A.
This article establishes and defines the design and improvement standards
that the Township shall require in the review, approval and construction
of any subdivision or land development.
B.
The standards outlined herein shall be considered minimum requirements
for the promotion of the public health, safety and general welfare.
C.
When other applicable regulations impose more restrictive standards
than those specified herein, the more restrictive standards shall
apply.
B.
The design of subdivisions and land developments shall preserve,
insofar as possible, the natural terrain, natural drainage, existing
topsoil, and vegetation.
C.
Land subject to hazards to life, health or property, such as may
arise from fire, floods, disease or other causes, shall not be developed
for building purposes unless such hazards have been eliminated or
unless the plan shall show adequate safeguards against them, which
shall be approved by the appropriate regulatory agencies.
D.
All portions of a tract being developed shall be taken up in lots,
streets, public lands or other proposed uses so that remnants of landlocked
areas shall not be created. Whenever the proposed subdivision is part
of contiguous holdings of the applicant and/or the property is held
by equitable rights as part of a larger tract, then a sketch plan
shall be provided for the entirety. Any computation for open space,
sewer, water and/or traffic requirements shall be based on the entire
parcel as defined above.
E.
Lot lines shall, where possible, follow Township boundary lines rather
than cross them.
F.
Physical improvements to the property being developed shall be provided,
constructed and installed as shown on the final plan in accordance
with the requirements of the Township. An improvements agreement shall
be required to be signed and submitted by the applicant for approval
of the Board of Supervisors. See Appendix C for specific form.[2]
[2]
Editor's Note: Appendix C, Plan-Related Applications, Forms and Checklists, is attached to this chapter.
G.
All required improvements shall be constructed at the expense of
the applicant as shown on the recorded plan in a manner approved by
the Board of Supervisors.
H.
Supervision of the installation of the improvements required by this
article shall in all cases be the responsibility of the Township or
of the appropriate state regulatory agency.
A.
The length, width and shape of blocks shall be determined with due
regard to:
B.
All blocks in a subdivision shall have a minimum length of 500 feet
and a maximum length of 1,000 feet.
C.
In commercial or residential land development areas, the block layout
shall conform, with due consideration of site conditions, to the best
possible layout to service the public, to permit good traffic circulation
and the parking of cars, to make delivery and pickup efficient, and
to reinforce the best design of the units in the commercial or residential
area.
D.
The block layout in industrial areas shall be governed by the most
efficient arrangement of space for present use and future expansion,
with due regard for worker and customer access and parking.
E.
In long blocks where increased pedestrian use is expected, such as
those containing schools, parks or shopping, the Board of Supervisors
may require both an internal mid-block sidewalk and a mid-block crosswalk.
The minimum right-of-way shall be 12 feet, containing a six-foot-wide
sidewalk.
A.
General lot design standards.
(1)
Lot dimensions, areas and minimum setback standards shall not be less than as required by Chapter 450, Zoning.
(2)
Lot dimensions, areas and orientation shall be appropriate for the
type of development and use contemplated and sufficient to provide
satisfactory space for required off-street parking, accessory uses,
and other applicable standards of Township codes and ordinances.
(3)
Wherever practicable, the side property lines of lots shall be at
right angles or radial to the right-of-way line.
(4)
In order to avoid jurisdictional problems, lot lines shall follow
municipal boundaries rather than cross them to the greatest extent
feasible.
(5)
Remnants of land that do not meet minimum area and bulk requirements
for the applicable zoning district shall not exist after subdivision.
All portions of a plan shall be incorporated into existing or proposed
lots unless special usage for a specific piece of land is applied
for as part of a land development proposal.
(6)
All lots shall abut a public street or shall have access to an approved
private street.
B.
Lot frontage standards.
(1)
All lots shall have frontage along the right-of-way of a street and
have direct access to a street, existing or proposed. Each lot shall
have, in addition to the minimum width at the front lot line, sufficient
free and complete access to an existing or proposed street cartway
to avoid the need to cross any portion of another lot to reach such
street.
(2)
Reverse frontage lots shall be encouraged. Proposed subdivisions
involving the creation of three or more residential lots (in total)
abutting an existing or proposed arterial or major collector, or the
creation of five or more lots abutting an existing or proposed minor
collector, shall be designed as reverse frontage lots. The applicant
shall be required to provide a local access street to connect the
reverse frontage lots to the arterial or collector. Where a choice
exists, the applicant shall connect to the street with the lowest
classification.
(3)
Flag (interior) lots. Lots for which the only frontage on a street
is by an access strip, the sole purpose of which is to provide fee-simple
access from that street to the principal part of the lot, shall be
permitted only if all of the following requirements are satisfied:
(a)
The Board of Supervisors grants permission based on topographical
or other conditions unique to the site.
(b)
The lot involves no more than one single-family detached dwelling.
(c)
No more than 5% of the lots in a subdivision may be flag lots.
In any case, lots in an approved plan shall not be further subdivided
into flag lots.
(d)
The flag lot access strip to the public street has a minimum
width of 50 feet for its entire length.
(e)
The minimum lot area, lot width, lot depth, and setback of the
district are met, exclusive of the access strip.
(f)
All structures are located on the lot so as to provide the district's
required setback should the access strip later become a street.
(g)
The lot is not a reverse frontage lot.
(4)
Double frontage lots are prohibited.
Setback lines shall conform to the provisions of Chapter 450, Zoning, as amended.
A.
The location and width of all streets shall conform to the Comprehensive
Plan, the Zoning Ordinance and the Official Map or to such parts thereof
as may have been adopted by the Township.
B.
Proposed streets shall further conform to such county and state highway
plans as have been prepared, adopted and/or filed as prescribed by
law.
C.
Streets shall be logically related to the topography so as to produce
reasonable grades, satisfactory drainage and suitable building sites.
D.
Residential streets shall be so laid out as to discourage through
traffic; however, the arrangement of streets shall provide for the
continuation of existing or platted streets and proper access to adjoining
undeveloped tracts suitable for future subdivision.
E.
New streets shall be provided through to the boundary lines of the
development with temporary easements for turnarounds when the subdivision
or land development adjoins unsubdivided acreage. However, no such
streets are required when it is shown to the satisfaction of the Board
of Supervisors to be poor or unnecessary design or that such a requirement
would not further the objectives of this chapter.
F.
Streets that are an extension of, or obviously in alignment with,
existing streets shall bear the names of the existing streets. Street
names shall not be repeated, and all street names shall be subject
to the approval of appropriate local authorities. The applicant shall
first contact the Township staff for preliminary approval of potential
road names. After receiving tentative Township approval, the applicant
shall request approval from the postmaster that is responsible for
delivery to that area. After postmaster and Township approval, the
road name must be placed on the final subdivision or land development
plat for Board signature.
G.
If lots resulting from original subdivision are large enough to permit
resubdivision or if a portion of the tract is not subdivided, adequate
street rights-of-way to permit further subdivision shall be provided
as necessary.
H.
The dedication of half streets at the perimeter of a new subdivision
is prohibited.
A.
All construction shall be in accordance with PennDOT 408 Specifications,
as per the latest edition; however, asphalt paving shall not be completed
between October 31 and April 1.
B.
Bituminous paving mixtures shall not be placed when surfaces are
wet.
C.
No paving shall be completed anytime, until the air temperature has
reached 40° F. and is rising or the surface on which the mixture
is to be placed is 40° F. or higher.
A.
General street requirements.
(1)
Streets shall be finish graded to the full width of the right-of-way,
surfaced and improved to the grades and dimensions shown on the plans,
profiles and cross sections submitted by the developer and approved
by the Board of Supervisors.
(2)
The right-of-way shall be stabilized with grass or an appropriate ground cover, as approved by the Township Engineer. Where possible, woodlands within a right-of-way shall be preserved in accordance with § 385-70.
(3)
Maximum slopes of banks measured perpendicular to the center line
of the street shall be 3:1 in fill areas and 3:1 in cut areas.
(4)
Prior to placing the street surface, adequate subsurface drainage
for the streets and all subsurface utilities as acceptable to the
Township Engineer shall be provided or installed by the developer.
Public utilities are required to be placed underground, including
all new lines and services located along existing street frontage,
in compliance with applicable federal, state and Township requirements,
as may be amended from time to time.[1]
(5)
Whenever standards for required street improvements are not specified
by the Board of Supervisors, the applicable standard requirements
of the Pennsylvania Department of Transportation's Design Manual Part
2 (Pub. 13, most recent edition), Chapter 15, Guidelines for Design
of Local Roads and Streets, shall govern, and all work shall be performed
in the manner prescribed in the Standard Specifications for Road Construction
(Pub. 72, most recent edition) of said Department for the type of
construction under consideration.
(6)
Street name signs, as well as other appropriate street signs, shall
be provided subject to the approval of the Board of Supervisors. Upon
occupancy of any home on a street in an approved development or land
development, street name signs must be erected in conformity with
this section. The developer must maintain signs, erected under this
provision, until the acceptance of dedication of the streets by the
Township. Street signs shall be made with engineer grade material,
double-extruded, with a blue background, and the design of street
signs shall be in accordance with the following:
(a)
Size. The sign shall be nine inches high and no longer than
36 inches in length.
(c)
Supplemental letters. See Table 500-1.
|
Table 500-1
Supplemental Letters — Approved Abbreviations
| ||||
|---|---|---|---|---|
|
Supplemental Letters
| ||||
|
Word
|
Abbreviation
|
Word
|
Abbreviation
| |
|
Avenue
|
AVE
|
Parkway
|
PKWY
| |
|
Boulevard
|
BLVD
|
Pike
|
PIKE
| |
|
Circle
|
CIR
|
Plaza
|
PLZ
| |
|
Court
|
CT
|
Road
|
RD
| |
|
Drive
|
DR
|
South
|
S
| |
|
East
|
E
|
Street
|
ST
| |
|
Highway
|
HWY
|
Terrace
|
TER
| |
|
Lane1
|
LN
|
Way
|
WAY
| |
|
North
|
N
|
West
|
W
| |
|
NOTE:
| ||
|---|---|---|
|
1
|
All private streets that are not dedicated to the Township shall
use the thoroughfare designation of "Lane."
| |
(7)
Streets shall be plotted to conform to land forms to reduce cuts
and fills; however, in no event shall cuts and fills exceed eight
feet.
B.
Street grades.
(1)
The minimum grade on all streets shall be 1%.
(2)
The maximum grade on all streets shall be 7%, except that short intervals
on local streets (not exceeding 150 feet in length) may exceed 7%
but not be more than 10%.
(3)
Vertical curves shall be used in changes of grade exceeding 1%. To
provide proper sight distances, the minimum length (in feet) of vertical
curves shall be as follows: for arterial streets, 85 times the algebraic
difference in grade; for collector streets, 55 times the algebraic
difference in grade; for local streets, 30 times the algebraic difference
in grade.
(4)
The through street shall be approached by side streets in accordance
with the following standards: When a through street is approached
by a side street, there shall be a leveling area for a minimum length
of 75 feet, measured from the intersection of the curblines or edge
of cartway. Within this leveling area, the grade shall not exceed
4%. No part of a vertical curve exceeding 4% shall be allowed within
the leveling area.
(5)
A permanent cul-de-sac turnaround shall have a center-line grade
that does not exceed 7%. A temporary cul-de-sac turnaround shall have
a center-line grade that does not exceed 4%.
A.
The minimum radius at the center line for horizontal curves on arterial
streets shall be 600 feet; for collector streets, 300 feet; and for
local streets, 150 feet. Proper superelevation shall be provided for
curves on arterial streets.
B.
There shall be a tangent of at least 100 feet between reverse curves
for all streets.
C.
Horizontal and vertical alignments should be designed together to
complement one another to provide increased safety, uniformity of
speeds and pleasing appearances. Minimum-length horizontal and vertical
curve combinations shall be avoided. All streets must be designed
in accordance with AASHTO's Policy on Geometric Design of Highways
and Streets, latest edition.
A.
No more than two streets shall intersect at the same point.
B.
Right-angle intersections shall be used whenever possible. The minimum
angle of intersection of the street center lines shall not be less
than 75°.
C.
Street curb intersections shall be rounded by a tangential arc with
a minimum radius of 20 feet for local streets and 30 feet for intersections
including collector or arterial streets.
D.
Radius corners shall be provided on the property lines substantially
concentric with the curb radius. The right-of-way shall be rounded
by a tangential arc with a minimum radius of 25 feet for all roads.
E.
There shall be provided and maintained at all intersections, clear
sight distances of 75 feet, measured along the center line from the
point of intersection. These shall be indicated on all plans. Within
such triangles, no object greater than 2 1/2 feet in height and
no other object that would obscure the vision of the motorist shall
be permitted in the area. The building setback lines for corner lots
shall be adjusted to accommodate the clear sight triangle.
