may be required where woods and scattered trees occur. The grading plan must show:
(1) 
Accurate location of individual significant trees.
(2) 
Accurate existing and proposed ground elevations in relation to these trees. Tree guards during construction and grading, limitation of cuts and fills, both temporary and permanent, near the trees, may be required as necessary to give reasonable assurance of their continued healthy growth.
B. 
Flood-prone land.
(1) 
Land subject to flooding or other hazards to life, health or property and land deemed to be topographically unsuitable shall not be platted for residential occupancy or for such other uses as may increase danger to health, life or property or aggravate erosion or flood hazard until all such hazards have been eliminated or unless adequate safeguards against such hazards are provided by the land development plans. Such land within the development shall be set aside on the plan for uses as shall not be endangered by periodic or occasional inundation or shall not produce unsatisfactory living conditions.
(2) 
Where flooding is known to have occurred within the area shown on the plan, such area shall be clearly marked "subject to periodic flooding."
(3) 
No subdivision and or land development, or part thereof, shall be approved if the proposed development and/or improvements will, individually or collectively, increase the base flood elevation more than one foot at any point.
(4) 
Building sites for residences or any other type of dwelling or accommodation shall not be permitted in any floodway area. Sites for these uses may be permitted outside the floodway area if the sites or dwelling units are elevated to a height at least one foot above the base flood elevation. If fill is used to raise the elevation of a site, the fill area shall extend out laterally for a distance of at least 15 feet beyond the limits of the proposed structures.
(5) 
Building sites for structures or buildings other than for residential uses shall also not be permitted in any floodway area. Also such sites for structures or buildings outside the floodway shall be protected as provided for in the preceding subsections. However, the Township Commissioners may allow the subdivision and/or development of areas or sites for commercial and industrial uses at an elevation less than one foot above the base flood elevation if the developer otherwise protects the area to that height or assures that the buildings or structures will be floodproofed at least up to that height.
(6) 
Any building permitted by the Township Zoning Ordinance (Chapter 310) to be erected in any designated flood-prone area, as specified by engineering data regarding the one-hundred-year flood, or the alluvium and flood-prone soils, as specified by the U.S. Department of Agriculture, Natural Resources Conservation Service, shall meet the floodproofing specifications as outlined in the Township Building Permit Ordinance (Chapter 120).
All streets proposed to be constructed within the Township shall conform to the following general design requirements:
A. 
Proposed streets shall be planned with regard to the existing street system, public convenience in terms of fire protection and pedestrian traffic, probable volumes of traffic, existing and proposed use of land on abutting properties, and future development extensions of the street system.
B. 
Residential streets shall be so laid out as to discourage through traffic; however, the arrangement of streets shall provide for continuation of existing or platted streets and for proper access to adjoining undeveloped tracts suitable for future development.
C. 
Proposed streets which are aligned with existing streets shall bear the name of the existing street. In the event a proposed street is not aligned with an existing street, it shall not bear a name similar to any existing street located within the Township or the remainder of York County, irrespective of suffixes such as street, avenue, boulevard, drive, place, court, etc.
D. 
Streets shall be logically related to topography so as to produce reasonable grades, satisfactory drainage and suitable building sites.
E. 
The finished elevation of proposed streets shall be established with due consideration given to the need for access to developed properties during times of flooding. Drainage openings shall be sufficient to discharge flood flows without unduly increasing flood heights.
F. 
The streets must be properly located and built with regard to the proposed traffic functions, including the minimizing of through traffic on minor streets and the protection of major street capacities from excessive marginal access.
G. 
The arrangement, character, extent, width, grade and location of all streets and highways must conform to any applicable Township or county comprehensive plan or official map.
A. 
Width. Minimum street widths shall be as follows:
Classification
Minimum Right-of-Way
(feet)
Minimum Cartway Width
(feet)
Arterial or limited-access street
80 to 120
As determined after consultation with the York County Planning Commission and the Pennsylvania Department of Transportation
Collector street
60
40
Minor street
50
34
Permanent cul-de-sac street
50
34
Service drive or alley
25
25
B. 
Exceptions to width requirements. Provisions for additional street width and right-of-way must be required when determined to be necessary as a part of the Comprehensive Plan.
C. 
Existing road frontage. In the case of a plan containing lots fronting on an existing public road, the developer shall provide any required dedication for widening the existing road right-of-way to meet the right-of-way standards in § 275-29A. Where uncertainty exists as to the road classification, it shall be as specified in the Township Comprehensive Plan, Transportation Plan section. The right-of-way to be dedicated must be measured from the center line of the existing roadway.
D. 
Dead-end streets. Shall be prohibited, except when designed as temporary cul-de-sac streets by the developer on his own land in order to permit future street extensions into adjoining tracts. These temporary dead-end streets must be approved by the Township and indicated on the plans. Also, they must be constructed to the same standards as permanent culs-de-sac. The turnaround to be removed when the street is continued.
E. 
Cul-de-sac streets. Should in general not exceed 500 feet in length unless topographic conditions and/or tract shape warrant an increase that is approved by the Township. They must be provided with a paved turnaround with a minimum diameter of 80 feet to the outside curb and 100 feet to the legal right-of-way. The length of a cul-de-sac street shall be measured from the center of the turnaround to the point of intersection of the center line of the cul-de-sac street and the right-of-way line of the intersecting street.
F. 
