A.
The standards and requirements specified in this chapter
shall be considered minimum standards and requirements for the protection
and promotion of public health, safety and general welfare, and the
Township reserves the right to increase the same when and if conditions
warrant.
B.
Where the Township approving authority has determined
that literal compliance with the standards and requirements set forth
in this chapter is clearly impractical, that authority may modify
or adjust the standards to permit reasonable utilization of property
while securing substantial compliance with the intent and objectives
of this chapter. In granting modifications, such conditions may be
imposed as will secure substantial compliance with said intent and
objectives.
A.
In addition to the standards and requirements contained
herein, all land shall be subdivided and developed in compliance with
the following:
(2)
The special rules, regulations and standards of any
municipal, county, state or regional planning agency having jurisdiction.
(3)
The special rules, regulations and standards of any
municipal, county, state or regional administrative or regulatory
agency, such as but not limited to the County Health Department, the
State and Federal Departments of Highways, the State Department of
Environmental Protection and Federal Environmental Protection Agency.
(4)
Any extraordinary or non-statutory limitations, qualifications
or standards imposed on the land by deed or by the owner or other
restrictive covenants agreed to by the owner. Any such restrictions,
agreements or covenants shall be indicated on the plan of subdivision
of land development and shall be recorded in a manner, form and substance
acceptable to the Township Solicitor.
B.
All portions of a tract being subdivided or developed
shall be included in lots, streets, public lands or other appropriate
permitted uses so that nonconforming lots, land remnants or areas
without street frontage shall not be created. It must be demonstrated
that any portion of a tract which is intended for or has the potential
for future subdivision or development can be subdivided or developed
in compliance with existing zoning regulations and this chapter.
C.
Land shall be suited to the purposes for which it
is to be subdivided or developed. Land which is determined to be unsuitable
for subdivision or development due to flooding, improper drainage,
steep slopes, geological formations, adverse topography, special historical
significance, utility easements or which is subject to hazards to
life, health or property such as may arise from fire, flood, sinkhole
collapse, landslide or mudslide, toxic or hazardous waste, disease
or other natural or man-made cause, shall not be subdivided or developed
unless and until adequate mitigating measures are formulated by the
applicant and accepted by the Township and other appropriate regulatory
agencies. Acceptance by the Township of mitigating measures proposed
by an applicant shall in no way be deemed to relieve the applicant
of obligation or liability if such measures fail, nor shall it be
deemed an acceptance of such obligation or liability on the part of
the Township.
D.
Proposed subdivisions and land developments shall
be coordinated with existing nearby neighborhoods and shall be consistent
and harmonious with the pattern and character of existing and approved
development in such neighborhoods.
E.
No subdivision or land development shall be approved
unless it can be demonstrated by the applicant that essential community
facilities such as streets, stormwater collection, retention and conveyance
systems, sanitary sewer and sewage treatment systems and water supply
systems are adequate and that the proposed subdivision or land development
will not burden any such essential community facility beyond its design
capacity.
F.
Every subdivision or land development plan shall be
designed to preserve and protect the natural features of the land,
including existing grades and contours, bodies of water and watercourses,
wetlands, large trees standing alone or in groves, street shade trees
and specimen trees, scenic and historic points, pedestrian walks,
bicycle paths and bridle trails that have been in public use and other
community assets. The burden shall be on the applicant to justify
any material changes in the natural features of the land, including
those features set forth above, by satisfactory proofs that subdivision
or land development would not be feasible without such changes and
that there are no practical alternatives to the material change. The
fact that subdivision or land development would involve greater expense
or less density because of the maintenance of desirable natural features
will not in and of itself be considered a justification for changes
in such features.
G.
Lot lines shall follow Township boundary lines rather
than cross them. Whenever access to the tract is required across land
in another municipality, assurance must be provided in written form
that access is legally established and that the design and construction
of such access complies with the standards and requirements of both
municipal jurisdictions.
A.
Lot dimensions, areas and configurations shall comply with all applicable provisions of Chapter 208, Zoning, and shall be suitable and appropriate for the type of development and use contemplated. Where lots are capable of further subdivision or development, the Township may require that such lots and the development thereon be arranged so as to accommodate such future subdivision or development and opening of future streets where they would be necessary.
B.
Every lot hereafter created shall have frontage along the right-of-way
line of a street that can provide direct access to such lot. The frontage
along the right-of-way line of a street shall not be less than 20
feet.
[Amended 12-7-2015 by Ord. No. HR-412]
C.
No portion of any lot which is not of the required
lot width (as set forth in the applicable zoning district regulations)
shall be included in computing the required lot area.
D.
For any lot proposed to front on the curved portion
of a street or cul-de-sac, the minimum lot width required within the
applicable zoning district must be achievable at the building line.
E.
Where two or more lots are so located that the principal
portion of the lots cannot extend to the street right-of-way line,
a street or cul-de-sac shall be provided to give adequate frontage.
The creation of such interior lots shall be minimized and limited
only to those circumstances dictated by the configuration of the site.
Not more than two lots in depth shall be permitted along any new or
existing street.
F.
Excessively irregular lots shall not be permitted.
The ratio of the depth of a lot to its width shall be not less than
1 to 1 nor greater than 3 to 1.
G.
Side lot lines shall generally be at right angles
to street lines (or radial to curving street lines) unless greater
lot layout flexibility is required so that buildings can be sited
for maximum solar access and views.
H.
At T street intersections, the side lot lines of properties
opposite the intersecting street shall be centered on the center line
of the intersecting street and the buildings on those properties sited
so as to avoid the glare of vehicle lights.
I.
The dimensions of corner lots shall be large enough
to allow for the erection of buildings maintaining the required minimum
front yard setback from both streets.
J.
Double frontage and reverse frontage lots are not
permitted except where necessary to provide separation of residential
development from traffic arterials or to overcome specific disadvantages
of topography or orientation. All residential reverse or double frontage
lots shall have a minimum building setback from the major traffic
street of at least double the normal front yard setback requirement
of the applicable zoning district and no direct access to the major
street is permitted.
K.
On any lot abutting a railroad, no dwelling shall
be placed within 75 feet of the nearest track, nor within 50 feet
of the railroad right-of-way line.
L.
Lots shall be designed and graded to provide positive
drainage from buildings and to the street or to a drainage facility
such as a swale or basin designed and provided for that purpose, rather
than to an adjoining property.
A.
The length, width and shape of blocks shall be determined
with due consideration of the following:
(1)
Zoning requirements and the provision of adequate
sites for buildings of the type proposed.
(2)
Requirements for safe and convenient vehicular and
pedestrian circulation.
(3)
The limitations and opportunities of the environment.
(4)
Thoughtful, innovative and efficient design to reinforce
and achieve the best design of the proposed type of development, to
create attractive residential and nonresidential communities and to
provide opportunities for the utilization of solar energy.
B.
Blocks shall have a minimum length of 600 feet and
a maximum length of 1,000 feet, except that blocks along major and
collector streets shall be not less than 1,000 feet long. Special
consideration shall be given to the requirements of satisfactory fire
protection and pedestrian access. Pedestrian crosswalks shall be provided
within blocks of over 1,000 feet in length. Where determined by the
Township to be necessary, the reservation, by easement or otherwise,
of lands through the block to accommodate utilities, drainage facilities
or pedestrian or emergency vehicle traffic shall be provided.
A.
Street systems.
(1)
Proposed streets shall be properly related to such
street plans or parts thereof as have been officially prepared and
adopted by the Township, including recorded subdivision plans and
the Official Map of the Township, and shall be classified according
to their function. Proposed streets shall further conform to such
Township and state road and highway plans and construction codes as
have been prepared, adopted and filed as prescribed by law.
(2)
All streets shall be of sufficient width and proper
grade and shall be located so as to accommodate the probable volume
of traffic as established by satisfactory proof proffered by the applicant,
to afford adequate light and air, facilitate fire protection, provide
access of fire-fighting equipment to buildings and to provide a coordinated
system of streets conforming to the Township's Official Plan of streets.
(3)
Thoughtful and imaginative design of streets and their
relationship to the arrangement and shape of lots is required. Streets
shall be logically related to the topography so as to produce usable
lots, curvilinear design, reasonable grades, proper alignment and
drainage, to provide for adequate vision and to enhance opportunities
for the utilization of solar energy.