F.
In addition to the clear sight triangle requirements, safe sight
distance shall be provided in each direction from the proposed street
on the through road in accordance with Pennsylvania Code Title 67,
Transportation, Chapter 441. Vehicles on the through road entering
the proposed street shall be provided with the safe stopping sight
distance required for the design speed on the through road in accordance
with AASHTO's Policy on Geometric Design of Highways and Streets,
latest edition.
G.
Intersections involving arterial with collector streets shall not
be located less than 1,000 feet apart on the same side of the street,
measured from center line to center line along the center line of
the major street.
H.
Two streets intersecting from opposite sides shall intersect at their
center lines, or their center lines shall be offset at least 350 feet
for local streets and 500 feet for collector streets.
A.
Minimum street and cartway widths shall be in accordance with the
specifications of Table 500-2:
|
Table 500-2
Minimum Street and Cartway Widths
| |||
|---|---|---|---|
|
Street Type
|
Width of Right-of-Way
(feet)
|
Width of Cartway
(feet)
| |
|
Local access (without raised curb)
|
50
|
22
| |
|
Local access (with raised curb)
|
50
|
24
| |
|
Marginal access
|
None
|
22
| |
|
Service drive
|
None
|
22
| |
|
Private (residential subdivision)
|
50
|
16
| |
|
Private (residential land development)
|
50
|
22
| |
|
Cul-de-sac turnaround* (one-way)
|
200 minimum diameter
|
16
| |
|
Temporary turnaround
|
50
|
50 diameter
| |
|
Collector (major and minor)
|
60
|
28
| |
|
Arterial (major and minor)
|
100
|
36
| |
|
Distributors (primary and secondary)
|
60
|
28
| |
|
NOTE:
| ||
|---|---|---|
|
*
|
May vary in accordance with § 385-41B.
| |
B.
Provisions for additional cartway width may be required by the Board
of Supervisors in specific cases that:
(1)
Promote public safety and convenience.
(2)
Provide access to off-street parking in commercial and industrial
areas and in areas of high-density residential development.
(3)
When a subdivision fronts on an existing street having a width less
than the minimum required by this chapter, the increased width of
this road, as measured from the physical center line of the road,
shall be 1/2 the minimum required width of road. The road widening
shall be along the entire frontage of the subdivision abutting the
street.
(4)
Accommodate special topographic circumstances which may result in
cut/fill slopes extending beyond the standard right-of-way in all
circumstances to assure accessibility for maintenance operations.
C.
When a subdivision or land development fronts on an existing road
having a right-of-way of less than the minimum width required in this
chapter, an ultimate right-of-way line shall be established. The distance
of this ultimate right-of-way line from the center line of the existing
right-of-way shall be 1/2 the width of the required minimum right-of-way.
A.
All street construction and paving must conform to the specifications
incorporated in this section of the standards; to the applicable requirements
of the Pennsylvania Department of Transportation Specifications, Publication
408, as most recently published, and shall be approved by the Township
Engineer prior to acceptance by the Board of Supervisors. All design
standards shall conform to the requirements established by this section
and shall be subject to the approval of the Township Engineer.
B.
Street paving shall have a minimum total compacted depth of 13 1/2
inches, consisting of nonwoven, geotextile material, a compacted six-inch
subbase of 2A Type C stone, a six-inch bituminous concrete base course,
and a one-and-one-half-inch bituminous wearing course ID-2. Alternate
paving sections may be approved by the Board of Supervisors and the
Township Engineer, as long as the proposed alternative meets the structural
strength achieved with the above pavement specification.
C.
All Township streets shall have a crown of 1/4 inch per foot sloping
away from the center line unless otherwise directed by the Township
Engineer.
D.
Subgrade. Wherever possible, the subgrade shall be in cut or undisturbed
subsoil. In no case shall the subgrade consist of filled or undisturbed
topsoil or frozen soils. All deleterious material such as tree roots,
leaves, branches, trash, stones exceeding six inches in diameter,
and miscellaneous construction debris shall be removed from the subgrade.
Sheep's-foot shall accomplish compaction; smooth wheel or rubber-tired
roller, at the discretion of the Township Engineer. The subgrade shall
be compacted tight and dry and shall not be soft and spongy when check
rolled. Compaction of the subgrade shall extend the full width of
the cartway, including the width to be occupied by shoulders, where
applicable. Unstable areas shall be removed and replaced with suitable
fill and then rerolled as required to provide a uniform even surface.
The required crown shall be built into the shaped subgrade.
E.
Geotextile. A Class 4 geotextile shall be placed over the entire
compacted subgrade. The material and installation shall be in accordance
with the specifications of the Pennsylvania Department of Transportation,
Publication 408, as per the latest edition.
F.
Subbase. The subbase shall be a 2A Type C stone placed to a compacted
depth of six inches (this may be achieved in one lift). The subbase
shall be compacted to a firm and unyielding surface by rolling the
entire area with a minimum of a ten- to twelve-ton vibratory roller.
Prior to continuing to the next course, the subbase shall be checked
by the Township Engineer for grade, crown and contour. Proper compaction
will be determined based on nonmovement of the material under the
specified compaction equipment and/or compaction testing as required
by the Township Engineer.
G.
Bituminous concrete base course. The bituminous concrete base course
shall have a compacted depth of six inches (this is to be achieved
in two equal lifts). It shall be mixed, delivered, placed and protected
in accordance with the requirements of Pennsylvania Department of
Transportation Specifications, Publication 408, as per the latest
edition.
H.
Wearing course. After proper cleaning, repairing and preparation
of the bituminous concrete base course, as directed by the Township
Engineer, the base course shall be primed with a tack coat consisting
of materials meeting the specifications of the Pennsylvania Department
of Transportation, Publication 408, as per the latest edition. The
wearing course shall then be placed and must achieve a compacted depth
of 1 1/2 inches of ID-2 material. The wearing course shall be
mixed, delivered, placed and protected in accordance with the specifications
of the Pennsylvania Department of Transportation, Publication 408,
as per the latest edition.
I.
Joint seal. After application of the wearing course, all curb, inlet,
manhole, etc., joints shall be sealed with a six-inch-wide Grade BM-1
or A-1 bituminous gutter seal.
J.
Grading and shoulders. Roadway shoulders with curbs shall be graded
with a slope of 1/2 inch per foot from the right-of-way line towards
the curbline, unless directed otherwise by the Township Engineer,
so that all runoff within the right-of-way is directed to the curbline.
All streets that are to be dedicated to the Township of West
Bradford shall be continually offered for dedication, tendering to
the Township fee simple title that is good and marketable, such as
will be insured, without objection, by any reputable title insurance
company free and clear of all liens, easements and encumbrances excepting
only the easement of public passage. Prior to dedication of any street,
easement or other public improvements, the developer shall submit
the following:
A.
A letter to the Township requesting dedication.
B.
Deeds of dedication for public improvements to be reviewed by the
Township's Solicitor and Engineer.
C.
As-built plans of all public improvements, including but not limited to the actual locations, dimensions and conditions of all public improvements. Easements showing geometry and right-of-way monument location certified by a registered surveyor to be in accordance with actual construction. As-built plans shall show elevations and inverts to all manholes, inlets, pipes and roads. The capacity of the constructed stormwater management basin shall be certified to be in accordance with the design capacity. As-built plans shall be delivered in the same paper and digital format as required in § 385-15A(3).
A.
Dead-end streets are prohibited unless designed as permanent cul-de-sac
streets or when designed as a temporary cul-de-sac for future access
to adjoining properties.
B.
All culs-de-sac, whether permanently or temporarily designed as such,
shall not exceed 1,000 feet in length or, at a minimum, less than
250 feet and shall not furnish access to more than 20 lots. Permanent
cul-de-sac streets must be provide with a paved turnaround having
a minimum outside diameter of 166 feet and a minimum inside diameter
of 134 feet to each curbline and a minimum interior circular right-of-way
diameter of 100 feet and having an outside minimum right-of-way diameter
of 200 feet. The inside radius of the paved turnaround shall be provided
with a mountable cul-de-sac island curb. (See Appendix D for cul-de-sac
turnaround and rolled and special rolled cul-de-sac curb details.[1])
[1]
Editor's Note: Appendix D, Street-Related Construction Details, is attached to this chapter.
C.
The shape of the cul-de-sac turnaround may be oval or irregular in
shape instead of circular with the following conditions:
D.
The maximum number of lots permitted to have frontage on a cul-de-sac turnaround that contains the minimum dimensions specified in Subsection B is six. The number of lots permitted on a cul-de-sac turnaround can be increased by one lot for every additional 92 feet of property street line circumference that is in addition to the circumference resulting from a two-hundred-foot-diameter right-of-way. Each lot referred to above shall have the required minimum lot width at the required minimum front yard setback line.
E.
An open center open space area shall be provided that is concentric with the cul-de-sac turnaround and shall have a fifty-foot radius and may be modified as indicated in Subsection B.
F.
Any street dead-ended for either access to an adjoining property
or for authorized staged development, which is greater than one lot
depth, shall be provided with a temporary all-weather turnaround within
the subdivision or land development, and the use of such turnaround
shall be guaranteed to the public until such time as the street is
extended. The temporary turnaround shall be circular with a minimum
cartway radius of 25 feet and shall remain completely within the right-of-way.
G.
All nonthrough streets shall be provided with an authorized sign
stating that no outlet exists.
H.
The length of cul-de-sac shall be measured from the edge of paving
of the nearest through street to which the cul-de-sac street is connected
and to the center point of the cul-de-sac circle or radii or centroid.
I.
PennDOT "One Way" directional signs shall be placed at the entrance
of the cul-de-sac circle located 18 inches behind the interior cul-de-sac
circle curb.
J.
Cul-de-sac turnarounds are exempt from the following provisions of
this chapter:
(3)
Appendix curb details. Except for those required within the West
Bradford Township cul-de-sac turnaround requirements. (See Appendix
D.[2])
[2]
Editor's Note: Appendix D, Street-Related Construction Details, is attached to this chapter.
K.
The cul-de-sac turnaround center island shall be owned and maintained
by a homeowners' association. A continuing offer of dedication shall
be provided on the plan for dedication of the cul-de-sac turnaround
center island to West Bradford Township. In the absence of a homeowners'
association, the cul-de-sac turnaround center island may be owned
and maintained by West Bradford Township at the discretion of the
Board of Supervisors, or if the Board desires, deeded to individual
lot owners located on the cul-de-sac turnaround.
L.
Cul-de-sac turnaround islands shall be graded to have a mound or
a depression with appropriate drainage. The island area may be used
for stormwater management and installation of best management practice
facilities. The mound shall be graded such that its highest elevation
will be a maximum of three feet above the average elevation of the
cul-de-sac turnaround cartway elevation as indicated in Appendix D[3] or as recommended by the Planning Commission and/or approved
by the Board of Supervisors.
[3]
Editor's Note: Appendix D, Street-Related Construction Details, is attached to this chapter.
A.
Private streets are prohibited within subdivisions unless adequate
off-street parking is shown to exist and the developer guarantees
proper maintenance of all improvements.
B.
No subdivision of more than three lots shall be approved on any private
street.
C.
Streets providing circulation between adjacent land developments
(existing or proposed) shall be public streets and shall be connected
directly to another public street. All other streets within a land
development are permitted to remain private.
D.
There shall be a note on each preliminary and final plan indicating
private streets are not intended for dedication.
E.
There shall be a note on each preliminary and final plan indicating
that private streets will have off-street parking.
F.
Private streets shall adhere to all design standards of a public
street except for those standards for which private streets are specifically
excluded. Private streets shall have a fifty-foot-wide right-of-way,
have a minimum cartway width of 16 feet and be constructed in accordance
with the design standards for public streets.
G.
Private streets shall not be offered for dedication unless they meet
all public street design standards.
H.
All private streets shall use the thoroughfare designation of "lane,"
i.e., Forest Lane.
I.
The Township Solicitor must approve a maintenance agreement for all
private streets. The agreement must be recorded in the deed for each
lot and must include the declaration of assessments for the maintenance
of the private street.
J.
A snow removal escrow account is not required for private streets.
However, provisions for snow removal shall be included in the maintenance
agreement.
Connecting streets, which are also known as "primary and secondary
distributors" per the West Bradford Township Comprehensive Plan:
A.
Shall have a minimum cartway width of 28 feet.
B.
Shall have upright curb, and no driveways shall be permitted to access
a connecting street.
C.
All connecting streets shall have a sixty-foot-wide right-of-way.
D.
All connecting streets shall have a four-foot-wide sidewalk with
a minimum four-foot grass area between the curb and sidewalk on both
sides of the street.
E.