Half street. Will not be permitted except where dedication is for widening of an existing publicly maintained road and the remaining half of such road to the full width of right-of-way required is free and clear of existing buildings or other structures to the required setback line and the dedication or acquisition of the remaining half street is otherwise possible. Whenever there is an existing half street adjacent to a tract to be developed, then the other half of the street shall be platted and dedicated with such tract unless otherwise determined by the Board of Commissioners.
G. 
Curves.
(1) 
Where connecting street lines deflect from each other at any one point by more than 10°, the lines must be connected with a true, circular curve. The minimum radius of the center line for the curve must be as follows:
Type of Street
Minimum Radius
(feet)
Arterial
500
Collector
300
Minor
200
(2) 
Straight portions of the street must be tangent to the beginning or end of curves. Except for minor streets there must be a tangent of at least 100 feet between reverse curves. For curves on arterial streets, proper super-elevation must be provided as required by the Township and the Pennsylvania Department of Transportation.
H. 
Vertical curves. Changes in grade shall be joined by vertical curves; a smooth grade line with gradual changes, as consistent with the type of street and the character of terrain, should be strived for in preference to a line with numerous breaks on short lengths of grades. Vertical curves which do not satisfy the minimum stopping sight distance requirements specified elsewhere in this chapter (see § 275-29K) shall not be approved.
I. 
Grades.
(1) 
The grades of streets must meet the requirements below:
Minimum Grade
Maximum Grade
All streets
1%
Arterial
6%
Collector
7%
Minor streets
12%
Culs-de-sac
12%
Service drive or alley
14%
(2) 
In all grades exceeding 1%, vertical curves must be used and must be designed for proper sight distance.
J. 
Crown. The slopes of the crown on residential service and neighborhood collector streets shall be at least 1/8 inch per foot but not more than 3/16 inch per foot as directed by the Township Engineer.
K. 
Sight distances. Sight distances are a factor of speed, change of grade and degree of curvature. As a guide, proper sight distance must be provided with respect to both horizontal and vertical alignment. Measured along the center line, 3.75 feet above grade, the minimum sight distance must be as follows:
Type of Street
Sight Distance
(feet)
Arterial
400
Collector
200
Minor
200
Cul-de-sac
100
L. 
Slope of banks.
(1) 
Measured perpendicular to the street center line may not exceed:
(a) 
Three to one for fills.
(b) 
Two to one for cuts.
(2) 
Such slopes shall be suitably planted with perennial grasses or other vegetation to prevent erosion.
A. 
Angle of intersections. Intersections must be as nearly at right angles as possible. However, in no case should they deviate from the standards below:
Type of Intersection
Arterial with Arterial
Arterial with Arterial
Collector with Collector
Collector with Minor
Collector with Minor
Angle of intersection of street center lines
90°
75° to 105°
75° to 105°
75° to 105°
75° to 105°
B. 
Intersection grades. Intersections must be approached on all sides by level areas. Where the grade exceeds 7%, these level areas must have a minimum length of 50 feet (measured from the intersection of the center lines), within which no grade may exceed a maximum of 4%.
C. 
Intersection curve radii.
(1) 
Design of curb or edge of pavement must take into account such conditions as types of turning vehicles, likely speeds of traffic, angle of turn, number of lanes and whether parking is permitted, but curb or edge of pavement radii must not be less than the following:
Type of Intersection
Minimum Simple Curve Radii of Curb or Edge of Pavement
(feet)
Arterial with arterial
40 or more, as determined after consultation with Pennsylvania Department of Transportation
Arterial with collector and minor
35
Collector with collector
30
Collector with minor street
25
Minor street with minor street
20
(2) 
Three-centered compound curves equivalent to the above minimum simple curves are permitted and encouraged where applicable.
(3) 
Radius corners or diagonal cutoffs must be provided on the property lines substantially concentric with or parallel to the chord of the curb radius corners.
D. 
Intersection sight distances. Proper sight lines must be maintained at all street intersections. Clear sight triangles of 75 feet (150 feet for arterial streets) measured along street center lines from their points of junction shall be provided at all intersections, and no building, structure, grade or planting higher than three feet above the center line of the street shall be permitted within such sight triangles.
E. 
Distance between intersections shall be in accordance with the following:
Type of Intersection
Arterial with Arterial
(feet)
Arterial with Collector and Minor
(feet)
Collector with Collector
(feet)
Collector with Minor
(feet)
Minor with Minor
(feet)
Minimum distance between center lines of intersections
800
800
600
500
350
Minimum separation of center lines for streets not in alignment
Must be in alignment with planned or proposed streets entering from opposite side.
200
125
F. 
Multiple intersections involving junction of more than two streets shall be avoided. Where this proves impossible, such intersections shall be designed with extreme care for both pedestrian and vehicular safety.
[Amended 7-8-1998 by Ord. No. 98-02]
A. 
Required location of service drives or alleys.
(1) 
In developments with detached and semidetached dwellings, alleys are prohibited except in the rear of lots that front on a major thoroughfare or where necessary to furnish access to rear-yard garages on very steep lots.
(2) 
In other types of residential developments they may be permitted. In commercial or industrial districts without off-street loading areas, alleys are required except as follows: where other definite and assured provision is made for service access, such as off-street loading, unloading and parking consistent with and adequate for the uses proposed, the Board of Commissioners may waive this alley requirement.
B. 
Dead-end service drives or alleys. Where service drives or alleys dead end, they must be provided with a paved turnaround with a minimum diameter of 80 feet or a paved "Y" turnaround of sufficient size.
C. 