(4)
Residential streets shall be laid out so as to discourage
through traffic; however, the arrangement of streets shall provide
for the continuation of existing or platted streets and shall provide
proper access to adjoining undeveloped tracts suitable for future
development.
(5)
Where a subdivision or land development contains or
abuts or otherwise utilizes a street of insufficient width or improper
design, construction and/or alignment, the applicant shall dedicate
such additional rights-of-way as necessary to meet the minimum requirements
specified herein and/or to make such improvements as are necessary
to correct the design, construction and/or alignment deficiencies.
(6)
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, to be no less than the right-of-way
then required for minor collector or local streets.
(7)
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.
This provision may be waived when it is shown to the satisfaction
of the Township to be poor or unnecessary design or that such a requirement
would not further the objectives of this chapter.
(8)
New half or partial streets shall not be permitted
except where essential to reasonable development of a tract in conformance
with the other requirements and standards of this chapter and where,
in addition, dedication of the remaining part of the street bas been
secured. Wherever a tract to be developed borders an existing half
or partial street, the other part of the street shall be plotted within
such tract. Where new half or partial streets are proposed, the acceptance
of final plans shall be conditioned upon the provision of guaranties
assuming the construction or completion of such streets to Township
standards.
(9)
Dead-end streets shall be prohibited, except as stubs
to permit future street extension into adjoining tracts or when designed
as cul-de-sac streets.
(10)
New streets shall be laid out to continue existing
streets at equal or greater width, as regards both cartway and right-of-way
as dictated by traffic studies or new densities. Minimum widths shall
be as established herein.
(11)
Where streets continue into adjoining municipalities,
evidence of compatibility of design, particularly with regard to street
widths, shall be submitted. The applicant shall coordinate such designs
with both municipalities to avoid abrupt changes in cartway width
or in improvements provided.
(12)
All street names shall be assigned or approved
by the Board of Supervisors. Continuations of existing streets shall
be known by the same name, but names for other streets shall not duplicate
or closely resemble names for existing streets in the region.
B.
Cul-de-sac streets.
(1)
A cul-de-sac, permanently terminated, is not permitted
when a through street is feasible and more desirable. The applicant
shall have the burden of showing the infeasibility of a through street
in order to justify a cul-de-sac. The fact that a cul-de-sac will
permit a greater density of development shall not be, by itself, a
sufficient justification.
(2)
Each permanent cul-de-sac street shall serve not more
than 24 single-family residential dwellings, not more than 50 two-family
or multiple-family dwellings and not more than 6 nonresidential lots.
A cul-de-sac of greater length may be approved by the Township only
where the topography, shape or environmentally sensitive areas preclude
the possibility of providing a second street.
[Amended 12-3-1991 by Ord. No. HR-188]
(3)
Permanent cul-de-sac streets shall have a circular
turnaround with minimum rights-of-way and paving radii as prescribed
below. The maximum slope across the diameter of a cul-de-sac shall
not exceed 5%.
|
Type of Cul-de-Sac
|
Right-of-Way Radius (feet)
|
Outer Paving Radius (feet)
|
Inner Paving Radius (feet)
| |
|---|---|---|---|---|
|
Residential
|
50
|
40
|
--
| |
|
Residential with center island
|
70
|
60
|
20
| |
|
Commercial/ industrial
|
80
|
70
|
--
| |
|
Commercial/ industrial with center island
|
80
|
70
|
30
|
(4)
Any street temporarily dead-ended for either access
to an adjoining property or for authorized stage development, which
is greater than one lot depth, shall be provided with a temporary
all-weather turnaround within the subdivision or land development.
The use of such 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. The turnaround right-of-way shall be placed
adjacent to the property line and a right-of-way of the same width
as the street shall be carried to the property line in such a way
as to permit future extension of the street into the adjoining tract.
C.
Private streets.
(1)
Private streets shall be designed and constructed
in compliance with the standards for public streets contained in this
chapter.
(2)
Private streets shall be designated as such on the
preliminary and record plans and shall be subject to the construction
and maintenance guaranties contained in this chapter.
D.
Street alignment.
(2)
Horizontal curves. Horizontal curves shall be used
at all changes in alignment in excess of 2º. Long radius curves
shall be used rather than a series of curves connected by short tangents.
Minimum radius curves at the end of long tangents will not be approved.
(a)
Minimum radii of center line on horizontal curves
shall be 200 feet on intercommunity service or secondary streets and
100 feet on local residential streets.
(b)
Reverse curves shall be separated by tangents
of 50 feet or more, in accordance with standards of the Pennsylvania
of Transportation.
(c)
Super-elevation and additional width shall be
used for curves of less than 600 feet radii on inter-community service
or secondary streets and of less than 300 feet radii on local residential
streets.
(3)
Vertical curves. Vertical curves shall be used at
changes in grade of more than 1%. The length of the curve shall approximate
50 feet on intercommunity or secondary streets and 25 feet for local
residential streets for each 1% of change in grade. Over summits or
in sumps, vertical curves shall not produce excessive flatness in
grade and there shall be no dips, cross gutter bumps or humps in the
paving.
E.
Street intersections.
(1)
Not more than two streets shall intersect at the same
point. Streets entering at opposite sides of another street shall
be aligned directly opposite one another or with a minimum offset
of 150 feet between center lines.
(2)
The center lines of streets intersecting with major
streets shall be not less than 1,000 feet apart.
(3)
A street shall intersect another at right angles and
rights-of-way lines at intersections shall be rounded by a tangential
arc having a minimum radius of 20 feet.
(4)
(5)
Intersections shall be designed with a flat grade
wherever possible. Where a flat grade is not possible, a leveling
area shall be provided at the approach to an intersection having a
grade (measured along the curb or flow lines of the street) not exceeding
3% at a distance of 50 feet from the intersection rights-of-way lines.
The cross-slopes at the intersection shall not exceed 3%.
(6)
Clear sight lines shall be provided and maintained
at all intersections. The clear sight triangle shall be measured at
a point 15 feet back from the intersecting curb or pavement edge at
a height of two feet above the curbline and shall extend in both directions
a distance of 100 feet from the center line of all local residential
roads and a distance of 200 feet from the center line of all other
roads except arterials and expressways which shall be provided according
to state and federal highway department standards. No vegetation,
fence, bridge structure, sign or other obstruction shall be permitted
in this area. Any obstruction to sight shall be removed at the time
the street is graded or at the time a building or structure is erected
or altered in accordance with an approved subdivision or land development
on the adjacent lot, whichever shall first occur. It shall be the
responsibility of the owner(s) of properties within the required minimum
clear sight triangles to maintain the clear sight triangle.
(7)
All intersections shall be controlled by STOP signs
or traffic signals, except that one through street may be designated
for each intersection. The designation of the through street and the
design, placement and timing of traffic signals shall be according
to applicable state and federal highway department standards.
F.
Street width.
(1)
The minimum cartway widths established herein are
not intended or designed to accommodate on-street parking. Greater
right-of-way and cartway widths may be required for the following
purposes:
(a)
To promote public safety and convenience.
(b)
To provide parking space in commercial districts
and in areas of high-density residential development.
(c)
To accommodate special topographic circumstances
which may result in cut/fill slopes beyond the standard right-of-way
width. These should be included within the right-of-way in all circumstances
to assure accessibility for maintenance operations.
(2)
Rights-of-way of lesser width than prescribed in this
section shall not be permitted.
(3)
Subdivisions abutting existing streets shall provide,
for dedication, the minimum right-of-way widths for those streets
in accordance with the provisions of this section.
(4)
The minimum rights-of-way and cartway widths for all
streets shall be as follows, except where greater widths are required
by state or federal highway departments:
|
Street Type
|
Right-of-Way
(feet)
|
Paved Cartway
(feet)
| |
|---|---|---|---|
|
Arterial/expressway:
| |||
|
Principal
|
State or federal standards
| ||
|
Minor
|
60 to 80
|
52 to 66
| |
|
Collector/connector:
| |||
|
Major/intercommunity
|
60
|
40
| |
|
Minor/residential feeder
|
60
|
28 to 34
| |
|
Local residential/service
|
50
|
28
| |
|
Commercial/industrial
|
60
|
38 to 40
| |
|
Cul-de-sac:
| |||
|
Under 400 feet long
|
50
|
24
| |
|
Over 400 feet long
|
50
|
28
| |
|
Temporary or extendable
|
50
|
28
| |
G.