Maximum center-line grade shall not exceed 7%, except that short
intervals (not exceeding 150 feet in length) may exceed 7%, but not
be more than 10%.
Standards for driveway construction are included in § 166-7, Standards, of the Code of the Township of West Bradford.
Where a subdivision or land development borders on or contains
an existing or proposed collector or arterial street, the Planning
Commission may require that access to such streets be limited by one
of the following means:
A.
The subdivision of lots so as to back onto the principal arterial
and front onto a parallel local street; no access shall be provided
on a strip of land along the property line of such lots adjoining
the collector or arterial.
B.
A series of culs-de-sac, U-shaped streets or short loops entered
from and designed generally at right angles to such a parallel street,
with the rear lines of their terminal lots backing onto the principal
arterial.
C.
A marginal access or service road (separated from the primary arterial
by a planting or grass strip and having access thereto at suitable
points).
Where easements are required for proposed utilities, including
but not limited to water and/or sewer facilities intended for dedication,
the requirements for easement shall be as follows:
A.
When easements are required for utilities, they shall be a minimum
of 20 feet wide and shall, to the fullest extent possible, be centered
on or be adjacent to rear or side lot lines. Local utility companies
shall be consulted by the developer when locating easements.
B.
To the fullest extent possible, easements shall be centered on or
adjacent to rear or side lot lines.
C.
Except for the intended purpose of the easement, driveways are the
only other use that may be constructed or placed within the area of
an easement. The easement area shall be kept as lawn or, where required,
vegetative buffer.
D.
Where a subdivision or land development is traversed by a watercourse,
drainageway, channel or stream, there shall be provided a drainage
easement, conforming substantially with the line of such watercourse,
drainageway, channel or stream and of such width as will be adequate
to preserve the unimpeded flow of natural drainage or for the purpose
of widening, deepening, relocating, improving or protecting such drainage
facilities or for the purpose of installing a stormwater sewer.
E.
Any easement or right-of-way required herein shall be made part of
the deeds of all affected properties. Any error found in a deed shall
be immediately corrected and rerecorded in the Chester County Recorder
of Deeds office, at the sole expense of the applicant. The applicant
shall be solely responsible to the buyer for any failure to record
an easement or right-of-way shown on the approved plan. Failure to
record an easement or right-of-way shown on the approved plan shall
not prevent its intended use from being realized. All easements and
rights-of-way shown on the final plan of record shall be deemed to
be deed-restricted.
A.
Sidewalks shall be required in all new residential subdivisions and
in commercial land developments.
B.
Sidewalks shall be required on both sides of new streets in residential
subdivisions. Sidewalks will be required on only one side of the street
in subdivisions if there are residential or commercial lots on only
one side of the street. However, sidewalks may be required by the
Board of Supervisors where applicable to promote pedestrian access
to adjoining streets and developments.
C.
Sidewalks and/or trails shall be required in any subdivision or land
development where it is desirable, in the opinion of the Board of
Supervisors, to provide access to community facilities (schools, shopping
areas, recreation areas, etc.) or to continue sidewalks or trails
that are existing in adjacent developments or to ensure the safety
of pedestrians in unusual or peculiar conditions with respect to prospective
traffic or where proposed sidewalks and trails are shown on the Township's
Official Map or Greenways, Trails and Gateways Plan.
D.
Sidewalks shall be provided along all new streets and parking compounds
located in land developments unless it can be shown to the satisfaction
of the Board of Supervisors that pedestrian traffic does not follow
or mix with vehicular traffic; in which case, both sidewalks and curbs
may not be required.
E.
Whenever sidewalks are to be provided as required by these sections,
a note must be placed on the title page of the plan that states that
abutting property owners will be responsible to maintain sidewalks
for the width of their property. That note shall also be listed as
a restriction to be placed on the deed to the property.
F.
The following design standards shall be used for sidewalks:
(1)
Sidewalks shall be located within the street right-of-way no closer
than one foot from the right-of-way line. A grass planting strip shall
be provided between the curb and sidewalk. This grass planting strip
shall not be less than four feet wide.
(2)
All sidewalks shall conform to specifications for Class AA Concrete,
as specified by the Pennsylvania Department of Transportation, with
a minimum compressive strength of 3,500 pounds per square inch after
28 days with 6% air entrainment by volume. Outside edges and joints
shall be formed with a one-fourth-inch radius edging tool. The sidewalk
surface shall be finished with a light broom finish.
(3)
Sidewalks shall be constructed to the dimensions shown in Appendix
D.[1] Sidewalks shall be a minimum of 4.5 feet wide, except
along collector and arterial streets and adjacent to shopping centers,
schools, recreation areas and other community facilities, where they
shall be a minimum of six feet wide.
[1]
Editor's Note: Appendix D, Street-Related Construction Details, is attached to this chapter.
(4)
Where a sidewalk abuts the curb and a building, wall or other permanent
structure, a premolded expansion joint 1/2 inch in thickness shall
be placed between the curb and the sidewalk for the full length of
such permanent structure. Sidewalks shall be constructed in separate
slabs 30 feet in length except for closures. The slabs shall be separated
by a transverse premolded expansion joint 1/2 inch in thickness. The
slabs between expansion joints shall be divided into blocks five feet
in length by scoring transversely, approximately 1/8 inch wide and
at least one inch deep.
(5)
Sidewalks shall have a minimum concrete thickness of four inches
where used solely for pedestrian traffic and a minimum thickness of
six inches at all driveways. Welded wire fabric (type 66-1010) shall
be provided on driveway aprons.
(6)
Sidewalk excavations shall be made to the required depth, and a subbase
layer of crushed stone, PennDOT 2-A Type C, not less than four inches
thick, shall be placed and thoroughly compacted prior to laying the
sidewalk.
(7)
Sidewalk ramps shall be provided at street or parking lot intersections
to provide handicapped accessibility.
G.
All trails shall be continually offered to the Township for dedication.
A note stating this shall be placed on the subdivision or land development
plan. This shall include a twenty-foot-wide easement centered on the
trail. Additionally, the developer must provide a written continuing
offer of dedication to the Township that includes a metes and bounds
description of the easement.
H.
The following design standards shall be used for trails:
(1)
The trail surface shall be bituminous pavement having a minimum depth
of three inches.
(2)
Trails shall cross roadways and parking lots at a ninety-degree angle
and include appropriate signage. Trail grades shall not exceed 5%.
Where trails cross driveways, they shall be delineated with striping
and appropriate signage.
(3)
Trails shall be constructed to the dimensions shown in Appendix D.[2] Trails shall be a minimum of six feet wide, except along
collector and arterial streets and adjacent to shopping centers, schools,
recreation areas, and other community facilities, where they shall
be a minimum of eight feet wide.
[2]
Editor's Note: Appendix D, Street-Related Construction Details, is attached to this chapter.
(4)
Trail excavations shall be made to the required depth and a Class
4 geotextile fabric shall be placed over the compacted subgrade. A
subbase layer of crushed stone, PennDOT 2-A Type C, not less than
six inches thick, shall be placed and thoroughly compacted prior to
laying the trail (this may be achieved in one lift). The base course
shall extend out a distance of 18 inches from the paved width on either
side of the trail before tapering to subgrade.
(5)
Trail paving shall consist of a bituminous concrete base course having a compacted depth of two inches and a wearing course having a compacted depth of one inch. A tack coat shall be applied between the two courses, and any joints must be sealed. Trails under construction shall comply with the requirements of § 385-34 of this chapter.
(6)
Trails shall be constructed with appropriate drainage swales and
surface pitch or crowning so that water flows off the trail in a perpendicular
sheet flow.
(7)
Trails shall be graded at street or parking lot intersections to
provide handicapped accessibility.
(8)
Trails shall provide connections to the development's internal sidewalk
system and any adjacent tract's trails and sidewalk systems. Alignments
do not necessarily have to follow exactly those proposed in the Township
Greenways, Trails and Gateways Plan or the Official Map; however,
they should enter/depart the development in close proximity to the
alignment shown.
I.
Waiver. The design standards set forth in Subsection H above may be waived if environmental or topographic constraints preclude the use of a paved trail. Appendix D[3] lists design criteria for stone dust and mulched trails.
[3]
Editor's Note: Appendix D, Street-Related Construction Details, is attached to this chapter.
A.
Curbs shall be required on new streets in subdivisions. In all cases,
the curb and gutter shall be keyed to the drainage plan.
B.
Curbs shall be provided on all new streets and parking compounds located within a land development unless § 385-47D is shown to apply.
C.
In areas where curb is not used, satisfactory provisions must be
made to avoid erosion.
D.
Curbs shall be constructed to the dimensions shown in Appendix D.[1] Curbs may be either the vertical type or rolled curb and
gutter type, subject to the approval of the Board of Supervisors.
The Township Engineer and Board of Supervisors shall approve the transition
from one type of curb to another. Rolled curb and gutter shall not
be used on major collector, arterial or connecting streets.
[1]
Editor's Note: Appendix D, Street-Related Construction Details, is attached to this chapter.
E.
All curb shall conform to specifications for Class AA Concrete, as
specified by the Pennsylvania Department of Transportation, with a
minimum compressive strength of 3,500 pounds per square inch, after
28 days (contain 6% air entrainment by volume). Belgian block, granite,
rock or an equal approved by the Township Engineer may be used in
lieu of plain cement concrete curb as shown on the details in Appendix
D.[2]
[2]
Editor's Note: Appendix D, Street-Related Construction Details, is attached to this chapter.
F.
Curbing shall be constructed in ten-foot lengths. A premolded bituminous
impregnated expansion joint having a minimum thickness of 1/4 inch
shall be placed between sections of curved curb and at intervals of
not more than 120 feet. Intermediate joints between ten-foot sections
shall be formed of two layers of single-ply bituminous paper. However,
wherever a driveway enters a street, that area of the driveway shall
not have a curb joint and can be constructed in lengths not longer
than 20 feet.
G.
The depressed curb at driveways shall be no higher than 1 1/2
inch above the street surface. The length of this depressed curb shall
not exceed 35 feet without a safety island. This safety island shall
not be less than 15 feet in length. Pipes or grates or other constructions
shall not be placed in the gutter to form a driveway ramp. The depressed
curb at handicapped ramps shall be flush with the paving surface.
H.
Excavations shall be made to the required depth, and the material
upon which the curb is to be constructed shall be compacted to a firm
even surface to 95% of the maximum dry weight density of the soil.
I.
Where curb ties into an inlet, two No. 5 reinforced bars 12 inches
long shall be used to connect the curb to the inlet.
A.
Monuments or markers shall be placed in accordance with the requirements
of this section. Monuments and markers shall be installed flush with
the ground and meet the following minimum criteria:
(1)
Monuments shall be of concrete or stone and a minimum of six inches
by six inches by 30 inches or as approved by the Township Engineer.
Concrete monuments shall be permanently marked on top; stone monuments
shall be marked on top with a proper inscription.
(2)
Markers shall consist of iron pipes or steel bars at least 30 inches
long and not less than 3/4 inch in diameter.
B.
Placement. Sufficient concrete monument locations must be shown on
the final plan to define the exact location of all streets and to
enable the reestablishment of all street lines. In general, they shall
be set on the street line on one side of the street at the beginning
and ending of all curves and at those points on the curve at the street
intersections necessary to establish the actual intersection. Sufficient
concrete monument locations describing the perimeter of the tract
shall be established by the Township Engineer and/or the Planning
Commission at the time of approval of the preliminary plan and shall
be placed by the applicant.
(2)
Monuments and markers shall be placed so that the scored or marked
point shall coincide exactly with the intersection of lines to be
marked and shall be set so that the top of the monument or marker
is level with the surface on the surrounding ground.
(3)
Easements, such as for utilities, shall be monumented at their beginning
and end, and areas to be conveyed for public use shall be fully monumented
at their external boundaries.
C.
All monuments and markers shall be set by a registered professional
surveyor and placed in the ground after final grading is completed,
at a time agreeable to the Township Engineer.
D.
Bench marks. The Township elevations are based on the 1983 mean sea
level datum. All contours and elevations shown on plans submitted
to the Township must be based on this system.
Stormwater management regulations shall be in accordance with the provisions of Article VIII of this chapter.
[Amended 9-10-2013 by Ord. No. 2013-04; 6-12-2018 by Ord. No. 2018-04]
B.
Applicability. The requirements of this section shall apply to all
proposed subdivisions or land development involving any land disturbance
activity, including, but not limited to, grading, excavating or disturbance
of the topsoil, trees or other vegetative cover, or introduction of
fill material.
C.
General requirements.
(1)
All subdivisions and land developments are required to comply with
the Clean Streams Law of Pennsylvania[1] and Chapter 102 of the Rules and Regulations of the Pennsylvania
Department of Environmental Protection and all other applicable state
or federal regulations.