Access. Streets shall be laid out to provide access to all lots and to adjacent undeveloped areas, and the developer shall improve these streets to the limits of the development.
D. 
Driveways.
(1) 
Within 10 feet of a street right-of-way line, a driveway may not exceed 35 feet in width or be less than 10 feet in width.
(2) 
On a street frontage, the number of driveways may not exceed two per lot or dwelling. On a lot of less than 200 feet of frontage, the number of driveways may not exceed one per lot.
(3) 
A driveway may not cross a street right-of-way line:
(a) 
Within 40 feet of the right-of-way line of an intersecting street.
(b) 
Within five feet of a fire hydrant.
(c) 
Within 25 feet of another driveway on the same property.
(d) 
Within three feet of a property line.
(4) 
The minimum angle between the center line of the driveway and the street shall be not less than 65°.
(5) 
A driveway must be located in safe relationship to sight distance and barriers to vision. The driveway may not exceed a slope of 5% within 25 feet of the street right-of-way line.
(6) 
Where a driveway enters a bank through a cut, the shoulders of the cut may not exceed 50% in slope within 25 feet of the point the drive intersects the street right-of-way.
E. 
Reserve strips. Controlling access to the development or to adjacent areas by means of reserve strips is prohibited except when their control is definitely placed in the jurisdiction of the Township under conditions approved by the Board of Commissioners.
F. 
Street names shall not duplicate existing or platted street names or approximate such names by the use of suffixes such as "lane," "street," "way," "drive," "court," "avenue," etc. In approving names of streets, cognizance may be given to existing or platted street names within the Township and the remainder of York County. New streets shall bear the same name of the existing or platted street of which they are a continuation or with which they are in alignment. Street names must be approved by the Board of Commissioners.
A. 
The length, width and shape of blocks shall be determined with due regard to the following:
(1) 
Provision of adequate sites for type of buildings proposed.
(2) 
Zoning requirements.
(3) 
Topography.
(4) 
Requirements for safe and convenient vehicular and pedestrian circulation.
B. 
Blocks shall have a maximum length of 1,600 feet and, so far as practical, a minimum length of 500 feet. In the design of blocks longer than 1,100 feet, special consideration shall be given to the requirements of satisfactory fire protection.
C. 
Residential blocks shall be of sufficient depth to accommodate two tiers of lots, except where reverse-frontage lots bordering a major traffic street are used.
D. 
Pedestrian interior walks may be required where necessary to assist circulation or provide access to community facilities. Such crosswalks shall have a width of not less than 10 feet and a paved walk of not less than four feet.
E. 
In commercial and industrial areas, the block layout shall be designed with reference to service of the public and with provisions for adequate off-street parking and loading facilities.
A. 
Lot layout in a development. All lots within a development shall conform to the following requirements:
(1) 
Corner lots shall provide for equal setbacks on both streets.
(2) 
Depth and width of parcels laid out or reserved for nonresidential use shall be adequate for the use proposed and sufficient to provide satisfactory space for off-street parking and unloading.
(3) 
Lot depths should, whenever possible, be not less than one nor more than 1/2 times the average width.
(4) 
Residential lots shall front on a dedicated public street, existing or proposed.
(5) 
Double-frontage lots are prohibited, except where employed to prevent vehicular access to major traffic streets.
(6) 
Side lot lines shall be substantially at right angles or radial to street lines.
B. 
Lot dimensions.
(1) 
The dimensions and areas of the lots must conform to the Township Zoning Chapter.
(2) 
Where no public water and public sewerage exists, the Board of Commissioners, in conjunction with the Pennsylvania Department of Environmental Protection and the Township Sewage Enforcement Officer, must analyze the results of the soil percolation tests performed on the development, in accordance with § 275-22. On the basis of this analysis, the Township may increase the minimum lot sizes and widths specified in the Township Zoning Ordinance (Chapter 310).
C. 
Setback lines. The setback lines for buildings must conform to the Township Zoning Ordinance (Chapter 310).
D. 
Grading. Lots shall be graded to sufficient elevation to secure drainage away from buildings and to prevent the collection of stormwater in pools. Roof drainage shall be provided for according to recommendations of the Engineer or such other official as may be designated by the Board of Commissioners. Topsoil shall be preserved and redistributed as cover and shall be suitably planted with perennial grasses or ground cover.
Requirements. Based upon the results of the feasibility report required in § 275-22, the development must be provided with sanitary sewage disposal facilities, as follows:
A. 
Where there is an existing public sanitary sewer system on or within 1,000 feet of the proposed development, a complete sanitary sewage collection system must be installed and connected to the existing public sanitary sewer system or where there is no existing public sanitary sewer system, but a public sanitary sewer system is to be installed on or within 1,000 feet of the proposed development within four years, a complete sanitary sewage collection system must be installed and connected to a temporary package treatment plant until connection to a public sanitary sewer system is made or capped and on-site sewage disposal systems provided until such time that connection to a public sanitary sewer system can be made.
B. 
Sanitary sewers shall not be used to carry stormwater.
C. 
Where there is no existing public sanitary sewer system and the feasibility report indicates that a public sanitary sewer system and treatment plant is not feasible, the adequate provision of on-site subsurface or alternate sewage disposal systems approved by the Pennsylvania Department of Environmental Protection must be investigated.
D. 
All new or replacement sanitary sewer systems located in flood-prone areas, whether public or private, shall be floodproofed up to an elevation one foot above the base flood elevation.
E. 