Street grades.
(1)
Center-line grades shall be not less than 1% nor more
than 7%, except that a maximum grade of 10% on local residential streets
may be permitted for short distances where natural contours provide
conditions for minimal grading at the steeper grade and where the
applicant proffers satisfactory proofs that safety will not be sacrificed.
(2)
Under no conditions will maximum grades be permitted
with curve radii.
H.
Street construction standards.
(1)
All new streets and all existing streets of insufficient
width or substandard construction along the lot or lots to be sold
or built upon shall be constructed or improved to the standards and
specifications contained herein or to applicable state and federal
highway department specifications (e.g., Pennsylvania Department of
Transportation Specifications, Form 408, latest revision), whichever
is greater.
(2)
Subgrade.
(a)
The area within the limits of the proposed road
surface shall be shaped to conform to the line, grade and cross section
of the proposed road.
(b)
All unsuitable subgrade materials shall be removed
or stabilized.
(c)
Encroachment into wet or swampy areas shall
be minimized; where unavoidable and permitted, such areas shall be
permanently drained and stabilized.
(d)
Fill material shall be suitable and thoroughly
compacted for its full width in uniform layers of not more than eight-inch
thickness.
(e)
The subgrade beneath cartways, shoulders and
sidewalks shall be thoroughly compacted to not less than 100% of the
determined dry weight density by rolling with a minimum ten-ton roller
and/or a sheepsfoot roller over six inches.
(f)
Backfill of trenches within the cartway and
curb area shall be thoroughly compacted prior to application of the
base course.
(g)
The subgrade shall be checked and approved by
the Township Engineer for lines, grade, crown and contour before any
succeeding courses are applied.
(3)
Base course.
(a)
Base course shall consist of eight inches of
PA No. 4A crushed stone placed on a two-inch initial layer of screening
and rolled uniformly and thoroughly with the ten-ton roller. Rolling
shall continue until the material does not creep or wave ahead of
the roller wheels.
(b)
After compaction of the base stone, dry screenings
shall be applied in sufficient quantity to fill all of the voids in
the rolled stone base. A vibratory roller, of PennDOT approved design,
must be used in this step of construction, and rolling shall continue
until all voids are filled. Small areas around inlets and manholes
that cannot be reached by the vibratory roller shall be compacted
with mechanical tamper or whacker.
(c)
When the stone surface is tight and will accept
no more screenings, all loose screenings shall be broomed from the
surface to the top 1/2 inch of the aggregate over at least 75% of
the road.
(d)
No base material shall be placed on a wet or
frozen subgrade.
(e)
As an alternate, an aggregate-lime-pozzolan
base course may be used when approved by the Township. This "pozopac"
base course must be applied with an approved paver to a thickness
to be determined by the Township Engineer.
(f)
Application of a "pozopac" base course shall
be followed immediately by application of the binder course.
(4)
Bituminous surface.
(a)
Bituminous material shall be ID-2 or FB-1 hot
mix, with two inches of binder course and two inches of surface course
after compaction.
(b)
The completed road surface shall have a uniform
slope of 1/4 inch per foot from edge to center line, except that on
super-elevated curves, this slope shall not be less than 1/4 inch
per foot and shall extend up from the inside edge to the outside edge
of the paving.
(c)
As an alternate, the road may be constructed
of four inches of crushed stone, six inches of compacted aggregate
bituminous base and two inches wearing course. The type and installation
of road material shall be equal or superior to that required in the
PennDOT Specifications, Form 408.
(d)
All wearing surface courses shall be sealed
to the concrete curb and at its joint with existing streets and driveways
with a one-foot-wide Class BM-1 asphalt gutter seal.
(5)
Grading and shoulders. Roadways shall be graded for
not less than eight feet beyond the edge of the proposed paving on
each side. This grading width shall be increased as necessary where
sidewalks and/or planting strips are to be provided. Shoulders shall
be graded with a slope of one inch per foot. Beyond the limits of
this grading, banks shall be sloped to prevent erosion, but this slope
shall not exceed two horizontal to one vertical, with tops of slope
in cuts rounded.
I.
Service streets or alleys.
(1)
Service streets or alleys shall be provided in C-1
and C-2 Commercial Districts, SC Shopping Center Districts, LI Limited
Industrial Districts and PIP Planned Industrial Park Districts to
provide access to off-street parking, loading and unloading facilities.
Alleys in residence districts will not be approved in the absence
of special conditions.
(2)
The width of the right-of-way of any service street
or alley shall not be less than 20 feet and the width of the paving
not less than 16 feet. Greater widths will be required if necessitated
by the proposed use.
(3)
A service street or an alley terminating in a permanent
barrier will not be approved unless adequate turning area at the end
is provided.
(4)
Intersections of right-of-way lines shall be rounded
by a tangential arc the minimum radius of which shall be 20 feet,
and the edge of the paving at the intersections shall be rounded by
a tangential arc the minimum radius of which shall be 20 feet.
(5)
No fences, hedges, shrubbery, walls, planting or other
obstructions shall be located within the right-of-way. Reasonable
sight distance shall be provided at intersections with streets.
(6)
No part of any building, garage or other structure
may be located within 25 feet of the center line of an alley used
for public use and convenience, whether in residential or nonresidential
districts.
J.
Driveways.
(1)
No more than three dwelling units may share a common
driveway.
(2)
Crossover easements for common private driveways are
required and must be noted on the final plan and included in all affected
deeds.
(3)
Private driveways on corner lots shall be located
at least 40 feet from the point of intersection of the right-of-way
of the nearest street and shall provide access only to the street
of lowest classification when a corner or double frontage lot is bounded
by streets of different classification.
(4)
Each private driveway shall be located, designed and
constructed, landscaped and maintained so as to provide a sight distance
designed according to the American Association of State Highway Officials
Standards at intersections with streets.
(5)
At intersections with streets there shall be at least
a fifteen-foot stopping space on the driveway, behind the right-of-way
line, with a grade not in excess of 5%.
(6)
All driveways shall contain a straight length of at
least 25 feet in the case of residential driveways and 40 feet in
the case of nonresidential driveways, measured from the paved cartway
edge of the intersecting street and extending inside the lot.
(7)
Driveways to single-family residences shall intersect
streets at angles of between 60º and 90º and all other driveways
shall intersect streets at angles of between 75º and 90º
degrees. The angle of intersection is the acute angle made by the
intersection of the center line of the driveway with the center line
of the road.
(8)
Common driveways and driveways in excess of 200 feet
long shall be of sufficient width and contain a sufficient number
of pullover areas to provide safe and easy passage of vehicles.
(9)
The entrance to each private residential driveway
shall be at a minium radius of five feet or shall have a flare constructed
that is equivalent to this radius at the point of intersection with
the street cartway edge.
(10)
Driveway entrances into all nonresidential,
single-use properties shall be no less than 20 feet in width, shall
not exceed 36 feet in width at the street line unless provided with
a median divider and shall be clearly defined by use of curbing. The
curbs of these driveway entrances shall be rounded with a minimum
radius of 10 feet where they intersect a street.
(11)
The gutter line, wherever possible, shall be
maintained as a paved swale. It shall have a maximum depth of four
inches and a minimum width of 24 inches. A pipe may only be placed
under the driveway entrances when approved by the Township Engineer.
The acceptability of such a pipe will be governed by the gutter depth
on each side of the driveway. The minimum pipe size under a driveway
will be determined by the Township Engineer.
(12)
Driveways shall be graded so that surface drainage
will be discharged to the owner's property; otherwise, adequately
sized pipes, inlets and/or headwalls shall be installed and gutter
improvements shall be made to direct surface drainage into the road
drainage system and not onto the paving of the intersecting road.
(13)
Driveway grades in excess of 14% that may create
a hazard at either street or interior terminus shall not be permitted.
(14)
Where difficult problems of driveway curvature
and grades in excess of 10% are likely to be present, the applicant
shall submit for approval details of driveway location and grade before
lot lines and house location and grade are finally determined.
L.
Curbs.
(1)
Concrete curbs shall be installed along each side
of all streets and along the median island of divided streets. The
requirement to provide curbs may be moved only where the introduction
of curbs along existing uncurbed streets may cause a hazard to the
driving public or despoil the established rural or historical character
of the adjoining community or adversely affect storm drainage.