[1]
Editor's Note: See 35 P.S. § 691.1 et seq.
(2)
The applicant shall be responsible for the submission and approval
of an application to the regional office of the Pennsylvania Department
of Environmental Protection for a permit to allow any earthmoving
activity as may be exempted under state law.
(3)
The erosion and sedimentation control plan must be available at all
times at the site of the activity. When required, the developer shall
obtain the permit allowing earthmoving activity before any construction
on the site shall begin.
(4)
The maximum permitted velocity at pipe outlets shall be as specified
by the Chester County Soil Conservation Service Soil Erosion and Sedimentation
Control Manual, January 1974, or as may be subsequently amended.
D.
The applicant or applicant's agent shall prepare a soil erosion and sedimentation control plan in accordance with the provisions of this section and in compliance with § 385-24 of this chapter. All land disturbance activities shall be conducted in such a way as to reduce erosion and sedimentation to the extent possible on adjoining and downslope properties.
(1)
The applicant or applicant's agent undertaking land disturbance activity,
including, but not limited to, grading, excavating, disturbance of
topsoil or vegetative cover, or introduction of fill material that
may affect the existing flow of surface water within or downslope
from the subject parcel, shall be required to:
(a)
Collect on-site runoff and manage its release to a point of
discharge into a natural watercourse of the drainage area;
(b)
Install all drainage and erosion control improvements as required
by the approved soil erosion and sedimentation control plan; and
(c)
Protect and clean the downslope and adjoining properties of
silt and debris washed from the subject property as a result of land
disturbance activities on the subject property.
(2)
Measures to minimize soil erosion and sedimentation shall meet the
standards and specifications contained in the Pennsylvania Department
of Environmental Protection, Soil Erosion and Sediment Pollution Control
Manual, as amended; 25 Pa. Code Chapter 102, Erosion and Sedimentation
Control Rules and Regulations, as amended; the Pennsylvania Clean
Streams Law,[2] and the specifications contained herein. The Township
Engineer or other duly authorized agent shall ensure compliance with
the appropriate specifications.
[2]
Editor's Note: See 35 P.S. § 691.1 et seq.
E.
The disturbed area and the duration of exposure shall be kept to
a practical minimum, and the disturbed soils shall be stabilized as
quickly as practical.
(1)
The permanent or temporary vegetation, erosion control and stormwater
management structures and systems shall be installed within 10 days
of the initial groundbreaking.
(2)
If located adjacent to a stream within a watershed classified as
high quality or exceptional value, as designated by Pennsylvania Code
Title 25, Chapter 93, Water Quality Standards, as amended, all graded
surfaces shall be stabilized, whether temporary or permanent, within
two days of the initial groundbreaking and, weather permitting, shall
be watered, tended and maintained until growth is well-established.
G.
Sediment in the runoff water shall be trapped until the disturbed
area is permanently stabilized by the use of measures such as debris
basins, sediment basins, silt traps, or similar measures. Accumulated
sediment shall be removed on a regular basis as necessary to ensure
continued adequate capacity in the basins or traps.
H.
A soil erosion and sedimentation control plan shall be submitted
with the preliminary and final plan applications. Such plan shall
be submitted in accordance with the Pennsylvania Department of Environmental
Protection's Erosion and Sediment Pollution Control Manual, as amended,
and the Special Protection Waters Implementation Handbook, as amended,
and in compliance with the most-current review requirements of the
Chester County Conservation District.
(1)
When required by the most-current regulations of the Pennsylvania
Department of Environmental Protection, development plans will be
filed by the Conservation District with the Department of Environmental
Protection for issuance of a national pollutant discharge elimination
system (NPDES) permit.
(2)
Soil erosion and sedimentation control plans shall incorporate facilities for stormwater management in accordance with the recommendations and regulations of the Chester County Conservation District and the stormwater management plan required by §§ 385-21G(12) and 385-22H(12) for preliminary plans and final plans, respectively.
(3)
The Township may require the submission of plans, regardless of the
amount of land disturbance or other outside review requirements, to
the Chester County Conservation District for review.
[Amended 6-12-2018 by Ord. No. 2018-04]
A.
No excavation or fill shall be made with an exposed face steeper
in slope than three horizontal to one vertical, except under one or
more of the following conditions:
(1)
The material in which the excavation or fill is to be made is sufficiently
stable to sustain a slope of steeper than three horizontal to one
vertical, and a written statement to that effect by a licensed professional
engineer experienced in erosion control is submitted and approved
by the Township Engineer. The statement shall certify that the site
has been inspected and that the deviation from the slope specified
will not result in injury to persons or damage to property or increased
erosion and resulting sedimentation.
(2)
When a retaining wall is provided to support the face of the excavation
at a maximum height of three feet or a stepped level or terraced retaining
wall system with a combined maximum height of six feet.
B.
The Township Engineer may require a flatter slope when it is found
that the material in which the excavating is to be made is unusually
subject to erosion or if other conditions exist which make such a
shallower slope necessary for stability and safety.
C.
The top or bottom edge of slopes shall be located at least five feet
from property lines or from any ultimate right-of-way, whichever is
more restrictive, in order to permit a gradual rounding of the edge
without encroaching onto the abutting property. At property lines
where resulting slopes are steeper than three horizontal to one vertical
or a retaining wall system is three feet or more in height, a protective
fence shall be located on top of the slope or retaining wall system.
The fence shall be a minimum of four feet in height.
D.
Excavation shall not exceed below the angle of repose or natural
slope of the soil under the nearest point of any footing or foundation
of any existing building or structure unless such footing or foundation
is first properly underpinned or protected against settlement.
E.
Grading shall not redirect or concentrate surface water onto an adjacent
property.
F.
During grading operations, necessary measures for dust control to
prevent particulate matter from becoming airborne shall be followed.
These measures shall include, but not be limited to, the following:
(1)
A tire cleaning area shall be provided at each point of egress from
the development areas;
(2)
Use, where possible, of water or other method approved by the Township
Engineer for control of dust during any land disturbance activity;
and
(3)
Prompt removal of earth or other material from paved streets.
G.
Grading equipment shall not be allowed to cross permanent or intermittent
streams without first obtaining appropriate permits from the Pennsylvania
Department of Environmental Protection.
H.
No applicant shall engage in land disturbance activities that endanger
any adjoining property, public street, sidewalk, alley or other property
from settling, cracking or other damage which might result from such
land disturbance. If, in the opinion of the Township Engineer, the
land disturbance would create a hazard to life or property unless
adequately safeguarded, the applicant shall construct walls, fences,
guardrails or other structures to safeguard the adjoining property,
public street, sidewalk, alley or other property and persons.
I.
Excavations or fills shall not encroach on natural watercourses,
floodplain areas, constructed channels, or wetlands without the necessary
state and federal permits. Excavations or fills located adjacent to
natural watercourses or constructed channels shall have suitable protection
against erosion. The Township encourages a minimum separation distance
of 25 feet between excavations or fills and the above-mentioned resources.
J.
All fill shall be compacted to provide stability of material and
to prevent undesirable settlements. The fill shall be spread in a
series of layers, not exceeding 12 inches in thickness, and be compacted
by a sheep's-foot roller or other method acceptable to the Township
Engineer after each layer is spread. The Township Engineer may require
compaction tests and reports.
K.
Adequate provisions shall be made to prevent surface waters from
damaging the cut face of an excavation or the sloping surface of a
fill within the area of a proposed subdivision or land development.
Slopes of more than 10 feet in vertical height shall be separated
by level berms of at least four feet in width within which ditches
shall be constructed where necessary to prevent erosion and as a safe
place to deposit and receive such water. The Township Engineer may
require such drainage structures or pipes to be constructed or installed
which are perceived necessary to prevent erosion damage and to satisfactorily
carry off surface waters.
L.
When excavation or fill is proposed, all retaining walls, cribbing,
drainage structures, fences or other protective devices shall be maintained
in good condition and repair.
[Amended 6-12-2018 by Ord. No. 2018-04]
A.
Purpose: to promote the public health, safety and general welfare
and to minimize impacts to steeply sloped areas as defined herein.
In furthering that purpose, the specific intent of this section is:
(1)
To regulate or prevent the erection of buildings and other structures
in areas unfit for development by reason of high susceptibility to
erosion, land slippage, subsidence, and related hazards.
(2)
To retain vegetative cover on steeply sloped lands in order to protect
the surface water quality of Township streams, ponds, and other water
features by reducing the potential for erosion and sedimentation.
(3)
To provide reasonable standards that permit use of steeply sloped
lands when conducted in such a manner that protects the public health,
safety, and general welfare.
(4)
To protect scenic viewsheds.
(5)
To integrate with floodplain, wetland, forested riparian buffer,
woodland protection and other ordinance requirements contained herein
that regulate environmentally sensitive areas to minimize hazards
to life, property, and steeply sloped areas.
(6)
To minimize the financial burden imposed on the community, its governmental
bodies and individuals when having to mitigate the effects of increased
soil runoff into creeks, streams, and rivers due to vegetative clearing
or disturbance of soils on steeply sloped lands in the Township.
B.
Compliance. Steeply sloped areas shall be preserved in their natural
state whenever possible. Where construction of roads, buildings, driveways,
or infrastructure cannot be avoided, land disturbance shall be kept
to the minimum necessary, and in no case shall it exceed the following
permitted disturbance limits and additional regulations:
(1)
Steep slopes: No more than 25% of steep slopes shall be regraded,
cleared, built upon, or otherwise altered or subject to land disturbance.
Provision for on-lot sanitary facilities shall not be made within
areas of steep slope unless such facilities are specifically designed
to compensate for the topographic conditions of the subject site and
such design has been approved by the Township Sewage Enforcement Officer,
in consultation with the Chester County Health Department, and by
the Board of Supervisors upon advisement by the Township Engineer.
(2)
Prohibitive slopes: No more than 5% of prohibitive slopes shall be
regraded, cleared, built upon, or otherwise altered or subject to
land disturbance. In addition, land disturbance permitted on prohibitive
slopes shall be limited to the following activities:
(a)
Timber harvesting is prohibited on prohibitive slopes, except
as permitted as part of a timber harvesting operation and when conducted
in compliance with a forestry management plan as required by the Zoning
Ordinance. Clearcutting or grubbing of trees is prohibited on prohibitive
slopes.
(b)
Grading shall be permitted for the minimum portion of a driveway
necessary for access to the principal use and sewer, water, and other
utility lines, when it can be demonstrated to the satisfaction of
the Township that no other routing is practicable, but excluding sewage
disposal systems.
(c)
Hiking and riding trail(s) of minimum adequate width(s) are
permitted where developed so as to minimize potential erosion and
follow existing topographic contours to the greatest degree practicable.
(d)
Other active or passive recreational uses are permitted where
developed so as to minimize potential erosion and follow topographic
contours to the greatest degree practicable.
C.
Uses and structures. All permitted buildings or structures shall
be constructed in such a manner as to provide for the least alteration
necessary of the existing grade, vegetation, and natural soils condition.
D.
Grading plan. A grading plan shall be provided identifying the existing
contours of the site, proposed finished grades, and the proposed location
of all buildings and structures. Locations for all stockpiled earth,
stone, and other materials shall be shown on the plan and shall not
be located within the tree protection zone of any trees intended to
remain post permitted disturbance.
E.
Excessive cut and fill shall be avoided. New roads and improvements
to existing roads should be designed within the existing contours
of the land to the extent possible and strive for compatibility with
the character of rural roads.
F.
Finished slopes of permitted cut and fill shall not exceed 33% slope
unless the applicant can demonstrate the method by which steeper slopes
will be stabilized and maintained to the satisfaction of the Township
Engineer.
G.
Any stockpile(s) of earth intended to be stored for more than 21
days shall be seeded or otherwise stabilized to the satisfaction of
the Township Engineer. Any disturbed areas of prohibitive slope and
any cut and fill resulting in slopes of greater than 20% shall be
protected with an erosion control blanket.
H.
Any land disturbance shall be in compliance with the erosion and sedimentation control standards of §§ 385-51 and 385-52 of this chapter and PA DEP Title 25, Chapter 102. All applicants shall refer to the PA DEP Erosion and Sediment Pollution Control Program Manual dated March 2000, or latest edition, for applicable erosion and sediment control standards. Where applicable, in the context of any application before the Township, any applicant shall permit inspection of erosion and sedimentation controls by designated personnel of both the Township and the Chester County Conservation District.
(1)
An erosion and sedimentation control plan and soil stabilization
plan shall be submitted consistent with the applicable provisions
of this chapter.
(2)
The plan shall demonstrate how soil will be protected from erosion
during construction and how soil will be stabilized upon the completion
of construction.