If on-site subsurface or alternate sewage disposal systems approved by the Pennsylvania Department of Environmental Protection or connection to a public sanitary sewer system or installation of a public sanitary sewer system are not feasible, the development shall not be approved.
A. 
Requirements. Based upon the results of the feasibility report, the development must be provided with water supply facilities as follows:
(1) 
Where there is an existing public water supply system on or within 1,000 feet of the proposed development, a complete water main system connected to the existing public water supply system must be provided.
(2) 
Where plans approved by the York Water Company provide for the installation of such public water facilities within four years, the developer shall provide a complete water main system ready to be connected to the proposed water main supply system.
(3) 
Where there is no existing public water supply and the feasibility report indicates that connection to a public water supply system is not feasible, each lot in the development must be provided with an individual water supply system in accordance with minimum standards approved by the Pennsylvania Department of Environmental Protection.
(4) 
All new or replacement water systems located in flood-prone areas, whether public or private, shall be floodproofed to a point one foot above the base flood elevation.
B. 
Water supply. If water is to be provided by means other than private wells owned and maintained by the individual owners of lots within the subdivision or development, applicants shall present evidence to the Board of Commissioners that the subdivision is to be supplied by a certified public utility, a bona fide cooperative association of lot owners or by a municipal corporation, authority or utility. A copy of a certificate of public convenience from the Pennsylvania Public Utility Commission or an application for such certificate, a cooperative agreement or a commitment or agreement to serve the area in question, whichever is appropriate, shall be acceptable.
A. 
General requirements. Adequate storm sewers, culverts and related facilities must be provided, as necessary, to:
(1) 
Permit the unimpeded flow of natural watercourses.
(2) 
Ensure the drainage of all low points along the line of streets.
(3) 
Intercept stormwater runoff along streets at intervals reasonably related to the extent and grade of the area drained.
(4) 
Provide adequate drainage away from on-site sewage disposal facilities.
(5) 
Storm drainage facilities must be designed not only to handle the anticipated peak discharge from the property being developed but also the anticipated increase in runoff that will occur when all the property at a higher elevation in the same drainage basin is fully developed. The Erosion and Sediment Control Handbook of the Natural Resources Conservation Service should be utilized for drainage provisions.
B. 
Lot drainage. Lots shall be laid out and graded to provide positive drainage away from new and existing buildings.
C. 
Nearby existing facilities. Where adequate existing storm sewers are readily accessible, the developer must connect his stormwater facilities to these existing storm sewers.
D. 
Open drainageways.
(1) 
When open drainageways are used for the disposal of stormwater, the Township shall review the design of such open drainageways in relation to the following:
(a) 
Safety. Steep banks and deep pools shall be avoided.
(b) 
Erosion. Adequate measures shall be taken, such as seeding, sodding, paving, or other measures, as necessary to prevent the erosion of banks and the scouring of the channel bottom.
(c) 
Stagnation. Design of open drainageways shall not create stagnant pools or swampy areas.
(2) 
Whenever the evidence available to the Township indicates that natural surface drainage is inadequate, the developer shall install a stormwater sewer system in accordance with approved plans and profiles. The system shall be designed by a registered engineer and be approved by the Township.
(3) 
Approval. Drainage structures for areas of more than 1/2 mile square shall be subject to approval by the Pennsylvania Department of Environmental Protection.
E. 
Abutting properties. In the design of storm drainage facilities special consideration must be given to preventing excess runoff onto adjacent developed or undeveloped properties. When a storm drainage outlet will abut another property, the developer must secure the approval, in writing, of adjoining affected owners.
(1) 
In no case may a change be made in the existing topography which would:
(a) 
Within a distance of 20 feet from a property line to the beginning of the slope, result in increasing any portion of the slope to more than 70%.
(b) 
Result in a slope which exceeds the normal angle of slippage of the material involved.
(2) 
All slopes must be protected against erosion.
F. 
Drainage upon and on streets. In order to give proper surface water drainage upon streets, a structure on a lot must be at a grade in satisfactory relationship:
(1) 
With the established street grade; or
(2) 
With the existing street grade where none is established.
A. 
Easements, width and location. Easements with a minimum width of 15 feet shall be provided for poles, wires, conduits, storm and sanitary sewers, gas, water and heat mains and/or other utility lines intended to service the abutting lots. No structures shall be placed within such easements. To the fullest extent possible, easements shall be centered on or adjacent to rear or side lot lines.
B. 
Underground installations. In developments of five or more lots, electric, telephone and all other utility facilities shall be installed underground. The developer shall be required, prior to final plan approval, to obtain a letter from the appropriate utility company confirming that the developer has entered into an agreement to provide for an underground electric and telephone system in accordance with the Pennsylvania Public Utility Commission Investigation Docket No. 99, as amended, or has obtained a waiver from said Pennsylvania Public Utility Commission to allow overhead electric and telephone facilities.
C. 
Natural gas lines. All natural gas lines must be installed in compliance with the USAS Code B31.8, 1968, as amended.[1] The minimum distance from a natural gas line to a dwelling unit must be as required by the applicable transmission or distributing company.
[1]
Editor's Note: See U.S.A. Standard Code for Pressure Piping, "Gas Transmission and Distribution Piping Systems," otherwise known as USAS B31.8-1968
D. 
Petroleum lines. Between a proposed dwelling unit and the center line of a petroleum products transmission line which may traverse the development, there must be minimum distance of 100 feet measured in the shortest distance. In instances such that topographic conditions decrease the hazards involved or in which it would cause undue hardship in the efficient layout of the development, the Board of Commissioners may reduce this requirement.