(2)
Except where state or federal highway department manuals
require a greater standard, concrete curbs shall be 22 inches deep,
seven inches wide at the top and eight inches wide at the base on
secondary, commercial and primary streets. The distance from the top
of curb to flow line of the gutter shall be eight inches on residential,
secondary, commercial and primary streets. The nominal distance from
the top of curb to flow line of the gutter shall be eight inches on
residential, secondary, commercial and primary streets. Curbing shall
be built in ten-foot lengths and an approved expansion joint of 1/4
inch minimum thickness shall be used at each joint. A combination
curb and gutter may be used at the option of the developer when approved
by the Township Engineer. Where combination curb and gutter is used,
it must be placed on a minimum of four inches of crushed stone or
gravel to provide adequate drainage beneath the curb.
(3)
All concrete used in the construction of improvements
shall be certified to develop a compressive strength of at least 3,000
pounds per square inch at 28 days with certification of the mix furnished
to the Township Engineer. Concrete shall be placed in forms that are
straight and securely braced. Care shall be taken to control the water
content to prevent separation of the aggregates. All the concrete
shall be thoroughly tamped into the forms. After the concrete has
set sufficiently, the form shall be removed and the exposed surface
shall be rubbed to provide an even finish. All edges shall be finished
with an approved edging tool.
(4)
After completion of the bituminous paving, Class BM-1
asphalt shall be applied to the joint between the curb and the bituminous
paving for a distance of one foot from the curb towards the center
of the road to effectively seal the joint between the curb and the
bituminous paving.
(5)
To provide for driveways, depressions in the curbing
may be constructed and finished during the time of pouring.
M.
Pedestrian amenities, sidewalks, crosswalks, paths
and trails.
[Amended 8-17-1998 by Ord. No. HR-275]
(1)
Sidewalks and/or paths shall be required in every
subdivision or land development plan application meeting any of the
following conditions:
[Amended 9-19-2011 by Ord. No. HR-390]
(a)
For all development of properties with frontage on the Green Routes
Pedestrian Network, as approved via resolution by the Board of Supervisors;
(2)
The approving Township authority for a subdivision
or land development application shall determine whether a sidewalk
or path or a combination of both is constructed with concrete, asphalt
or another suitable material based on existing features of the land,
potential usage of the sidewalk or path, and the general character
of the area. The provisions of this subsection shall only apply prospectively,
for subdivision or land development plan applications that have not
received final approval as of the effective date of this subsection,
October 20, 2011. The provisions of this subsection shall not apply
retroactively.
[Amended 9-19-2011 by Ord. No. HR-390]
(3)
Sidewalks shall be provided on both sides of streets,
except that sidewalks will be required on only one side of a street
if only one side of the street is developed.
(4)
In all commercial and special development zoning districts,
pedestrian sidewalks shall be set back at least six feet from the
edge of the roadway or curb. The sidewalk shall measure at least six
feet in width. The sidewalk paving shall be concrete with a nonslip
furnish to facilitate comfortable walking and wheelchair use and shall
be completely free of any poles or other physical objects. The area
between the sidewalk and the edge of the road or curbface shall be
designed to accommodate all traffic and streetlight standards, traffic
signs, mailboxes, fire hydrants and similar utility installations.
This area shall be paved with concrete pavers or brick pavers in colors
and patterns approved by the Planning Commission. Where overhead utility
lines are not present, this area may also contain street trees and/or
other landscaping as approved by the Township Planning Commission.
The area between the buildings and parallel to the sidewalk shall
contain a combination of shade trees, ground cover, planting beds
and grass and pedestrian amenities such as bus shelters. This planting
area shall have a minimum width of six feet except where immediately
adjacent to a building or group of buildings fronting directly onto
the sidewalk with doors and/or display windows facing the sidewalk.
In these situations an additional band of paving may be placed immediately
adjacent to the building fronts to facilitate pedestrian access to
the building(s).
(5)
In all noncommercial zoning districts, pedestrian
sidewalks shall be set back at least five feet from the edge of the
roadway or curb. The sidewalk shall measure at least four feet in
width. The sidewalk paving shall be concrete with a nonslip surface
to facilitate comfortable walking and wheelchair use and shall be
completely free of any poles or other physical objects. When specifically
approved by the Planning Commission a macadam paving may be used in
lieu of concrete. The area between the sidewalk and the edge of the
road or curbface shall be designed to accommodate all traffic and
streetlight standards, traffic signs, mailboxes, fire hydrants and
similar utility installations. When approved by the Township Planning
Commission, this area may be planted with grass and low shrubs or
paved with concrete pavers or brick pavers. Where overhead utility
lines are not present, this area may also contain street trees. The
area between the buildings and parallel to the sidewalk shall contain
a combination of shade trees, ground cover, planting beds and grass
and pedestrian amenities such as public transportation shelters.
(6)
The grade and paving of the sidewalk shall be continuous
across driveways, except in certain cases where heavy traffic volume
dictates special treatment. The grade and alignment of all sidewalks
shall be approved by the Township Engineer on Township roads and the
Pennsylvania Department of Transportation on state-maintained roads.
(7)
Sidewalks shall be designed and constructed to meet
all design criteria required by the Americans with Disabilities Act.
(8)
Sidewalks shall be sloped toward the street, with
a gradient not less than 1/4 inch per foot. The finished grade between
the outside of the sidewalk to the curbline (edge of the cartway)
shall never exceed a total vertical elevation change of one foot.
All concrete sidewalks shall be constructed on a four-inch crushed
stone or gravel base to ensure proper drainage. The concrete shall
be placed so that there is a tooled separate joint every five feet.
One-half inch premolded joint fillers shall be placed where the concrete
sidewalk abuts a concrete curb. All concrete sidewalks shall have
a minimum thickness of four inches except at driveways where they
shall have a minimum thickness of six inches for residential uses
or eight inches for commercial or industrial uses. The concrete apron
in the driveway area shall be reinforced with welded wire mesh six
inches by six inches, No. 9 wire (minimum). Two layers of this mesh
shall be utilized with a minimum of two-inch spacing between layers.
The wire shall be installed so that it is not closer than one inch
from the top or bottom surfaces of the driveways.
(9)
Crosswalks not less than 10 feet wide and with paving
not less than four feet wide shall be required where necessary to
provide access to schools, churches, parks and commercial areas. Crosswalks
shall be maintained by the abutting property owners or homeowners'
association in the same manner as sidewalks on public or private streets.
(10)
At the discretion of the Planning Commission,
in conjunction with an application for land development, a system
of bicycle, equestrian and/or pedestrian paths for public use generally
unrelated to and separate from streets may be required and secured
by dedication or easement. Such paths shall be consistent with any
existing plans specified by the Township so as to encourage the formation
of an interconnecting trail network both within and beyond the Township.
Such paths normally shall not exceed 10 feet in width and, at the
option of the applicant, shall be located adjacent to existing or
proposed lot lines or in such manner as to minimize any obstruction
to the development. Existing paths may be relocated if a connection
with a path on the property or on an adjoining property is established.
(11)
The following streetscape amenities are required
for all subdivisions and land developments for properties with frontage
on Lancaster Avenue or connecting cross streets. In instances where
existing conditions dictate alternative specifications, the essence
of the overall streetscape design shall be maintained. Alternative
specifications shall be approved by the Planning Commission.
[Added 9-10-2007 by Ord. No. HR-361]
(a)
Sidewalk specifications. Sidewalks shall be
constructed to include three bands. (See Exhibit 1.)
|
Exhibit 1
|
|---|
 |
[1]
Verge: six-foot brick paver at curb to provide
space for lighting poles, fire hydrants, signage and other obstructions.
[2]
Sidewalk: six-foot unobstructed concrete walking
area.
[3]
Green area: six-foot-wide grass planting strip
to include street trees planted generally 25 to 30 feet apart in the
center depending on the species and reach of canopy. The intent is
to provide a continuous canopy. Deciduous shrub plantings shall also
be provided between shade trees to provide a visual screen from vehicular
lights within parking areas located to the front of structures. (See
Exhibit 2.) The green area shall be installed continuously along the
entire width of the lot next to the sidewalk except in instances where
a principal structure directly abuts the sidewalk. In instances where
a six-foot green area is not feasible due to limited site width or
other unique existing conditions, planters and other forms of decorative
plantings may be substituted.