I.
The following information shall also be submitted as part of any
subdivision and/or land development applications prior to the issuance
of grading or building permits, when applicable:
(1)
The adequacy of access to the site for emergency vehicles shall be
subject to review by the Fire Marshal or his designee. The necessary
information shall be submitted by the applicant to the Fire Marshal
or his designee for his review.
(2)
Grading plan and erosion and sedimentation control plans.
J.
Any grading plan or erosion and sedimentation control plan submitted
pursuant to the requirements herein shall include provisions for landscaping
or revegetation of all disturbed soils post disturbance as well as
any existing unstable soils or areas of poor vegetative cover regardless
of disturbance.
A.
All lots, tracts or parcels shall be graded to provide proper drainage
away from buildings. All land within a development shall be graded
to drain and dispose of surface water without ponding, except where
ponding, as in the case of detention basins, is part of the stormwater
management system for the proposed subdivision or land development.
B.
All drainage provisions shall be of such design to adequately handle
the surface runoff and carry it to the nearest suitable outlet. Where
drainage swales are used to direct surface waters away from buildings,
they shall be sodded or planted as required.
[Amended 6-10-2014 by Ord. No. 2014-03; 6-12-2018 by Ord. No. 2018-04]
A.
Removal of trees, woodlands, hedgerows, and associated vegetation layers as a result of earth movement shall be kept to the absolute minimum. Existing vegetation shall be retained and protected in accordance with the provisions of Article XI, Natural Resources Protection Standards, of the Zoning Ordinance and applicable standards of this chapter.
A.
Whenever sedimentation is caused by the removal of vegetation, regrading
or other development, it shall be the responsibility of the applicant
causing such sedimentation to remove it from all adjoining surfaces,
drainage systems and watercourses and to repair any damage at his
or her expense within a time period acceptable to the Township.
B.
No applicant shall block, impede the flow of, alter, construct any
structure, or deposit any material or thing, or commit any act which
will affect normal flood flow in any stream or watercourse without
having obtained prior approval from the Pennsylvania Department of
Environmental Protection and the Township.
C.
Where a subdivision or land development is traversed by a watercourse,
a drainage easement or right-of-way shall be established along the
line of such watercourse and of adequate width to preserve the natural
drainage.
D.
All required drainage and erosion control improvements, whether temporary
or permanent, shall be installed by the applicant or applicant's agent,
at his expense and in accordance with applicable requirements.
A.
The Township in considering preliminary subdivision and land development
plans shall condition its approval upon the execution of soil erosion
and sediment control measures as required by this chapter.
B.
Each application shall contain a commitment to submit for approval
a modified soil erosion and sediment control plan should the proposed
plan prove to be inadequate prior to final release of escrow and dedication
of improvements.
A.
No person, firm or corporation shall pave, except for single-family driveways, fill, strip, grade or regrade any land within the Township without first obtaining a permit as provided in this article. Single-family driveways shall require a permit per the requirements of Chapter 166, Driveways, of this Code.
B.
No person, firm or corporation shall disturb, modify, block, divert
or affect the natural overland or subsurface flow of stormwater within
the Township without first obtaining a permit as provided in this
article.
C.
No person, firm or corporation shall construct, erect or install
any drainage dam, ditch, culvert, drainpipe, bridge or any other structure
or obstruction affecting the drainage of any premises in the Township
without first obtaining a permit as provided in this article.
D.
Whenever the topography or vegetation is to be disturbed and the proposal involves less than one acre, a permit shall be required, subject to Subsection E, but no fee shall be payable.
E.
Notwithstanding the prior provisions of this section, no permit shall
be required hereunder for:
(1)
Any activity for which a permit must be obtained from any agency
of the Commonwealth of Pennsylvania.
(2)
Normal agricultural operation.
(3)
Any developed residential lot where the following conditions are
met:
(a)
The aggregate area disturbed at one time does not exceed 5,000
square feet;
(b)
The grade level is not changed to an extent which substantially
alters the direction or increases the rate of runoff in such area;
and
(c)
All bare earth is promptly seeded, sodded or otherwise effectively
protected from erosion.
F.
No provision within this section shall absolve the applicant from
securing any necessary zoning permits required.
A.
Any person, firm or corporation proposing to engage in an activity
requiring a permit as provided in this section shall apply for the
permit by written application on a form furnished by the Township.
B.
A separate application shall be required for each grading operation.
Three copies of all the documents shall be submitted with each application,
one of which, at the discretion of the Township Engineer, shall be
submitted to the Chester County Conservation District for review and
comment.
C.
The application for a permit shall be accompanied by a plan of the
property showing as a minimum:
(1)
The property boundaries of the site on which the work is to be performed.
(2)
The topographic features of the site, both existing and proposed,
at a scale of one inch equals 50 feet.
(3)
The topographic features surrounding the site or property which are
of importance to the proposed development and its drainage consideration.
(4)
The soil types on the site.
(5)
Soil erosion and sedimentation control measures proposed for the
work, as well as permanent stormwater management features which will
be incorporated into the finished topography.
D.
The application for a permit shall be accompanied by a fee computed
in accordance with a schedule to be established from time to time
by resolution of the Board of Supervisors.
E.
In addition to the above, unless waived by the Township, the application shall be accompanied by a detailed soil erosion and sedimentation control plan and a permanent stormwater management plan. These plans must be prepared by a registered professional civil engineer or other professional with expertise in the field of hydrology and hydraulics. Supporting data and engineering calculations must be submitted with the plan. Minimum design criteria, unless waived by the Township, shall be in accordance with the provisions of §§ 385-52 and 385-53 and the following:
(1)
The peak rate of discharge at any time may not exceed the existing
peak (predevelopment) rate of discharge.
(2)
The United States Natural Resources Conservation Service Soil-Cover
Complex Method for determining the rate and quantity of water runoff
shall be used. The Modified Rational Method may be used for watersheds
less than 20 acres in size. When using either of the above methods,
the ten-year post-development flow shall be designed so that it is
released at the two-year predevelopment rate of flow.
(3)
Storage requirements for water and sediment during construction shall
be based on the one-hundred-year, twenty-four-hour storm frequency,
which is 7.2 inches of rainfall within a twenty-four-hour period.
(4)
Water storage for permanent stormwater management shall be based
on a one-hundred-year, twenty-four-hour storm frequency, which is
7.2 inches of rainfall within a twenty-four-hour period.
(5)
On-site stormwater control measures shall be incorporated into the
final plan to the satisfaction of the Township Engineer. These measures
shall serve to eliminate any increase whatsoever in the rate of runoff
from proposed impervious areas.
(6)
Silt retention devices shall be removed and permanent, maintenance-free
drainage structures shall be constructed upon the complete restabilization
of soil determined by the Township Engineer.
(7)
When required, the applicant shall agree to the granting and recording
of easements for drainage facilities, including acceptance of the
discharge water on the property of others, provisions for maintenance
of slopes and swales, and access for the maintenance of anti-erosion
facilities.
(8)
Storm retention basins, if used, shall be described by metes and
bounds, which area shall be known as an easement for maintenance and
access and shall be deed-restricted against removal or modification
without the express consent of the municipality.
(9)
The discharge (or outfall) as well as the emergency spillway, dam
breast area or water storage area of a retention basin shall be located
at least a minimum distance from the original property line of the
parcel being developed or any new property lines that are created,
according to the following:
|
1-acre drainage area
|
25 feet
| |
|
2- to 4-acre drainage area
|
50 feet
| |
|
4- to 10-acre drainage area
|
75 feet
| |
|
Over 10 acres
|
100 feet
|
Upon submission of an application that conforms to the provisions
of this article, the Township Manager, after consultation with the
Township Engineer and Board of Supervisors, shall issue the necessary
permit.
A.
Notwithstanding any provision of this chapter or any condition of
the permit, the permittee is responsible for the prevention of damage
to other property or personal injury, as well as sedimentation pollution,
which may be affected by the activity requiring a permit.
B.
No person, firm or corporation shall modify, fill, excavate, pave,
grade or regrade land in any manner so close to a property line as
to endanger or cause damage to other property or personal injury,
as well as sedimentation pollution, which may be affected by the activity
requiring a permit.
C.
No person, firm or corporation shall fail to adequately maintain
in good operating order any drainage on his or its premises. All drainage
ditches, culverts, drainpipes and drainage structures shall be kept
open and free-flowing at all times.
D.
No person, firm or corporation shall deposit or place any debris
or any other material whatsoever or cause such to be thrown or placed
in any drainage ditch or drainage structure in such a manner as to
obstruct free flow.
E.
The owner of any property on which any work has been done pursuant
to a permit granted under this section shall continuously maintain
and repair all graded surfaces and anti-erosion devices, retaining
walls, drainage structures or means, and other protective devices,
plantings and ground cover installed or completed. Each permit holder
shall advise transferees of property covered by a permit, in writing,
of the requirements of this section prior to entry of a binding agreement
of sale for such property.
A.
All inspections shall be the responsibility of the Township Engineer
or, in his absence, a qualified person acceptable to the Township.
B.
C.
The erosion and sedimentation control plan must be available at all
times at the site of the activity. When required, the permit allowing
earthmoving shall be obtained by the developer before any construction
on the site shall begin.
D.
Engineering check notes shall accompany all as-built plans that involve
structural or mechanical measures and shall serve as supporting evidence
that structures meet design standards and specifications as contained
herein.
E.
A final inspection shall be conducted by the Township Engineer to
certify compliance with this chapter. Satisfactory compliance with
this chapter shall be necessary before issuance of an occupancy permit.
F.
If in the opinion of the Township Engineer stormwater control measures
are not working, the Engineer may approve a change in the control
measures in order to accomplish stormwater control. The Township Manager
must also approve any change permitted by the Engineer.
Any permit issued under this chapter may be revoked or suspended
by the Board of Supervisors of the Township after notice for:
A.
Failure to carry out the control measures described in the application
at the appropriate times as specified in the applicable time schedule
or within such reasonable extension as may be granted by the Township
Engineer;
B.
Violation of any other condition of the permit;
C.
Violation of any provision of this chapter or any other applicable
law, ordinance, rule or regulation relating to the work; and
D.
Existence of any condition or the doing of any act constituting or
creating a nuisance, hazard or endangering human life or the property
of others.
The Township requires that, before a permit is issued for a
project on a parcel exceeding five acres, a cash bond or corporate
surety be received in a form satisfactory to the Township, conditioned
upon the faithful performance of the control measures and other conditions
specified in the permit within the time specified or within any extension
thereof granted by the Township Engineer, in the amount of the total
estimated cost of all control measures and safeguards for adjoining
properties. Said bond may be combined with a bond filed under other
sections of this chapter. Each bond shall be maintained and renewed
annually and shall be executed by a surety or guarantee company qualified
to transact business in the state.
In case of any paving, filling, stripping, grading or regrading;
any disturbing, modifying, blocking or diverting the natural overland
or subsurface flow of stormwater; or any construction, erection and
installation of any dam, ditch, culvert, drainpipe, bridge or any
other structure or obstruction affecting the drainage of any premises
in violation of this chapter or any regulations made pursuant thereto,
proper Township authorities, in addition to other remedies provided
by law, may institute any appropriate action or proceedings to prevent
such unlawful activity; to restrain, correct or abate such violation;
to prevent any illegal act, conduct, business or use in or about such
premises. In addition, upon the failure of any permit holder to complete
the control measures specified in his application, the Township may,
after revoking such permit, proceed to complete such measures itself
and recover the cost thereof from the permittee or his surety.
A.
Purpose:
(1)
To ensure that each dwelling unit and each commercial or industrial
building in all subdivisions and land developments shall have adequate
supply of potable water for domestic use;
(2)
To ensure that each unit or building shall have an adequate supply
of water for purposes of fire protection; and
(3)
To ensure that in each case where water is to be supplied to a subdivision
or land development by means of a public water supply system, such
system meets minimum standards controlling water storage and production
capabilities for domestic and fire use for the protection of the health,
safety and welfare of all Township residents.
B.
General requirements.
(1)
Adequate and potable water supply system(s) shall be installed consistent
with design principles and requirements contained in this chapter
and Township standards and the United States public health criteria
for drinking water, as specified by the Environmental Protection Agency's
Safe Drinking Water Act, and the Chester County Health Department.
(2)
The applicant shall make use of public water service to supply each
lot in any subdivision or land development.
(3)
Proof of quality and adequacy. The applicant shall acquire and submit
proof of the quality and adequacy of the water supply proposed from
the water provider to be utilized by the subdivision or land development
and approval of the Chester County Health Department of the type and
construction methods in the installation of the individual water supply
systems. In cases where review by the Delaware River Basin Commission
is required, proof of this review shall be submitted as well.