E. 
Floodproofing of all utilities. All new or replacement public and/or private utilities and facilities in flood-prone areas shall be elevated or floodproofed to a point one foot above the base flood elevation.
[Amended 7-8-1998 by Ord. No. 98-02]
A. 
Where a proposed park, playground, open space or other local or neighborhood recreation site is shown on the Comprehensive Plan or where the Township considers that a local recreation site is necessary to carry out the purpose of this chapter, the Township may require the dedication of all or a portion of such site in accordance with the standards following:
(1) 
The land to be dedicated must be of suitable size, dimensions, topography, access and general character for the proposed use.
(2) 
The amount of land so required for this purpose shall not exceed 0.02 acre for each 20,000 square feet in such lot or 0.02 acre per lot or dwelling unit shown on the final plan, whichever is greater.
B. 
Where the application of these area standards would result in an open space or recreation site too small to be usable, or if the Comprehensive Plan calls for such local recreation site to be located elsewhere, or if a suitable local recreation site cannot be properly located in the land development, as determined by the Township, a payment of a fee in lieu of dedication of such land is required. The following procedures must be followed:
(1) 
The amount of the fee in lieu of dedication of land shall be set by resolution of the Township Board of Commissioners.
[Amended 12-14-2016 by Ord. No. 2016-03]
(2) 
The fee must be paid to the Township prior to the approval of the final plan.
(3) 
All monies paid to the Township in this manner must be kept in an escrow fund established as provided by law. Monies in such escrow fund must be used only for the acquisition of land for park, recreation or open-space purposes or for physical improvements such as apparatus, structures, grading or landscaping to such recreation sites.
(4) 
When the Township adopts an official plan of neighborhoods or local planning districts, the accounts of the fund must show the amount of fees collected in each neighborhood or district. Thereafter, monies expended from the fund for land acquisition or improvements in any one neighborhood may not exceed monies collected from that neighborhood. Until such plan of neighborhoods or planning districts is adopted, monies expended from the fund must as nearly as may be practicable be for land acquisition or improvements in the general area of developments from which such monies were derived so the site will be readily accessible to the residents of such developments.
C. 
In lieu of requiring the dedication of a recreation or park site, or a fee for this purpose, the Board of Commissioners may permit a private site to be used, if:
(1) 
In its judgment the purposes of this chapter regarding recreation and park sites will be accomplished; and
(2) 
The private site is permanently devoted to recreation and park use and adequately secured for such use by deed covenants or other private restrictions.
In large-scale land developments, the dedication of sites for other appropriate uses, such as but not limited to schools, library and public service buildings, may be required. Such areas or sites must be of a character, extent and location as to be clearly related to the local and neighborhood needs of the residents of the development. No land may be required for dedication which would primarily serve the need of the Township as a whole as distinguished from the development or neighborhood.
A. 
Where a land development is traversed by a watercourse, stream, channel or other drainageway, the developer must provide an easement conforming substantially to the existing alignment of the drainageway. The easement must be a width adequate to:
(1) 
Preserve the unimpeded flow of natural drainage.
(2) 
Widen, deepen, relocate, improve or protect the drainageway.
(3) 
Install a stormwater sewer.
B. 
Any changes in an existing watercourse, stream, channel or other drainageway must be approved and a permit issued by the Pennsylvania Department of Environmental Protection, Dams and Encroachment Division. Notification of permitted changes shall be forwarded by the Township to all affected adjacent communities, the Pennsylvania Department of Community and Economic Development and the Federal Insurance Administration.
C. 
Under no circumstances may any watercourse be altered such that the carrying capacity of the stream is reduced.
[Added 12-14-2016 by Ord. No. 2016-03]
A. 
General.
(1) 
The landscaping design requirements contained within this section shall be applicable to all subdivision and land development applications that require buffer yards and screen plantings pursuant to the Spring Garden Township Zoning Ordinance;[1] require street trees related to the construction of new streets within subdivisions; propose new parking facilities associated with new land development activity; and new multifamily, commercial and industrial buildings associated with new land development activity.
[1]
Editor's Note: See Ch. 310, Zoning.
B. 
Landscaping plan requirements.
(1) 
For all subdivision and land development plans requiring landscaping design, and at the time of initial submission to the Township, the applicant shall include a separate landscaping plan designed by a registered landscape architect in the Commonwealth of Pennsylvania. Said plan shall bear the seal and signature of the registered landscape architect and be certified that the plan meets all of the requirements of this section. The landscaping plan shall contain the layout, size and identification of all required plant materials, including construction details, specifications, notes and other information required for construction and maintenance. The plan shall be designed to accommodate the location of all other planned site improvements, utilities, and site grading such that conflicts do not occur either at the time of planting or at maturity.
C. 
Landscape material and planting specifications. Installation and minimum size requirements for all planting materials shall be performed in conformance with good nursery and landscaping practice. All plant material must comply and conform to the code of standards set forth and cited in the latest edition by the American Standard Nursery Stock, ANSI Z60.1, as amended, and meet the following requirements:
(1) 
Minimum plant sizes for all landscape materials shall be as follows:
(a) 
Deciduous trees: caliper of 1 1/2 inches to two inches at six feet above grade or eight feet to 10 feet.
(b) 
Evergreen trees: minimum height of six feet.
(c) 
Deciduous shrubs: height of 18 inches to 24 inches.
(d) 
Evergreen shrubs: height of 24 inches to 30 inches.