(b)
Lighting specifications. To reestablish traditional
pedestrian-scale lighting, lower, more closely spaced lamps with softer
light shall be installed, except at intersections if the Township
Engineer determines that taller more intensive lights are necessary
there for safety. Lighting shall be provided according to the following
specifications or an approved equivalent.
[1]
Streetlights.
[b]
Poles. (See Exhibit 3.)
|
Exhibit 3
|
|---|
 |
[i]
Style: Shakespeare - Historical
Series - Washington Style - Model No.: AP17 12FS11 - fluted or approved
equivalent.
[ii]
Color: semigloss black.
[iii]
Base: anchor base, seventeen-inch
diameter with three-inch tenon.
[iv]
Height: 12 feet.
[v]
Spacing: generally 80 to 100 feet,
unless specifications dictate otherwise.
[vi]
Setback from curb: located within
the center of the curbside paver at three feet, where practical.
N.
Streetlights.
(1)
Streetlights shall be required along all collector,
arterial or commercial roads and all local roads within a subdivision
where the average lot size is less than 50,000 square feet.
(2)
Lighting shall be provided on metal poles serviced
by underground cable. Wooden poles may be used only by specific approval
of the Board of Supervisors.
(3)
Required streetlights shall be installed at the expense
of the applicant, according to a plan approved by the Township and
applicable utility company.
(4)
Streetlights shall be energized after 50% or more
of the buildings in a given subdivision or land development or section
of a subdivision or land development have been occupied. The developer
shall be responsible for all costs involved in lighting the streets
until the streets are accepted as public streets by the Township.
O.
Street signage.
(1)
Street name signs shall be placed at all intersections
within or abutting a subdivision.
(2)
The location and design of all street signs shall
be approved by the Township Director of Public Works.
(3)
All street signs shall be installed by the Township
at the expense of the subdivider or developer.
(4)
Street signs shall be installed before the issuance
of occupancy permits for any building on the street(s).
A.
Sanitary sewers.
(1)
Wherever outfall sewers are available, sanitary sewers
shall be installed and connected to the Township sanitary sewer system.
If outfall sewers are not available but are planned for the area in
question, a system of sewers, together with all necessary laterals
extending from the sewer to the street right-of-way line, shall be
installed and capped.
(2)
When consistent with the Township's Sewage Facilities
Plan, sanitary and lateral corrections to each building in a subdivision
or land development shall be installed at the expense of the applicant.
When not consistent with the Sewage Facilities Plan, a revision to
the plan must be requested in accordance with Act 537, the Pennsylvania
Sewage Facilities Act.[1]
[1]
Editor's Note: See 35 P.S. § 750.1
et seq.
(3)
All public or private sanitary sewer systems and wastewater treatment facilities shall be designed, constructed and maintained in compliance with all applicable rules, regulations and specifications of the Board of Supervisors and Municipal Authority of Tredyffrin Township, including but not limited to the Township Official Sewage Facilities Plan; Chapter 163, Sewers, of the General Laws of the Township of Tredyffrin and the Tredyffrin Township Municipal Authority Standard Material and Construction Specifications for Sanitary Sewer Extensions; Chester County Planning Commission and Health Department; and the Pennsylvania Department of Environmental Protection. No such system or facility shall be constructed or installed and no connection to such existing system or facility shall be made unless and until the design, installation, construction and/or connection has been reviewed and approved by the above-named regulatory agencies and the proper permits have been issued.
(4)
If sanitary sewers are not required to be installed
initially, easements shall be provided on the preliminary and final
plans and on individual deeds showing the dedication of appropriate
easements across private property for later construction and maintenance
of sewers. Any deed given for the transfer of a lot where an easement
for sanitary sewerage purposes is shown on the recorded plan must
contain a legal description of the easement and a provision that the
owner is liable for the cost of the sewer when constructed.
(5)
Lateral connections to each lot shown on the approved
final plan shall be installed to the right-of-way line of the street
prior to road paving. All laterals and manholes shall be capped and
sealed to prevent the infiltration of any liquid. No underground water
from springs or basements shall be permitted to enter any sanitary
sewer line. Capped sewers shall be so installed as to avoid placing
connections under any paved areas or driveways. Each building shall
have a separate connection to the Township sewer on the lot or in
the abutting street, except that garages accessory to dwellings may
be connected to the dwelling line.
B.
On-site sewage disposal systems.
(1)
On-site or on-lot sewage disposal systems may be utilized if such systems are permitted by the Township Official Sewage Facilities Plan or if sanitary sewers are not available or if the requirement to connect to sanitary sewers is specifically waived pursuant to Chapter 163, Sewers, of the General Laws of the Township of Tredyffrin.
(3)
If the use of on-lot sewage disposal systems is proposed
for a subdivision or land development, the area of each lot upon which
such system is to be located must be delineated on the preliminary
plan.
(4)
No on-lot disposal system shall be located uphill
from a well where there exists a danger that the lot disposal system
will contaminate the well water supply, and no system shall be located
closer than 10 feet to any building or to any property line.
A.
Utilities.
(1)
All gas and water mains shall be installed underground.
All electric, telephone and communication services, both main and
service lines, shall be provided by underground cables, installed
in accordance with the prevailing standards and practices of the utility
or other companies providing such services, except where it is demonstrated
to the satisfaction of the Township governing body that underground
installations herein required are not feasible because of physical
conditions of the land involved. All main underground cables which
are within the right-of-way of a street shall be located as specified
by the governing body.
(2)
In order to promote and facilitate the placement of
utility distribution lines underground, a letter or endorsement shall
be required from the utility service suppliers (not limited to electrical,
telephone or cable television) of the developer's choice wherein the
applicant acknowledges that utilities are feasible and shall be constructed
as part of the improvement plan. A statement relative to the intent
of the developer to provide underground utility service shall be placed
on the final plan as a prerequisite to final approval of such plan.
(3)
The provisions in this chapter shall not be construed
to limit or interfere with the construction, installation, operation
and maintenance of public utility structures or facilities which may
hereafter be located within public easements or rights-of-way designated
for such purposes.
(4)
Public utilities. All water and gas mains and other
underground facilities shall be installed, connected, inspected and
approved prior to street paving in locations approved by the Township.
B.
Water supply.
(1)
Every dwelling and nonresidential building in all
subdivisions and land developments shall have an adequate supply of
potable water for domestic use and access to an adequate supply of
water for fire protection.
(2)
All water service shall be supplied by the franchised
local public water system except where the public water company shall
certify that such service to a lot is impossible or financially unreasonable.
(3)
Where service by a public water supply system is impossible
or unreasonable, individual on-site water supply systems may be utilized.
Individual water supply systems shall be designed and installed in
accordance with the provisions of this chapter and with all applicable
standards of the Pennsylvania Department of Environmental Protection
and the Chester County Health Department. On-site water supply systems
intended to provide fire suppressing systems shall, in addition, be
subject to the approval of the Township Fire Marshal.
C.
Fire hydrants.
(1)
Fire hydrants supplied by an eight-inch or larger
main shall be provided in all new subdivisions when public water is
available, in all new townhouses, apartment and other residential
uses, educational institutions, commercial and industrial development
and other areas, at the direction of the Fire Marshal, who shall consult
with the entity supplying the water and an approved rating bureau
before directing such installations. When new streets are accepted
by the Township, all fire hydrants on such streets shall become public,
and thereafter, rental charges for the same shall be borne by the
Township.
(2)
Fire hydrant specifications.
(a)
Five-inch hydrants with two-and-one-half-inch
National Standard male couplings with caps and chains, pitch diameter
2.9820 inches, major diameter 3.6086 inches, minor diameter 2.8954
inches, and 7 1/2 threads to the inch. One four-and-one-half-inch
pumper nozzle with cap and chain, pitch diameter 5.5985 inches, major
diameter 5.7609 inches, minor diameter 5.4361 inches, and four threads
to the inch. (Mueller Hydrant, Model No. 107 or approved equivalent).
(b)
Valve opening sizes: five inches for three-way
hydrants, six inches for four-way hydrants; the bell connection to
water main to be not less than six inches. The net area of hydrant
barrel shall not be less than 120% of valve opening. The hydrant shall
have a smooth discharge orifice with a coefficient of 0.90. Friction
loss will not exceed four pounds per square inch for 1,000 gallons
per minute flow. Drain valve shall be made of noncorrosive material;
operating nut to be uniform size pentagonal shape measuring 1 1/2
inches from point to flat. Operating nut on caps will be uniform size
pentagonal shape measuring 1 1/2 inches front point to flat.