(4)
Existing well locations. Where there are existing wells, whether
functional or abandoned, on the property or the adjoining lots, they
shall also be shown.
(a)
The circular area within a radius conforming to the rules and
regulations of the PADEP, the Chester County Health Department and
the Township shall be shown around each well to denote an area in
which an on-site sewage disposal system shall not be located.
(b)
Where public water is provided, depiction of the circular areas
is not necessary except where existing wells on parcels adjacent to
the subdivision may be affected by proposed on-site sewage disposal
facilities. In any case, the usable area for on-site sewage disposal
systems would still be limited by a clear zone surrounding the water
service line to each house, as required by the PADEP, the Chester
County Health Department and the Township.
C.
Minimum water supply requirements.
(1)
In all subdivisions and land development served by public water,
the following water pressure and volume requirements shall apply:
(a)
Residential use.
[1]
A minimum domestic pressure of 30 pounds per square inch shall
be provided at each house to be connected to the water main. The system
to which the residential unit is connected shall have sufficient capacity
to supply a minimum of 300 gallons of water per residential unit per
day within the subdivision or land development.
[2]
For purposes of fire protection in residential uses, the system
shall be demonstrably capable of providing fire-flow water requirements
for a minimum duration of two hours of not less than 1,000 gallons
per minute for one- and two-family dwellings having a fire-flow calculation
area that does not exceed 3,600 square feet. Fire flow and flow duration
for dwellings having a fire-flow calculation area in excess of 3,600
square feet shall not be less than that specified in the current edition
of the Pennsylvania Uniform Construction Code.
[3]
A reduction in the required fire flow by 50% is allowed when
the building is provided with an approved automatic sprinkler system
in accordance with the International Fire Code as adopted by the current
edition of the Pennsylvania Uniform Construction Code.
(b)
Commercial or industrial use.
[1]
A minimum pressure of 30 pounds per square inch shall be provided
at each commercial or industrial building connected to the water supply
main. When a builder wishes to connect to a public water system, a
study will be made to determine if there is adequate water supply
to supply the building and use.
[2]
For purposes of fire protection in commercial and industrial
uses, the system shall be demonstrably capable of providing fire flow
and flow duration based on type of use, hazard and construction, as
specified in the current edition of the Pennsylvania Uniform Construction
Code; however the resulting fire flow shall not be less than 1,500
gallons per minute.
[3]
A reduction in the required fire flow by 50% is allowed when
the building is provided with an approved automatic sprinkler system
in accordance with the International Fire Code as adopted by the current
edition of the Pennsylvania Uniform Construction Code. Where the structures
are also of Type I or II construction and are considered a light-hazard
occupancy as defined by NFPA 13, the reduction may be up to 75%; however
the resulting fire flow shall not be less than 1,500 gallons per minute.
(2)
Approvals conditioned upon adequacy of public water supply. No subdivision
or land development application proposing a public water supply system
shall be granted preliminary or final approval unless an applicant
demonstrates by a fair preponderance of the credible evidence full
compliance with the provisions of this section.
(3)
Construction standards.
(a)
Water mains shall be constructed of the cement-lined, ductile
iron, minimum Class 52 pipe, or as approved by the Township Engineer.
No extension of water mains shall be permitted for a pipe having a
diameter of less than six inches.
(b)
All pipes shall have a minimum cover of three feet six inches
from grade to the crown of pipe.
(c)
Generally, water mains shall be so designed as to form a loop
system to enhance the continual supply of fresh water. When dead ends
occur on new mains, they shall all be closed with cast-iron plugs
and caps, with a blowoff valve, with a concrete anchor or fire hydrant.
(d)
Mains shall be drained through drainage branches or blowoffs
to dry wells from which the water can be pumped. Drainage branches,
blowoffs, air vents, and appurtenances shall be provided with valves.
(e)
Blowoffs shall not be connected to any sewer or submerged in
any manner that will permit backsiphonage in the distribution system.
All blowoffs should be located out of paving.
(f)
Valves in water mains shall, where possible, be located on the
street property lines extended. A cast-iron valve box or a masonry
pit shall be provided for every valve which has no gearing or mechanism
or for which the gearing or operating mechanism is fully protected
with a cast-iron grease case. A masonry valve pit shall be provided
for every valve that has exposed gearing or operating mechanisms.
(g)
Manholes shall be constructed of concrete, with cast-iron frames
and covers, or as approved by the Township Engineer.
(h)
Fire hydrants shall be provided as an integral part of any public
water system. They shall be located no farther than 600 feet apart
as measured within the right-of-way. Each hydrant shall be connected
to the main with a minimum of six-inch ductile-iron branch controlled
by a minimum of an independent six-inch gate valve.
(i)
Fire hydrants shall be located in a manner to provide complete
accessibility and so that the possibility of damage from vehicles
or injury to pedestrians will be minimized. When placed behind the
curb, the hydrant barrel shall be set so that no portion of the pumper
or nozzle cap will be less than 24 inches from the gutter face of
the curb. When set in the lawn space between the curb and the property
line, no portion of the hydrant or nozzle cap shall be within six
inches of the sidewalk.
(k)
All hydrant locations shall be marked by the installation of
either raised pavement markers or delineator posts. The Township's
Zoning Officer or his designee shall approve the choice and exact
spot of the marking. In the case of raised pavement markers, they
shall be placed after the final pavement wearing surface has been
placed.[2]
A.
General requirements.
(1)
Each lot for subdivision or land development shall have a permitted
sewage disposal facility in accordance with the rules and regulations
of the PADEP, the Chester County Health Department and the Township
Sewage Facilities (537) Plan.
(2)
Documented approval of the Sewage Facilities Planning Module for
Land Development by the PADEP shall be required prior to final plan
approval.
(3)
The sewage facilities selected to serve a proposed use shall be in
accordance with the hierarchy set forth in the Township Sewage Facilities
(537) Plan.
(4)
Sewage facilities shall be designed and constructed in strict accordance
with the following: Township requirements and specifications; the
Chester County Health Department; the Pennsylvania Department of Environmental
Protection; and the Municipal Authority (if ever established). A copy
of the approval of such systems and all required permits shall be
submitted prior to final plan approval.
(5)
Sanitary sewers shall not be used to carry stormwater nor shall floor
drains or sump pumps be connected to the sanitary sewer.
(6)
Prior to the issuance of any permit for construction in any subdivision
or land development, temporary toilet facilities shall be installed
for the builders, contractors and subcontractors, unless the applicant
or applicant's agent shows, to the satisfaction of the Township Supervisors,
that other suitable toilet facilities will be made available during
construction.
B.
Sanitary sewerage system.
(1)
The design and installation of any local community sewage collection
system shall be subject to the requirements of the PADEP, and such
system shall be further subject to satisfactory provision for the
maintenance thereof and either municipally owned or under the regulations
of the Pennsylvania Public Utility Commission (PUC).
(2)
The Township Wastewater Engineer shall specify the requirements and
standards for sanitary sewage improvements. All work shall be performed
in the manner prescribed in the standard specifications for sanitary
sewer construction of PADEP for the type of construction under consideration.
(3)
Sanitary sewer pipes shall have a minimum diameter as specified by
the Township Wastewater Engineer and shall have a minimum of 3 1/2
feet of cover from grade to crown of pipe.
(4)
Force mains shall be of ductile iron, polyvinyl chloride (PVC) pressure
pipe or as approved by the Township Engineer.
(5)
Where a public sanitary sewer is not yet accessible to the site,
but has been scheduled, and a preliminary design has been prepared
for such an extension to the subdivision within a ten-year period,
the developer shall install sewer lines, including lateral connections,
as may be necessary to provide adequate service to each lot when connection
with the sewer system is made. The sewer lines shall be suitably capped
at the street right-of-way line. When capped sewers are provided,
on-site disposal facilities shall also be provided. Design of the
capped system shall be in accordance with the standards of the PADEP
and subject to the approval of the governing body.
C.
Individual on-site sewage systems.
(1)
Where lots are to be served by individual on-site sewage facilities,
a primary area and alternate area for the sewage disposal shall be
identified on the preliminary plan, or final plan in the case of a
minor subdivision. No construction or paving shall be permitted on
the primary or the alternate on-site sewage disposal areas, and the
final subdivision or land development plan shall note this deed restriction.
(2)
Where individual on-lot sewage systems are to be used, each lot so
served shall be the necessary size and shape to accommodate the required
length of the disposal area at a safe distance from and at a lower
elevation than the proposed well and buildings in order to facilitate
gravity flow where practical in accordance with state and Township
regulations. Individual sewage systems shall be located upon the same
parcel as the use that is served, unless the use of an off-parcel
system is specifically approved by the Township.
(3)
The surveyed location of the individual sewage system, backup area
and well shall be shown prior to final plan approval.
(4)
Unless served by a public or community sewer system, the applicant
or applicant's agent shall install or shall require by deed restriction,
the installation of an approved system prior to the sale of each lot
or parcel within the subdivision.
(5)
The individual sewage disposal systems serving the lots of a cluster subdivision or land development designed in accordance with the clustering option contained in Chapter 450, Zoning, may, upon approval of the Township Engineer, be located in the common open space. The applicant or applicant's agent shall be responsible for securing and recording all maintenance and access easements necessitated as a result of selecting this design alternative.
(6)
Soil percolation test requirements.
(a)
Unless served by a public or community sewer system, soil percolation
tests shall be performed for all subdivision or land developments.
(b)
Soil percolation tests shall be made in accordance with the
procedure required by the PADEP and the Chester County Health Department
by a licensed professional engineer, a Pennsylvania Sewage Facilities
Act sewage enforcement officer, or similarly qualified professional.
(c)
Soil percolation tests shall be performed within the site of
the proposed on-site sewage facilities. Soil test pits shall be within
10 feet of the absorption area.
(d)
The results of the soil percolation tests shall be analyzed
in relation to the physical characteristics of the tract being subdivided
or developed and of the general areas surrounding the tract being
subdivided. The final plan lot layout shall be based on this analysis.
D.
Site location regulations.
(1)
A proposed absorption area having any of the following characteristics
shall be considered unsuitable for the installation of an on-lot system,
and a permit shall be denied where:
(a)
The slope of the proposed absorption area is greater than 20%;
(b)
The area is identified by completed federal flood insurance
mapping as a floodway (both one-hundred-year and five-hundred-year);
(c)
Completed flood mapping is not available, but the soil has been
mapped or identified as a floodplain or wetland soil, or evidence
exists that it is a flood-prone area;
(d)
One or more rock outcroppings exist within the proposed absorption
area; or
(e)
In areas underlain by limestone, depressions left by earlier
sinkholes exist either in whole or in part within the proposed absorption
area.
(2)
Absorption areas shall not be placed in fill unless the fill has
remained in place for a minimum of four years to allow restoration
of natural permeability. The fill shall be composed of clean mineral
soil and meet the provisions of Sections 73.14 and 73.16 of the
Pennsylvania Code[1] (relating to site investigation) and any other related
regulations set forth by the PADEP.
[1]
Editor's Note: See 25 Pa. Code §§ 73.14 and
73.16.
E.
Minimum horizontal isolation distances.
(1)
Minimum horizontal isolation distances shown below shall be maintained
between the sewage disposal system and the features itemized. Where
conditions warrant, greater isolation distances may be required.
(2)
The minimum horizontal isolation distances between the features named
and treatment tanks shall comply with the following:
(a)
Property line, easement or right-of-way: 10 feet.
(b)
Occupied buildings, swimming pools and driveways: 10 feet.
(c)
Any individual water supply or water supply system suction line:
50 feet.
(d)
Water supply line under pressure: 10 feet.
(e)
Streams, lakes, wetlands or other surface waters: 25 feet.
(3)
The following minimum horizontal isolation distances between the
features named and the perimeter of the absorption area shall apply:
(a)
Property line, easement or right-of-way: 10 feet.
(b)
Occupied buildings, swimming pools and driveways: 10 feet.
(c)
Any individual water supply or water supply system suction line:
100 feet.
(d)
Water supply line under pressure: 10 feet.
(e)
Streams, lakes, wetlands or other surface water: 50 feet.
(f)
Other active on-lot systems: 20 feet.
(g)
Surface drainageways: 10 feet.
(h)
Mine subsidence areas, mine bore holes, or sinkholes: 100 feet.
(i)
Rock outcrop or identified shallow pinnacle: 10 feet.
(j)
Natural or man-made slope greater than 20%: 10 feet.
A.
B.
Park and recreation lands.
(1)
Subdivision and land development plans shall meet the provisions
of this section for providing suitable land for public recreation.
(2)
In reviewing the subdivision or land development plans, the Township
shall consider the park, recreation land and open space needs of the
additional residents or employees that will result from the subdivision
or land development and how they relate to the needs identified in
the West Bradford Township Open Space, Recreation and Environmental
Protection Plan and the recommendations of the Township Recreation
Commission.