(2) 
Requirements for measurements, branching, grading, quality, balling and burlapping shall follow the code of standards recommended by the American Association of Nurseryman, Inc., in the American Standard for Nursery Stock, ANSI Z60.1, current edition as amended.
(3) 
The total amount of required landscape planting shall consist of a minimum of 30% native plants and be designated on the landscape plant schedule.
(4) 
Landscape plantings shall not consist of plants listed on the PA DCNR Invasive Plant List.
D. 
Buffering.
(1) 
A buffer yard shall be located at the perimeter of the lot and shall not be located in any portion of a public right-of-way or proposed right-of-way.
(2) 
Buildings or storage of any kind shall not be permitted in a buffer yard. Permitted uses in a buffer yard include stormwater management facilities, underground utility, picnic areas, greenways and/or pedestrian walkways.
(3) 
Buffer yards shall not be used for parking.
(4) 
A buffer yard and screening shall be provided between zoning districts and uses as follows:
(a) 
A buffer yard of 50 feet shall be required between single-family residential uses or residential zones and office, commercial or industrial uses or A-O, C or IP Zones.
(b) 
A buffer yard of 25 feet shall be required between multifamily dwelling residential uses or institutional uses and single-family residential uses.
(c) 
A buffer yard of 25 feet shall be required between multifamily dwelling residential uses and office, commercial and industrial uses.
(d) 
A buffer yard of 50 feet shall be provided where residential uses or residential zones are adjacent to arterial streets. Mixed vegetative or berm and vegetative screening shall be required. A buffer yard of 100 feet shall be provided where residential uses or residential zones are adjacent to any interstate highways.
(e) 
A buffer yard of 25 feet shall be required between residential subdivisions.
(5) 
Unless specified elsewhere in this chapter, the following uses or features shall be screened from adjacent properties and from public view from a street by a solid fence or wall, or by one of the screening options in Subsection G(1).
(a) 
Dumpster and trash-handling and storage areas.
(b) 
Loading docks or spaces.
(c) 
Outdoor storage or any material stocks or equipment, including but not limited to motor vehicles, farm or construction equipment or other similar items.
(6) 
Maintenance. All required screening, including vegetation, berms, fences or walls shall be permanently maintained in good condition and, whenever necessary, repaired and replaced.
E. 
Design standards for screening in required buffer yards.
(1) 
No plant material within buffer yards will be permitted in situations where it may inhibit sight distance, conflict with the circulation and safety of pedestrians, conflict with utility of stormwater facilities, or create potential maintenance problems.
(2) 
Screen plantings shall not consist of evergreen plant species only. A collective landscape design approach must be used to mix and combine a variety of deciduous shade and ornamental trees and deciduous and evergreen shrubs and ground cover. Vegetation must be distributed throughout the entire planting buffer to achieve a complete coverage of the buffer.
(3) 
Buffers on man-made slopes shall have a maximum slope of 25%.
(4) 
One tree shall be provided for every 500 square feet of required landscape buffer area. Trees shall be mixed evergreen and deciduous species with no more than 30% of the screen being composed of deciduous trees. Trees shall have a minimum height of 20 feet at maturity.
(5) 
Shrubs within buffer areas must be planted such that one shrub is provided for each 250 square feet of buffer area. Plantings must be staggered and arranged in combination with the required trees to achieve a natural and pleasing appearance at maturity. Shrubs shall be of a species as to provide screening from the ground to a height of six feet at maturity. The ground area within the buffer area shall be covered with grass, ground cover or mulch.
(6) 
Buffers and screening shall be continuous, and no parking facilities or structures of any sort shall be permitted within the landscape buffer areas. Buffers may be penetrated with driveways and walkways, provided that said penetrations are perpendicular to the buffer and are minimized.
(7) 
All landscaped buffer areas shall be kept clean of all debris, litter, weeds, and tall grasses, and shall otherwise be maintained in good form by the landowner or other entity in accordance with the approved plans.
(8) 
Existing wooded areas may meet the criteria of the requirements of a buffer yard with the following conditions:
(a) 
The existing wooded area encompasses the entire required width of the buffer yard and no change of grade is proposed within the buffer area.
(b) 
The existing wooded area is primarily comprised of acceptable native woody plant species as described in the Native Plant List published by the Pennsylvania Department of Conservation and Natural Resources (PA DCNR).
(c) 
The existing wooded areas consist of a dense, healthy stand of trees and other desirable vegetative materials and will provide a buffer equal to or better than the required buffer when mature.
(d) 
Supplemental planting may be required to provide the required number, species mix and visual screening required by this section and Subsection G.
(e) 
All invasive and noxious weeds and trees shall be deadened and removed from the buffer area.
(9) 
Decorative fencing, walls and earthen berms of adequate height and slope are encouraged and may be substituted for a portion of the required landscaping at the sole discretion of the Board of Commissioners. Fences and walls shall be of a solid design nature and consist of low-maintenance materials which are aesthetically pleasing for use in a landscaped buffer. Any walls or fencing shall be constructed to a minimum height of six feet.
F. 
Design standards for parking lots and perimeters.
(1) 
In any parking lot containing 30 or more parking spaces (excluding a parking garage), 5% of the total area of the parking lot shall be devoted to interior landscaping. Such interior landscaping shall be used at the end of parking space rows to break up rows of parking spaces and to help visually define travel lanes within the parking lot. No more than 20 parking spaces shall be placed in a row without the use of a landscaped island.