Hydrant operating nut shall open in a counterclockwise direction.
(3)
One hydrant shall be located on each street intersection
with intermediate hydrants between intersections so located that spacing
does not exceed 600 feet, measured along the roadway.
(4)
Hydrants shall be located adjacent to paved roadways
suitable for fire apparatus and, where possible, at least 50 feet
from any building. Hydrants shall be not more than 10 feet from the
curbline. Fire hydrants shall not be installed within a fifteen-foot
radius of any obstructions that may impair Fire Department operations.
(5)
The barrel of the fire hydrant shall be set perpendicular
to the ground with the lowest discharge outlet at 15 inches from the
finished grade. Large hydrant outlets shall face the street or road
toward the pumper.
F.
Survey monuments.
(1)
Monuments shall be of stone or concrete and located
on the right-of-way lines at corners, angle points, beginnings and
ends of curves and as otherwise required. Monuments shall be indicated
on all final plans and shall be placed after a new street has completed.
The center line of all new streets shall be marked with spikes and
referenced to permanent monuments or structures. A certified copy
of such referenced information shall be given to the Township Engineer.
Permanent reference monuments of case concrete or durable stone 20
inches by four inches by four inches, with forty-five-degree beveled
edges shall be provided and set by the subdivider or developer at
all corners and angle points of the boundaries of the original tract
to be subdivided and at all street intersections and intermediate
points as may be required.
(2)
Bench marks. The Township elevations are based on
Township sanitary sewer system datum. Location and elevation is available
to all engineers and surveyors upon request to the Engineer's office.
All contours and elevations shown on plans must be based on this system.
(3)
Staking requirements. All lots shall be staked by
the registered engineer or surveyor for the subdivider, when final
grading has been completed. This stake out shall be visible and completed
before an owner or occupant moves into the property. All lot corner
markers shall be permanently located and shall be at least a five-eighths-inch
metal pin with a minimum length of 24 inches, located in the ground
to existing grade.
[1]
Editor's Note: Former § 181-49, Parking and loading
areas, as amended, was repealed 12-2-2013 by Ord. No. HR-399.
The following design standards shall apply to
all residential and nonresidential group developments (except single-family
detached dwellings on individual lots of more than 10,000 square feet
of lot area).
A.
General standards. The design standards contained
in this subsection shall apply to both residential and nonresidential
group developments.
(1)
All proposed buildings shall be designed, sited and
constructed in a manner which will complement and be harmonious with
the character of the community in which they are to be located; will
reflect the architectural character established by existing buildings
within the community; and which respects and enhances the historical
and architectural tradition of Tredyffrin Township.
(2)
Individual buildings and smaller clusters or groups
of buildings which are part of a larger complex of buildings shall
be designed, sited and constructed in a manner which establishes a
relationship to each other and provides a unifying community character
and identity.
(3)
To achieve a unified community identity and character,
individual buildings and clusters of buildings shall be developed
with:
(a)
A compatible and cohesive architectural style.
(b)
A consistent and harmonious theme of construction
materials.
(c)
A continuity of building proportions, masses,
voids and shapes and of architectural elements and detailing.
(d)
A consistent and cohesive landscape theme.
(e)
An easily accessible, interlinking system of
complementary common open spaces and recreation areas, walkways, trails
and pathways.
(4)
While maintaining a unified community appearance,
visual interest shall be provided by:
(5)
All sides of a building shall be of a uniform architectural
style and quality.
(6)
All buildings shall be designed and sited so as to
maximize solar access.
B.
Design standards for residential buildings.
(1)
No dwelling shall front on circulation or collector
roads and no building shall be located closer than 25 feet to such
roads.
(2)
All dwellings shall front on interior loop streets,
courts, culs-de-sac or modified culs-de-sac.
(3)
No dwelling shall be located closer than 20 feet to
any interior loop street, court, cul-de-sac, modified cul-de-sac or
common parking area.
(4)
Parking.
(a)
At least two off-street parking spaces shall
be provided for the exclusive use of each dwelling, at least 50% of
which must be located within private garages or multi-bay garage structures.
(b)
In addition to the foregoing private spaces,
common or public parking spaces shall be provided at the rate of 1/2
space per dwelling unit and shall be completely segregated from those
parking spaces, areas or garages designated for the exclusive use
of the individual dwellings.
(c)
Common or public parking areas shall be clearly
identified as such and directional signs shall be provided to facilitate
access thereto.
C.
Design standards for C-1 and C-2 Districts. The following design
standards apply to new construction and rehabilitation of the exterior
facade of an existing structure. However, in the case of exterior
rehabilitation of a facade, standards only apply when they relate
to a specific rehabilitation action that requires a building permit.
These standards do not apply to interior remodeling. Figure 50.1 illustrates
select standards.
[Amended 12-2-2013 by Ord. No. HR-399]
(1)
Facade design.
(a)
All structures over two stories must be designed with a discernible
base and top, through the use of architectural features such as cornice
treatments and window designs.
(b)
When visible from the public right-of-way, excluding alleys
and railroad rights-of-way, or for any facade abutting a residential
district, facades must include architectural features to avoid the
appearance of blank walls. These include, but are not limited to,
changes in the depth of wall plane of at least two feet, changes in
wall texture or masonry patterns, windows, colonnades, columns, or
pilasters.
(c)
No building or group of attached buildings in the C-1 District
may exceed 160 feet in length or depth. This does not apply in the
C-2 District.
(d)
Building facades in excess of 80 feet must include a repeating
pattern with no less than two of the following elements: color change,
texture change, material change, or a wall articulation change of
no less than two feet, such as an offset, reveal, pilaster or projecting
rib. All elements must repeat at intervals of no more than 40 feet.
(e)
The ground floor of all structures must be a minimum of 14 feet
in height as measured from the floor to wall plate above.
(f)
Where a processing activity is permitted in conjunction with
an allowed use, all such activity, if located on the ground floor,
must be set back a minimum of 20 feet from the front of the building
and effectively screened from the front portion of the building used
by customers by a wall or partition.
(2)
Fenestration design.
(a)
Windows must be set in or projected out to create depth and
shadow on the building facade. Windows should include visually prominent
sills or other appropriate forms of framing.
(b)
The ground floor must maintain a transparency of 50% along any
facade facing a right-of-way. Windows must be constructed of clear
or lightly tinted glass. Tinting above 20% or reflective glass is
prohibited. Transparency is measured in the area defined at two feet
above grade to 10 feet above grade.
(c)
Parapet walls must feature three-dimensional cornice treatments
or other shadow-creating detail elements along their tops.
(3)
Site design.
(a)
All buildings must have a public entrance from the sidewalk
along the primary street frontage. Public entrances should be articulated
from the building mass.
(b)
Facades that abut parking areas and contain a public entrance
must make provision for pedestrian walkways and landscape areas.
(c)
Outdoor vending machines and similar uses are prohibited in
any required yard abutting a street or on a public sidewalk.
(d)
No electrical, mechanical and/or other equipment may be installed
or located in a required front yard. Equipment that is installed between
a building and a street line or on the roof of a structure must be
completely screened from view by a fence, landscape, or an architectural
feature.
(e)
All refuse containers and service areas must be sited and enclosed
so as to be completely screened from view from the public right-of-way,
excluding alleys and railroad rights-of-way, or from any abutting
residential district.
(f)
Multi-tenant retail centers must meet the following additional
standards:
[1]
The site must be designed so that there is safe pedestrian access
to the center from the public right-of-way and safe pedestrian circulation
within the development.
[2]
A cohesive shopping center character is required through the
use of coordinated hardscape treatment (special paving materials,
lighting, street furniture) and landscape.
[3]
If outlot buildings are part of a large retail development,
outlot buildings must define the street frontage by placement near
the street with showcase windows and entrances oriented toward the
street, as well as to the interior parking lot.
|
Figure 50.1: Design Standards for C-1 and C-2 Districts
|
|---|
 |
D.
Design Standards for O, LI, and PIP Districts. The following design
standards apply to new construction and rehabilitation of the exterior
facade of an existing structure. However, in the case of exterior
rehabilitation of a facade, standards only apply when they relate
to a specific rehabilitation action that requires a building permit.
These standards do not apply to interior remodeling. Figure 50.2 illustrates
select standards.