(3)
In subdivisions which are intended to provide housing for 10 or more dwelling units, or any subdivision that occurs on lands identified as containing parkland or trails in the Township Official Map, Open Space, Recreation and Environmental Protection Plan, or the Greenways, Trails and Gateways Plan, the Township Recreation Commission shall consider the need for suitable areas for recreation and shall make recommendation thereon. The Board of Supervisors shall require that, at a minimum, the amount of playground and neighborhood park acreage is in accordance with Table 500-3. In lieu of dedicating parkland to the Township, the applicant may elect to pay a fee to the Township in accordance with the provisions of Subsection D.
|
Table 500-3
Minimum Playground/Neighborhood Park Acreage
| ||
|---|---|---|
|
Dwelling Units to be Served
|
Minimum Playground/Neighborhood Park Acreage to be Recommended
(acres)
| |
|
10 to 24
|
1.0
| |
|
25 to 49
|
2.0
| |
|
50 to 174
|
3.0
| |
|
175 to 374
|
5.5
| |
|
375 to 624
|
6.5
| |
|
625 to 800
|
8.0
| |
|
For each additional 175 or fraction thereof
|
1.5
| |
(4)
The provisions of this section are minimum standards and shall not
be construed as prohibiting an applicant, with the approval of the
Township, from dedicating or reserving more land for parkland than
that required by this section.
(5)
Such areas may be retained in private ownership by a homeowners'
association or may, at the option of the applicant and with the permission
of the Township, be dedicated for public use.
(a)
Any open space land or parkland that is offered to the Township
of West Bradford shall be continually offered for dedication, tendering
to the Township fee simple title that is good and marketable, such
as will be insured, without objection, by any reputable title insurance
company, free and clear of all liens, easements and encumbrances.
The placement of any easement or encumbrance upon the property shall
only be those that are accepted by the Board of Supervisors and placed
specifically upon the deed that is offered to the Township.
(b)
The preliminary and final subdivision and land development plan
submitted by the applicant or applicant's agent shall contain a separate
sheet depicting and describing the land and facilities proposed to
be dedicated or reserved in compliance with the requirements of this
section, if applicable.
(c)
The dedications or reservations shall be consistent with the
West Bradford Township Open Space, Recreation and Environmental Protection
Plan and the Greenways, Trails and Gateways Plan for future parks,
recreational facilities and open space needs.
C.
Park, recreation land, and open space designation.
(1)
The subdivision or land development plan shall contain the following
statements for land designated as parkland and/or open space: "Open
space land may not be separately sold, nor shall such land be further
developed or subdivided." Further, each such lot on the plan must
contain a text designation stating its use as open space or parkland.
(a)
For community owned or privately owned open space or parkland:
"The _____ acre parcel of (open space/parkland) identified as _____
shall be maintained for the benefit of the general public and shall
be used as open space only, in perpetuity. This condition shall be
a restrictive covenant that runs with the land and shall be enforced
by the Township and is binding against the owner's successors and
assigns in title to the land."
(b)
For open space or parkland to be offered for dedication to the
Township: "The _____ acre parcel of (open space/parkland) identified
as _____ shall be dedicated to the Township and shall be used as open
space only, in perpetuity. This condition shall be a restrictive covenant
that runs with the land and is binding on all future owners of the
property."
(2)
In designating areas for open space or parkland use within the subdivision
plan, whether to be dedicated to the Township or to be retained in
private ownership, the following criteria shall be applied by the
developer and the Township:
(a)
Designated open space areas shall be consistent with the Township
Comprehensive Plan or, where applicable, the Township Open Space,
Recreation and Environmental Protection Plan or the Township Greenways,
Trails and Gateways Plan.
(b)
Open space areas shall be consistent with the needs of the future
residents of the proposed subdivision and shall be located so as to
be easily accessible by said residents.
(c)
Open space areas may include both active recreation areas for
all age groups and, particularly where the site includes a watercourse
or hilly or wooded areas, land which is left in its natural state.
(d)
At least 1/2 of open space shall have a natural slope of 5%
or less than that which existed predevelopment.
(3)
All subdivision plans shall designate the use of parkland and open
space and the type of maintenance to be provided. Use of the common
open space area may include the following:
(5)
Park and open space ownership. The terms and arrangement for ownership of any parkland or open space created under the requirements of this section shall be in accordance with Chapter 450, Zoning. The terms and arrangement of the ownership shall be established at the time of final plan approval and incorporated into the development agreement. Where land is to be deed-restricted in perpetuity as parkland or open space, the Township shall be named as a third party.
(6)
Management and maintenance of park, recreation land and open space.
(a)
A subdivision or land development application that includes permanent parkland or open space shall include a plan for the long-term management and maintenance of such land in accordance with the requirements of Chapter 450, Zoning.
(b)
The Township shall be responsible for maintenance of all lands
dedicated to the Township under the provisions of this section. This
function may be delegated to a homeowners' association or other entity
at the discretion of the Township Supervisors. Maintenance may entail
leaving the parcel in its natural condition.
D.
Fee in lieu of dedication.
(1)
If the applicant offers to provide a fee in lieu of the dedication
or reservation of parkland to satisfy the requirements of this section,
as authorized by Act 247, the amount of the fee shall reflect the
lesser of either:
(2)
When such a fee is required, the fair undeveloped market value shall
be equal to the average fair market value per acre of the land being
developed (determined at the time of filing of the application for
subdivision approval), multiplied by the acreage of land that would
have been required for dedication or reservation.
(3)
Determination of the total fair market value of the land shall be
the responsibility of the applicant and shall result in a reasonable
value acceptable to the Township. The Township shall have the right
to secure its own appraisal of the property should it believe that
the applicant's determination of market value is inaccurate.
(4)
In the event the applicant, upon agreement of the Township, selects
a combination of payment of fee in lieu and the dedication or reservation
of parkland, the amount of the fee in lieu shall be prorated with
the value of land provided. The applicant or applicant's agent shall
not, however, be permitted to dedicate or reserve land that is deemed
by the Township inadequate to be used as parkland.
(5)
Any such fees received by the Township in lieu of dedication of parklands
shall be deposited in a special account to be maintained by the Township
and to be used for obtaining future park or preserve lands. Fees deposited
to this account shall be administered as required by Act 247.
A.
Gas and petroleum product pipelines.
(1)
The minimum distance from a natural gasline to a dwelling unit shall
be as required by the applicable transmission or distributing company,
or as may be required by the applicable regulations issued by the
Department of Transportation under the federal Natural Gas Pipe Line
Safety Act of 1968, as amended, whichever is greater.
(2)
When any petroleum or petroleum product's transmission line traverses
a subdivision or land development, the applicant shall confer with
the applicable transmission or distributing company to determine the
minimum distance which shall be required between each proposed dwelling
unit and the petroleum or petroleum products transmission lines.
(3)
The applicant shall acquire approval from the various petroleum line
companies when constructing roads or driveways on or within 20 feet
of petroleum line and gasoline line easement.
B.
The design and installation of utilities and associated facilities
shall be in accordance with applicable state and federal regulations.
[Amended 6-12-2018 by Ord. No. 2018-04]
A.
Screening. For the purposes of this section, the terms "screen" and
"screening" shall be deemed synonymous with "buffer" and "buffering."
(1)
Applicability. A completely planted visual barrier or landscape screen shall be provided and continually maintained where required by Article XII of the Zoning Ordinance. Applicants for sketch plan, preliminary subdivision and land development plan, and final subdivision and land development plan approval shall demonstrate compliance with the applicable sections of Article XII and with the following provisions of this section.
(2)
Forms of screening. Screening shall consist of a planted buffer,
an existing mass of desirable vegetation, or a combination thereof,
to the satisfaction of the Zoning Officer, or his/her designee, and
consistent with the requirements detailed in this section and provided
in Appendix E.2, West Bradford Township List of Approved Plants, of
this chapter.[1]
[1]
Editor's Note: Appendix E.2 is included as an attachment to this chapter.
(3)
Special protection buffer. Should the Township determine that a more-stringent or -effective screening is necessary in the buffer area than as specified in Article XII of the Zoning Ordinance in order to mitigate an impact resulting from the development of a specific use (i.e., junkyard, landfill, etc.) or a unique or topographic or other physical consideration, the Board of Supervisors may require the installation of either of the following types of screening enhancements:
(a)
Wood fence. The height, type, design, finish, location, and
opacity of the wood fence shall be approved by the Township. The height
of the fence shall not exceed six feet unless approved by the Board
of Supervisors; or
(b)
Immediate screen. The height of specified plant materials shall
be increased at the time of planting to provide a more-immediate visual
buffer, as determined by the Code Official.
(4)
Sight lines. Screening shall be designed so as not to obstruct the
clear sight triangle at intersections or driveways.
(5)
Berms. Vegetative screening may incorporate earthen mounds (berms)
to improve sound as well as visual buffering and shall be broken at
points of vehicular or pedestrian access. Screening design to incorporate
berms shall be subject to review and approval by the Board of Supervisors
upon the recommendation of the Planning Commission.
(6)
Screening bed size, location, and plant spacing.
(a)
Minimum planting bed size and plant spacing requirements for
a screen or opaque buffer, including existing noninvasive vegetation,
if applicable, shall be as follows: for a planting strip and/or existing
vegetation, the planting strip and/or the existing vegetation shall
not be less than 10 feet in depth and shall extend for the length
of the common property line. Such a planting strip shall be planted
with a selection of trees, evergreens, and shrubs as Screen S-1, Screen
S-2, or Screen S-3, depending on the category of screening required
as follows:
[1]
Where a proposed multifamily dwelling or independent senior
living community abuts a lot in an existing residential district,
the requirements of Screen 3 (S-3) shall apply.
[Amended 6-9-2020 by Ord. No. 2020-05]
[2]
Where a proposed nonresidential use adjoins an existing residential
use or residential district, the requirements of Screen 3 (S-3) shall
apply; or
[3]
Where a use other than a single-family detached dwelling is
proposed in a UDA, TND-1, or TND-2 District that adjoins any residential
zoning district except R-4, the requirements of Screen 2 (S-2) shall
apply.
(b)
All plants used for screening shall be selected from Appendix
E.2, West Bradford Township List of Approved Plants, of this chapter.[2] No invasive plant species identified in Appendix E.1,
Prohibited Plants: Alien, Invasive, Trees, Shrubs, and Vines, of this
chapter[3] shall be proposed for a planted buffer or permitted to
remain in existing vegetation approved for use as a screen. No screening
tree shall be planted closer than 10 feet to the property line, measured
from the center of the tree trunk at a right angle to the property
line.
[2]
Editor's Note: Appendix E.2 is included as an attachment to this chapter.
[3]
Editor's Note: Appendix E.1 is included as an attachment to this chapter.
(7)
Screen Types S-1, S-2, and S-3.
(a)
Screen S-1. The S-1 buffer or screen is somewhat open and applied
between relatively similar land uses. The applicant can choose between
the plant combinations shown in the chart below as "A," "B," or "C"
within this screen type.
|
Screen 1 (S-1)
Expressed as a number of plants per square foot
| |||
|---|---|---|---|
|
Type of Plant
|
A
|
B
|
C
|
|
Large canopy trees
|
1/1,000 square feet
|
1/1,000 square feet
|
1/1,000 square feet
|
|
Medium canopy trees
|
1/1,000 square feet
|
1/1,000 square feet
|
1/1,000 square feet
|
|
Understory trees
|
N/A
|
N/A
|
N/A
|
|
Evergreen trees
|
N/A
|
N/A
|
1/350 square feet
|
|
Shrubs
|
1/100 square feet
|
1/100 square feet
|
1/200 square feet
|
 Screen S-1
|
(b)
Screen S-2. The S-2 buffer or screen is semi-opaque and partially
blocks views between adjacent properties. The S-2 buffer should be
used between dissimilar land uses where a totally opaque screen is
not necessary. The applicant can choose between the plant combinations
shown in the chart below as "A," "B," or "C" within this screen type.
|
Screen 2 (S-2)
Expressed as a number of plants per square foot
| |||
|---|---|---|---|
|
Type of Plant
|
A
|
B
|
C
|
|
Large canopy trees
|
1/1,000 square feet
|
1/750 square feet
|
1/1,000 square feet
|
|
Medium canopy trees
|
1/1,000 square feet
|
1/1,000 square feet
|
1/1,000 square feet
|
|
Understory trees
|
N/A
|
1/500
|
N/A
|
|
Evergreen trees
|
1/500
|
1/500
|
1/175 square feet
|
|
Shrubs
|
1/100 square feet
|
1/100 square feet
|
1/200 square feet
|
 Screen S-2
|
(c)
Screen S-3. The S-3 buffer or screen is opaque, composed of
evergreen plants and trees arranged to form both a low-level and a
high-level screen, and fully blocks views between adjacent properties.