(2) 
Landscaping areas situated outside of the physical confines of the parking lot, such as peripheral areas and areas around buildings, shall not constitute interior landscaping. For purposes of computing the total area of any parking lot, all areas within the perimeter of the parking lot shall be counted, including all parking and loading and unloading spaces, fire lanes, access and drive aisles, islands, and curbed areas.
(3) 
Perimeter plantings around parking lots shall also be provided. Perimeter landscaped areas shall be a minimum of five feet in width. A minimum of one deciduous or coniferous tree and two shrubs shall be provided for each 50 feet of parking lot perimeter provided. The balance of the perimeter shall be composed of ground cover, grass, perennials, and the like. Earthen berms and mounds are encouraged to screen the parking area from public streets or adjacent properties.
(4) 
Ground cover alone is not sufficient to meet the parking lot landscaping requirements. A mixed planting design of deciduous trees, shrubs, and ground cover shall be provided within the landscaped islands.
(5) 
The following design requirements shall be adhered to for all interior landscaping within parking lots:
(a) 
Landscaping shall be provided within curbed islands having a minimum width of 10 feet and a minimum area of 180 square feet for single depth islands and a minimum width of 10 feet and a minimum area of 360 square feet for islands with a depth equal to two parking spaces.
(b) 
Each landscaping island must be provided with a minimum of one deciduous tree plus one shrub per each 100 square feet of island area with the balance being composed of ground cover and perennials.
(c) 
Island plantings must be coordinated with the location and height of light standards and utility lines such that conflicts do not exist.
(d) 
Landscaping materials shall be protected from intrusion by cars by the use of curbing, bollards, wheel stops or similar devices.
(e) 
Plantings within landscaped islands shall be designated to provide adequate vehicular sight distance within the parking lot and for any access thereto.
G. 
Design standards for site area landscaping.
(1) 
All multifamily, commercial and industrial developments shall be provided with site landscaping amenities in addition to any required landscaping for screens, buffer yards, parking lots, parking lot perimeters, and where a nonresidential use or an A-O, C or IP Zone abuts an R-1 or R-2 Residential Zone or residential use.
(a) 
A fence, wall, berm or screen planting as set forth herein shall be required to screen from view (in the residential zone) any commercial, office or industrial use.
(b) 
The fence or wall, if required, must be a minimum of six feet high, or higher if required by the Zoning Officer, and must be constructed of wooden boards or pickets, PVC, solid masonry or chain link with slats so as to totally block the view from one side to the other.
(c) 
Vegetative screening must be a minimum of six feet high, or higher if required by the Zoning Officer, after at most one growing season. Said planting must be in a healthy condition and pruned so as to totally block the view from one side to the other.
(d) 
Earthwork berms may be substituted for screen fencing or vegetative screening only if covered with grass, pachysandra, myrtle or other evergreen vegetative ground cover that is maintained in a healthy condition.
(e) 
Site landscaping shall be provided for the following general conditions and shall be depicted on the Landscaping Plan referenced herein:
[1] 
Building foundations and building entrance points.
[2] 
Front and side yard areas of buildings.
[3] 
Areas along access drives to adjacent streets.
[4] 
Areas around entrance or development signs.
(2) 
All required areas shall be landscaped to the satisfaction of the Township with a combination of trees, shrubs, ground cover, planting beds, annuals and perennials and other landscape features in order to complement the building and provide for a suitable site design. Grass cover alone will not be sufficient to meet landscaping requirements of this section.
(3) 
Service loading and unloading areas shall be landscaped to screen the view from adjacent streets and properties.
(4) 
Where the external storage of materials is permitted on the property, said areas shall be landscaped to screen the view from adjacent streets and properties.
(5) 
Trash disposal areas, such as dumpsters or compactors, shall be screened so as not to be visible from parking areas, adjacent streets and properties. Such areas shall be screened with a combination of architectural masonry or fencing and landscaped with coniferous shrubs with a height of at least six feet.
(6) 
Sewage pumping stations, treatment facilities, utility substations and similar utility structures shall be landscaped to screen the view from surrounding areas.
H. 
Design standards for street trees.
(1) 
Street trees shall be required in all subdivisions and land developments based on the following:
(a) 
For existing and new arterial, collector and minor streets as defined herein a quantity of one street tree for every 50 linear feet of street frontage shall be provided.
(2) 
Design requirements. The following design guidelines shall be met unless otherwise stipulated in this section.
(a) 
Street trees shall be planted no closer than 30 feet on center or farther than 75 feet on center along each side of the street.
(b) 
No more than 25% of one species of tree shall be planted as street trees within a development.
(c) 
Street trees shall be planted a minimum of five feet outside the street right-of-way line.
(d) 
The location of street trees shall not be planted within required clear sight triangles of intersections.
(e) 
The placement of street trees shall not conflict with the placement of underground utilities, storm sewer systems, or other public infrastructures.
(f) 
Street trees shall not be planted within 10 feet from any storm drain inlet, fire hydrant, accessible manhole or utility pole or structure.
I. 
Credit for preservation of existing trees in required buffer yards.
(1) 
A landscape credit can be applied toward the required buffer yard plant materials for the preservation of existing trees, provided that said existing trees are of a quality native species and are in a condition that is acceptable to the Township and are worthy of saving and included within the required buffer area.
(2) 
A credit of two shade trees can be applied to the required landscaping for each existing tree that is at least six inches in diameter measured at breast height and is within the required buffer yard.
(3) 
All existing trees must also be healthy, vigorous, in good form and preserved within the site's immediate developable area. Remote stands of trees which have no buffer value will not be eligible for consideration.