[Added 12-2-2013 by Ord.
No. HR-399]
(1)
Facade design. The following standards for facade articulation and
reduction of mass and scale apply to all facades that face a public
right-of-way, excluding alleys and railroad rights-of-way, or abut
a residential district, as well as all facades where building entrances
are located.
(a)
All facades must include one of the following architectural
features to avoid the appearance of blank walls: change in plane of
at least two feet in depth, reveals, windows, and changes in color,
texture and/or material to add interest to the building elevation.
(b)
Buildings facades over 100 feet in length must incorporate projections
or recesses, or changes in the wall plane a minimum of two feet in
depth a maximum of every 75 feet.
(c)
Large expanses of highly reflective or mirror glass wall surface
material are prohibited.
(d)
Where commercial uses are located along the ground floor of
a structure, a minimum transparency of 50% is required along any facade
facing a right-of-way. Windows must be constructed of clear or lightly
tinted glass. Tinting above 20% or reflective glass is prohibited.
Transparency is measured in the area defined at two feet above grade
to 10 feet above grade.
(2)
Site design.
(a)
Public entrances and primary building elevations must face public
streets. Main entrances to the buildings must be well defined.
(b)
Manufacturing and warehouse structures must be set back towards
the center of the site to minimize impact on adjacent parcels, with
office and guest facilities oriented to public streets.
(c)
In multi-building complexes, a distinct visual link must be
established among various buildings by using architectural or site
design elements such as courtyards, plazas, landscape, and walkways
to unify the project. A comprehensive architectural concept is encouraged.
This includes the use of similar design features, construction, material
and colors.
(d)
The design of accessory buildings, such as security kiosks,
maintenance buildings, and outdoor equipment enclosures, must be compatible
in design concept with the overall project and the main buildings
on the site.
(e)
Service doors must be recessed and integrated into the overall
design of the building. If a parcel is to be served by rail facilities,
such rail siding must extend into and within the walls of the principal
building for loading and unloading purposes.
(f)
No electrical, mechanical and/or other equipment may be installed
or located in a required front yard. Equipment that is installed between
a building and a street line or on the roof of a structure must be
completely screened from view by a fence, landscape, or an architectural
feature.
(g)
All refuse containers and service areas must be sited and enclosed
so as to be completely screened from view from the public right-of-way,
excluding alleys and railroad rights-of-way, or from any abutting
residential district.
|
Figure 50.2: Design Standards for O, LI, and PIP Districts
|
|---|
 |
[Amended 12-3-1991 by Ord. No. HR-188; 3-16-2015 by Ord. No. HR-407]
A.
As Tredyffrin Township provides over 1,200 square feet of municipal
park land per household as of the date of adoption of this section,
and as Tredyffrin Township strives to maintain that same level of
park services to future Township residents, the applicant or developer
of any residential subdivision or land development comprising three
or more dwelling units or building lots or the applicant or developer
of any nonresidential land development on five acres or more shall
provide the following:
(1)
Park and recreational land dedication requirements.
(2)
The land to be used for park and recreational facilities shall be
in accordance with the principles and standards contained in the Township's
Comprehensive Plan and Recreation and Open Space Plan and shall meet
the following criteria.
(a)
The land shall be well-drained.
(b)
The slope of the land shall be less than 10%.
(c)
The land shall not require the filling of a wetland for use.
(d)
The land shall not be traversed by utility easements unless
said utilities are placed underground. Recreational areas shall not
contain or be traversed by any underground gas pipelines.
(e)
If an existing park or trail is contiguous, the land shall connect
to the existing park or trail.
(f)
The land shall have appropriate and adequate access for maintenance
purposes and for use by pedestrians.
(g)
The land shall be within one location with a minimum 25 feet
of street frontage.
(h)
The land shall not contain stormwater management facilities.
(3)
In lieu of such dedication, and upon agreement with the Township,
the applicant or developer may pay to the Township a fee as set forth
below:
(a)
Fees in lieu of park land shall be used to buy land identified
as potential recreation and open space sites in the most recent edition
of Tredyffrin Township's Park and Recreation Master Plan. In addition
to land purchases, such fees may be used for engineering, legal, transaction
and planning costs and all other costs.
(c)
Upon request of any person who paid any fee under this subsection,
the Township shall refund such fee, plus interest accumulated thereon
from the date of payment, if the Township has failed to utilize the
fee paid for the purposes set forth in this section within three years
from the date such fee was paid.
(d)
Fees due hereunder are payable at the time of application for
building permits.
(4)
Except for those areas specifically approved for passive recreational
uses, recreational areas should be developed with appropriate recreation
facilities, as approved by the Planning Commission. Examples include,
but are not limited to, play lots for school aged children, playgrounds
for older children, sports fields, and multipurpose or walking trails.
(5)
Ownership. Lands designated for recreation shall be offered for dedication
to the Township or, at the option of the Township, be retained in
private ownership by an association of landowners, by a land conservation
organization, or by a state or county government. Lands not dedicated
to the Township shall be made subject to such agreement with the Township
and such deed restrictions duly recorded in the office of the Recorder
of Deeds of Chester County as may be required by the Board of Supervisors
for the purpose of preserving and maintaining the land for recreation
or open space use.
[Amended 12-3-1991 by Ord. No. HR-186; 12-3-1991 by Ord. No. HR-188; 5-1-2006 by Ord. No. HR-351; 12-2-2013 by Ord. No.
HR-399]
A.
Applicability.
(1)
The requirements and standards of this section are considered the
minimum requirements and standards for new planting materials and
apply to all residential and nonresidential subdivisions and land
developments.
[Amended 8-28-2023 by Ord. No. HR-471]
(2)
Existing tree masses, wildlife habitats and individual specimen plantings must be preserved and protected pursuant to the performance standards for the protection of sensitive lands and natural features as specified in § 208-2. However, they may be counted toward the minimum requirements of this section, unless the landscape requirements provide for the specific location and number of trees and/or plantings within a development, such as trees within a parking lot. Such existing retained trees and/or plantings may only be counted toward the minimum required for such purpose if they are located on the lot in conformity with the landscape design standards and all other dimensional standards of this section.
B.
General landscape standards.
(1)
Landscaping must be provided in the varieties, quantities and site
locations necessary to:
(a)
Provide color variety.
(b)
Reduce glare and reflection and to buffer noise and objectionable
views.
(c)
Moderate groundwater, surface, building and stream water temperatures.
(d)
Provide moisture retention, soil stabilization, windbreaks and
air purification.
(e)
Complement existing landscaping on adjoining properties.
(2)
Planting varieties must be selected with due consideration of their
function, local growing habits, rooting, branching and leafing properties,
and climate, moisture, soil and nutrient requirements.
(3)
Plantings must not be installed where they will:
(a)
Block, impede or interfere with the construction, maintenance
or operation of roadways, drainage facilities, sanitary sewers or
other above or below utilities.
(b)
Diminish sight distance along roadways.
(c)
In the case of evergreen plantings, cast dense winter shadow
on roadways or public sidewalks.
(4)
Trees and shrubs must be of nursery-grown stock, and must be insect,
pest and disease resistant.
(5)
Plant species native or naturalized to eastern Pennsylvania should
be specified whenever possible. At minimum, 50% of specified trees
must be native.
(6)
Trees and other plantings related to surface stormwater basin areas
must be installed to soften the appearance of the basin, address best
management practices and create a naturalized area, but must not be
installed in a manner that blocks or impedes the flow of water from
the basin.
(7)
The following minimum planting sizes are required:
C.
Minimum planting requirements.
(1)
For all districts, all portions of a property not utilized by structures
or paved surfaces must be landscaped utilizing combinations of trees,
shrubbery, lawns, fencing, live ground cover, and preservation of
existing vegetation.
(2)
Table 52.1: Landscape Requirements describes the required landscape
for development. All calculations are done on a percentage basis.
For example, if the linear frontage is 25 feet, rather than 50 feet,
which is the basis of calculation, then only 50% of the plantings
are required. When the calculation of plant unit option requirements
results in a fraction, the fraction is rounded up.
(3)
Existing parking lots that do not comply with the required parking
lot landscape must install landscape in accordance with this chapter
when the entirety of an existing parking lot is reconstructed and
such reconstruction activities require a building permit. Reconstruction
does not include maintenance activities such as repair of existing
curbing, sealing, re-striping, or placement of surface course pavement
over previously paved areas.