The S-3 buffer should be used between dissimilar land uses where the
maximum amount of screening is desired. The applicant can choose between
the plant combinations shown in the chart below as "A," "B," or "C"
within this screen type.
|
Screen 3 (S-3)
Expressed as a number of plants per square foot
| |||
|---|---|---|---|
|
Type of Plant
|
A
|
B
|
C
|
|
Large canopy trees
|
1/1,000 square feet
|
1/750 square feet
|
1/1,000 square feet
|
|
Medium canopy trees
|
1/1,000 square feet
|
1/1,000 square feet
|
1/1,000 square feet
|
|
Understory trees
|
1/500
|
1/250
|
1/500
|
|
Evergreen trees
|
1/500
|
1/500
|
1/175 square feet
|
|
Shrubs
|
1/100 square feet
|
1/100 square feet
|
1/200 square feet
|
 Screen S-3
|
B.
Parking lots.
(1)
Street buffers or screening.
(a)
A continuous landscaped buffer at least 10 feet in width and
at least 36 inches high shall be established between the edge of a
parking lot and any adjacent public right-of-way. If improvements
within the right-of-way are required along such frontage, then a continuous
landscaped buffer having an average width of 10 feet may be provided.
Where an existing parking lot is to be expanded, and the existing
lot has a landscaped buffer adjacent to a right-of-way of less than
10 feet in width, but at least four feet in width, then no additional
buffer shall be required along such frontage.
(b)
The landscaped street buffer shall consist of S-3 screen materials
other than trees, but shall not include any plantings that will obstruct
any required sight distances. The landscaped buffer shall include
at least three street plantings for every 15 feet of frontage, spaced
at intervals of not more than four feet. All plantings shall have
a minimum height of 18 inches when planted. Plantings shall be evenly
spaced in a row, at intervals sufficient to allow for their healthy
growth to a minimum design height of 36 inches.
(c)
Street trees required by either the Zoning Ordinance or this
chapter shall be planted within a ten-foot minimum width landscaped
buffer and shall be integrated with other street plantings. If this
requirement cannot be satisfied due to sight distance requirements,
utility easements, or other conflicting requirements, the required
landscaped buffer area shall be enlarged to accommodate the trees.
If enlargement of the buffer area requires the relocation of required
parking spaces, then any additional required street plantings may
be counted toward interior parking lot landscaping requirements.
(d)
Buffers may be graded and designed to filter stormwater runoff
from paved parking lot surfaces, using bio-swales, rain gardens, and
stormwater infiltration trenches (see PADEP's Pennsylvania Stormwater
Best Management Practices Manual, 2006; Chapter 6, Structural BMPs).
(2)
Interior parking lot landscaping.
(a)
In addition to other requirements of this section, 5% of the
gross area of a parking lot shall be landscaped with trees or shrubs
("interior landscaped area").
[1]
No interior landscaped area shall be less than 145 square feet
or have a width of less than nine feet.
[2]
Paved storage areas serving a warehouse use may be excluded
from the calculation of gross area of a parking lot.
[3]
Plantings immediately adjacent to (i.e., within 15 feet of)
a building shall not be counted toward interior parking lot landscaping
requirements.
[4]
Buffers or screens required by the Zoning Ordinance shall not
be counted toward interior parking lot landscaping requirements.
C.
Street tree requirements.
(1)
Street trees shall be planted along all proposed streets to be offered
for public dedication; however, the following areas are exempt from
the requirements of street trees:
(2)
Street trees shall be large deciduous canopy trees, unless the Township
Engineer determines that site conditions require the use of smaller
trees, in which case medium deciduous canopy trees may be substituted.
(3)
Existing, healthy street trees or shade trees may be substituted
for the planting of new street trees if such existing deciduous trees
are noninvasive species and are protected during construction.
(4)
Street trees shall be planted at regular intervals as follows:
(a)
One large canopy tree, at least three-inch caliper, for a minimum
interval of every 35 feet of road frontage, or portion thereof.
(b)
One medium canopy tree, of at least two-inch caliper, for a
minimum interval of every 20 feet of road frontage, or portion thereof.
(c)
Where required along the edge of a parking lot [as set forth
within § 450-12.1A(1)], one large deciduous canopy tree,
of at least three-inch caliper, shall be required for every 15 feet
of street frontage.
(d)
There shall be minimum distance of 15 feet between a large and
medium deciduous canopy tree planted adjacent to one another. Understory
trees shall be planted in groups, and a minimum distance of 50 feet
shall be provided between such groups.
(e)
Understory trees shall only be used as street trees where the
Township Engineer determines that site conditions preclude the use
of large or medium canopy trees, as in conflicts with utilities or
other preexisting conditions. Understory trees used as street trees
shall be planted in groups of three or more trees; trees shall each
be a minimum of one-and-one-half-inch caliper, and a maximum distance
of 30 feet shall be provided between such tree groups.
(5)
Street trees shall be planted outside existing and proposed rights-of-way
but within five feet of the edge of such right-of-way.
(a)
Notwithstanding the above requirement, within the Village of Marshallton, street trees shall be planted with a minimum interval of every 35 feet along Strasburg Road, and street trees may be planted within the right-of-way within Marshallton as detailed in § 450-33, Manual of Written and Graphic Design Guidelines.
(6)
Applicants required to install street trees shall refer to Appendix
E.2, West Bradford Township List of Approved Plants, of this chapter.[4]
[4]
Editor's Note: Appendix E.2 is included as an attachment to this chapter.
D.
Preservation of existing landscape features.
(1)
Existing healthy native trees, of at least eight inches' DBH, or
wooded areas containing healthy native trees, the majority of which
are at least eight inches' DBH, such wooded areas being free of invasive
plants or with the potential to be free of invasives, may be preserved
in lieu of planting new materials, in order to satisfy landscaping,
tree cover, and screening requirements of this chapter.
(2)
The Township Engineer, or his/her designee, shall determine that
the trees or wooded areas to be preserved will serve the purposes
of this section based on the following criteria:
(a)
Wherever feasible, tree groupings rather than isolated individual
trees shall be protected.
(b)
Retention of existing, noninvasive trees is prioritized, from
highest to lowest, as follows:
[1]
Riparian and steeply sloped woodlands.
[2]
Interior forest habitat, considered as any woodland surrounded
by 100 feet or more of forest.
[3]
Significant specimen trees, including trees of unusual size,
age, or historical significance.
[4]
Allees of large and/or notable trees.
[5]
Early successional woodlands.
[6]
Hedgerows.
(3)
The applicant shall ensure that the trees and wooded areas approved
by the Township for preservation will be protected from disturbance
prior to and during construction.
(a)
Trees shall be protected by having limits of disturbance clearly
shown on all construction documents and clearly marked in the field
as tree protection zones (TPZ), as shown in Figure TPZ.
|
Tree Protection Zone — TPZ
 |
(b)
Tree protection zones around a tree or group of trees shall
be located at least 10 feet outside of the dripline and shall be entirely
enclosed by a four-foot-high construction fence of highly visible
color, affixed to six-foot-high T-posts set at six-foot intervals,
or approved equal.
(c)
Within a TPZ, no vehicles, equipment, material storage, trenching,
tunneling, change of grade, or activity of any kind is permitted.
If a TPZ is compromised or if the fence is breached, the developer
shall immediately repair the damage to the TPZ and also shall plant
on site additional trees over and above those otherwise required by
this chapter or the Zoning Ordinance, subject to the following formulas
and standards:
[1]
Compromised trees. Trees within a compromised or breached TPZ
may not show damage for years after the breach, so it shall be assumed
the trees are "compromised," regardless of their appearance.
[2]
Replacement formula. For every two inches' DBH of protected
tree(s) within the breached TPZ, plant one two-inch-caliper large
canopy tree.
[3]
For instance, a compromised white oak having a twenty-four-inch
DBH would require planting of twelve two-inch-caliper trees, or eight
three-inch-caliper trees, or six four-inch-caliper trees on site.
[4]
Replacement trees shall be of species on Appendix E.2, West
Bradford Township List of Approved Plants, of this chapter.[5]
[5]
Editor's Note: Appendix E.2 is included as an attachment to this chapter.
E.
Screening of storage areas, trash disposal units (dumpsters), and
mechanical equipment.
(1)
The screening of storage areas, including trash disposal units, shall
be constructed of masonry walls with a masonry cap or coping. The
top of the cap or coping shall be at least one foot above the storage
or trash disposal unit, and the structure shall not be more than a
total of six feet in height. An opaque wood or metal gate with a full
frame shall screen the opening to such an area or unit.
(2)
All mechanical equipment not enclosed in a structure shall be fully and completely screened pursuant to the screening requirements in Subsection E(1) above.
(3)
The applicant shall submit a drawing of any such proposed storage
unit(s), drawn to scale, for review by the Township.
F.
Additional requirements.
(1)
The Township may require that landscaping shown on an approved landscaping
plan be either installed or included in the required financial security
furnished to the Township. The amount for landscaping included in
the financial security shall be 110% of the value of the required
plants and the costs of installation, as determined by the Township
Engineer following consideration of an estimate prepared by a landscape
contractor, which estimate must be obtained by the developer and supplied
to the Township.
(2)
All landscaping must be installed by the first planting season following
completion of the project.
(3)
Any replacement materials shall conform to the approved landscape
plan.
(4)
All required trees shall be maintained, protected, and replaced as
necessary for the life of the project or until redevelopment occurs.
(5)
Tree topping is prohibited. (Tree topping is the practice of removing
whole tops of trees or large branches and/or trunks from the tops
of trees for the purpose of reducing the size of the tree, often leaving
stubs or lateral branches that are too small to assume the role of
a terminal leader.) Pruning of trees that have been planted to satisfy
landscaping requirements is permissible only for the purpose of tree
health and safety and not for commercial sign or business visibility.
(6)
Plant materials.
(a)
All plants shall be from Appendix E.2, West Bradford Township
List of Approved Plants, of this chapter[6] and of the minimum sizes:
[1]
Evergreen trees shall be a minimum height of four feet above
the top of the root ball when planted.
[2]
Shrubs shall be a minimum height of 18 inches above the top
of the root ball when planted.
[3]
Deciduous trees shall range from a minimum of 1 1/2 inches'
to 3 1/2 inches' caliper, when planted, depending on their intended
use and classification. For the purposes of this chapter, the terms
"caliper" and "diameter at breast height (DBH)" both refer to the
diameter of a tree trunk. Tree trunk sizes shall be determined as
follows:
[4]
All plant material shall conform to the standards of the publications
"American or U.S.A. Standard for Nursery Stock," ANSI or U.S.A.S.
Z60.1 of the American Association of Nurserymen, as amended.
[6]
Editor's Note: Appendix E.2 is included as an attachment to this chapter.
Initial construction on the subdivision site shall consist of
stripping and stockpiling of topsoil from all areas to be disturbed.
Upon completion of other construction, the entire amount of topsoil
stripped shall be replaced on the subdivision site.
A.
No topsoil shall be disposed of, by sale or otherwise, off the site
of the subdivision or land development.
B.
A minimum of six inches of topsoil cover must be replaced on all
disturbed areas of the site.
C.
Subsoil may be disposed of at the option of the applicant or applicant's
agent.
D.
Topsoil and subsoil shall be piled separately and not intermixed.
The limits of disturbance as identified on the soil erosion
and sedimentation control plan shall be delineated prior to any clearing
or grading on the site. This delineation shall consist of the placement
of a four-foot-high construction or snow fence of a highly visible
color. The fence shall be attached to six-foot-high posts (two inches
steel "U" channel, two-inch by two-inch wood stakes) set into the
ground at a minimum of six-foot intervals. The fence shall be attached
to each post in at least three places, and its bottom shall be placed
three inches above ground height. The fence shall be maintained throughout
all building phases during which construction occurs.
Lighting shall conform to the provisions of Chapter 450, Zoning, as amended.
Parking shall conform to the provisions of Chapter 450, Zoning, as amended.
[Added 8-9-2011 by Ord. No. 2011-05]
The construction, extension, replacement and/or repair of various
public and other improvements, including but not limited sanitary
sewer facilities, water facilities, storm sewer facilities, roadway
and parking facilities, park and landscape facilities, and curb and
sidewalk facilities, shall be provided in accordance with the West
Bradford Township Design Manual. In the event of a conflict between
the language of this chapter and the language in the Design Manual,
the most restrictive language shall prevail.[1]
[1]
Editor's Note: The Township Design Manual is on file in the
Township office.