(4) 
The existing trees must also be able to tolerate any induced stresses and changes caused by the proposed development for a one-year period after construction is completed.
(5) 
Existing trees with a six-inch or greater diameter considered for preservation shall be measured at breast height above the existing grade. Trees targeted by the applicant to be preserved shall be field surveyed, identified and shown on the subdivision or land development plan at the time of submission to the Township.
(6) 
Existing trees considered for preservation shall be field marked by the applicant and protected from construction activities in an acceptable and appropriate manner. No changes in grade shall be permitted adjacent to those trees being preserved.
(7) 
Existing trees considered for preservation within the developable area shall remain undisturbed and shall be protected and encircled with an acceptable fence for protection.
(8) 
The diameter of the undisturbed area shall extend to the dripline of the tree or by one foot of undisturbed area per inch of tree diameter measured at breast height from the existing grade, whichever is greater. The tree can be preserved if at least 2/3 of the designated area can remain undisturbed.
(9) 
Impervious or construction material shall not be placed under the dripline or within the designated tree protection fenced area.
(10) 
If existing trees meet the preservation criteria but cannot be saved successfully and die within a one-year period after completion of the project, the applicant shall be responsible to fully remove and replace the existing tree with the required landscaping materials.
J. 
Stormwater basin landscaping. The following requirements shall apply to landscaping within and around stormwater management basins:
(1) 
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 meadow plantings or grasses specifically suited for stormwater basins.
(2) 
Trees and shrubs shall be planted around stormwater basins. However, trees and shrubs shall not be planted in locations that would interfere with the function of the basin, such as within 30 feet from the outlet/drain structure, emergency spillway or dam. A minimum average of two trees and 10 shrubs shall be required to be planted around the basin for every 100 linear feet of basin perimeter. Such perimeter shall be measured at the elevation of the top of the berm. Such trees and shrubs shall be in addition to other Township requirements. Trees shall have an initial trunk diameter of two inches, measured six inches above the ground. Shrubs shall have an initial height of four feet.
(3) 
Natural ground cover plant species shall be planted in the floors and slopes of the basin. These ground covers may include wildflowers, meadows or nonaggressive grasses. Species shall be chosen that are suitable for the expected wetness of various portions of the basin. The plantings shall provide a continuous cover over all earth areas of the basin. The plantings shall not interfere with the proper functioning of the basin, in the determination of the Township Engineer.
(4) 
Lawn grass areas may be sodded or hydroseeded to minimize erosion during the establishment period. Once established, turfgrass areas on nonwet areas of the basin shall be maintained at a height of not more than six inches.
(5) 
To the maximum extent feasible, stormwater basins shall be designed with slopes that blend with the surrounding topography. Areas intended to be mowed shall have a maximum slope of 3:1.
K. 
Dumpster screening and location.
(1) 
Any newly placed solid waste dumpster shall be screened on at least three of four sides as necessary to screen views from public streets and dwellings.
(2) 
Such screening shall consist of decorative masonry walls, primarily solid weather-resistant wood fencing, or fencing of a similar appearance (such as solid vinyl post).
(3) 
Setback from dwellings. An outdoor solid waste container (other than for paper or cardboard) shall be kept a minimum of 20 feet from the lot line of a dwelling on an abutting lot.
(4) 
If a solid waste dumpster is moved from one part of a lot to another part of a lot, then it shall come into compliance with this section.
(5) 
This section shall not apply to dumpsters temporarily placed during actual construction or demolition on the premises for 12 months or less.
(6) 
If a building includes four or more dwelling units and a dumpster is provided, then there shall be provided at least one solid waste dumpster with a lid, which shall be emptied on a regular basis. The number of dumpsters, capacity of the dumpster(s), and the frequency that the dumpster(s) is emptied shall be sufficient to ensure that all solid waste deposited by building occupants can be stored within the dumpster without said materials being placed on or allowed to accumulate on the ground.
L. 
Riparian and wetland buffers.
(1) 
Riparian and wetland buffers are required along all streams or watercourses in order to provide water resource protection, including the following:
(a) 
Reduction of the amount of nutrients, sediment, organic matter, pesticides and other harmful substances that reach watercourses.
(b) 
Provision of shade, which moderates stream temperature and protects fish habitat.
(c) 
Provision of stream bank stability, which protects fish habitat and controls sediment and erosion.
(d) 
Provision of organic matter through leaves that fall in the stream and provide food and habitat.
(e) 
Conservation of the natural features important to land and water resources.
(2) 
Riparian buffers shall consist of any area within 50 feet of the top of the stream embankments. Wetland buffers shall consist of any area within 30 feet of the delineated wetland boundary.
(3) 
No woodland or land disturbance shall be permitted within any riparian buffer, except for the following:
(a) 
Timber harvesting in accordance with a woodland management plan submitted to the Township and prepared by a professional consulting forester.
(b) 
Vegetation management in accordance with an approved landscape plan or open space management plan.
(c) 
Customary agricultural practices in accordance with a soil conservation plan approved by the County Conservation District.
(d) 
Regulated activities permitted by the commonwealth.
(e) 
Installation of underground utilities and access roads or drives, where the applicant has demonstrated to the Township's satisfaction that no alternative location is feasible and that the proposal consists of the minimum disturbance necessary to provide utility service or adequate access.
(f) 
Provision of unpaved trail access.
(g) 
Selective removal of hazardous or invasive alien vegetative species.