(4)
Any tree removals that are proposed shall be consistent with the Township Woodland Conservation Ordinance (Chapter 203).
[Amended 8-28-2023 by Ord. No. HR-471]
|
Table 52.1: Landscape Requirements
| ||||||
|---|---|---|---|---|---|---|
|
Required Landscape
|
Planting Detail
|
Shade Trees
|
Flowering Trees
|
Evergreen Trees
|
Shrubs
|
Permitted Substitution
|
|
Nonresidential, mixed-use, institutional and multifamily
uses site landscape requirement per 1,000 square feet of gross building
footprint area
|
--
|
1
|
--
|
1
|
10
|
2 flowering trees for each 1 shade tree
|
|
Parking lot perimeter landscape calculated per every
50 linear feet
|
1
|
--
|
--
|
16
|
2 flowering trees for each 1 shade tree or 16 shrubs
for each 1 shade tree
| |
|
Parking lot island landscape - parking lots of 10 or
more spaces
| ||||||
|
(planting requirements found in planting detail)
|
Planting requirements found in planting detail
| |||||
|
Required landscape per 100 linear feet of road frontage
|
Must be planted in public right-of-way or front yard
area
|
2.5
|
--
|
--
|
6
|
None
|
|
Buffer yard requirement for any nonresidential district
abutting residential district, and for any nonresidential use within
a residential district (planting requirements found in planting detail)
|
§ 181-52E
|
Planting requirements found in planting detail
| ||||
|
All development where a buffer yard is not required,
required landscape per 100 linear feet of lot line
|
Must be planted in required yards located along abutting
lot lines
|
--
|
2
|
3
|
6
|
None
|
|
Stormwater retention/detention basin (planting requirements
found in planting detail)
|
§ 181-52F
|
Planting requirements found in planting detail
| ||||
D.
Parking lot landscape.
(1)
Perimeter planting. (See Figure 52.1: Perimeter Landscape Yard.)
(a)
Parking lot perimeter landscaping is required for all parking
lots, and must run the full length of the parking lot located along
the street frontage at the lot line. The parking lot landscape area
must be at least 10 feet in width, except in the C-1 District, where
it may be reduced to five feet in width.
(b)
As an alternative to the required shrubs, a low pedestrian wall
a minimum of three feet to a maximum four feet in height may be used
in lieu of the shrubs required for parking lot perimeters. When such
pedestrian wall is not constructed at the property line, shrubs and/or
other plant materials must be installed between the sidewalk and the
wall to provide a softening effect.
(c)
Any trees located along the parking lot street frontage at the
lot line may be credited toward the parking lot perimeter shade tree
planting requirement.
|
Figure 52.1: Perimeter Landscape Yard
| ||
|---|---|---|
|
Key:
| ||
|
a
|
=
|
Required width of perimeter landscape yard
|
|
b
|
=
|
Required shrubs
|
|
d
|
=
|
Alternate pedestrian wall
|
|
d
|
=
|
Required trees
|
|
e
|
=
|
Shrubs used to soften pedestrian wall
|
 | ||
(2)
Parking Lot Island Landscape. (See Figure 52.2: Parking Lot Island
Landscape.) For parking lots consisting of 10 or more spaces, parking
lot island landscape is required.
(a)
One parking lot island is required between every 10 parking
spaces. As part of subdivision or land development plan approval,
parking lot island locations may be varied based on specific site
requirements or design scheme, but the total number of islands must
be no less than the amount required of one island for every 10 spaces.
(b)
All rows of parking spaces must terminate in a parking lot island.
(c)
Parking lot islands must be the same dimension as the parking
stall. Double rows of parking must provide parking lot islands that
are the same dimension as the double row. A minimum of one shade tree
is required for every parking lot island or landscaped area. If the
island extends the width of a double row, then two shade trees are
required.
(d)
Parking lot islands or landscaped areas must be at least six
inches above the surface of the parking lot and protected with concrete
curbing, except where designed specifically for the absorption of
stormwater. Parking lot islands and landscaped areas must be properly
drained and irrigated as appropriate to the site conditions to ensure
survivability.
(e)
In addition to the shade trees, every parking lot island must
be planted in shrubs, live ground cover, perennials or ornamental
grasses for 75% of its area.
|
Figure 52-2: Parking Lot Island Landscape
| ||
|---|---|---|
|
Key:
| ||
|
a
|
=
|
Required for every 10 spaces
|
|
b
|
=
|
Required at termination of parking row
|
|
c
|
=
|
Required to be the width of parking row
|
|
e
|
=
|
Required trees
|
|
f
|
=
|
Required 75% live plantings
|
 | ||
E.
Buffer yard planting requirements. (See Figure 52.3: Buffer Yard
Planting Requirements.)
(1)
In addition to the minimum planting requirements, a buffer yard is
required within any yard that abuts residential for any nonresidential
district abutting a residential district, and for any nonresidential
use within a residential district.
(2)
The buffer yard must be a minimum of 20 feet in depth or the depth
of the required yard, whichever is less. The buffer yard must extend
the full width of the lot line that abuts a residential district.
(3)
Buffer yards must be planted as follows:
(a)
Fence or wall required for all buffer yards. A solid fence or
wall a minimum of six feet and a maximum of seven feet in height is
required.
(b)
Plantings for buffer yards less than 35 feet in width.
(c)
Plantings for buffer yards 35 feet or more in width.
(d)
Additional plantings for all buffer yards. In addition to the
required plantings above, the remainder of the buffer yard area must
be planted in shrubs, live ground cover, perennials or ornamental
grasses.
F.
Stormwater retention/detention basin planting requirements.
(1)
One shade tree is required per 50 linear feet of stormwater retention/detention
basin perimeter. Two evergreen trees may be substituted for each required
shade tree.
(2)
Two shrubs are required per 50 linear feet of stormwater retention/detention
basin perimeter.
|
Figure 52.3: Buffer Yard Planting Requirements
| ||
|---|---|---|
|
Key:
| ||
|
1
|
=
|
Required width of buffer yard
|
|
2
|
=
|
Required fence or wall
|
|
3
|
=
|
Required shade trees
|
|
4
|
=
|
Required evergreen trees
|
|
5
|
=
|
Required shrubs
|
 | ||
[Amended 10-19-1998 by Ord. No. HR-278; 4-6-2009 by Ord. No. HR-375]
The design and construction of all on-site and off-site surface and subsurface drainage and stormwater management facilities shall be accomplished in accordance with the standards and criteria of Chapter 174, Stormwater Management, and any other applicable Township, county, state or federal regulations.
[Added 5-1-2006 by Ord. No. HR-351[1]]
To meet the purposes and goals of this chapter,
the following restrictions shall apply. Where two or more natural
features overlap, the restriction on the feature with the higher protection
standard shall be used. The standards contained herein shall be minimum
standards to be met and maintained. Standards established by other
township ordinances or by state and federal rules and regulations
shall apply where those standards are more restrictive than the standards
set forth herein. All area, dimensional and impervious surface requirements
as set forth for districts in this chapter shall also be met.
A.
Lands involving steep slopes must be handled in accordance with § 208-118 of the Township Zoning Ordinance.
B.
Specimen trees, woodlands, wooded lots and individual
trees with a minimum diameter of six inches shall be preserved as
follows.
(1)
Specimen trees. No person, directly or indirectly,
shall without first obtaining permission, as herein provided, remove
or relocate to another site any specimen tree, regardless of location,
provided that the specimen tree has been so designated on the plans
submitted and approved. In any instance in which such a tree is proposed
to be removed, the following procedure shall be followed:
(a)
The Planning Commission shall review plans submitted
to it to determine if there are any feasible alternatives to the removal
of the tree(s) in question. The Planning Commission shall approve
the removal of specimen trees when no such feasible alternative is
found and/or if one or more of the following conditions is present:
[1]
Necessity to remove trees that pose a safety
hazard to pedestrian or vehicular traffic or threaten to cause disruption
of public services.
[2]
Necessity to remove trees which pose a safety
hazard to buildings.
[3]
Necessity to remove diseased trees, trees infested
with destructive insects liable to infect the healthy trees on the
same or adjacent property or trees weakened by age, storm, fire or
other injury.
[4]
Necessity to observe good forestry practices,
i.e., the number of healthy trees that a given parcel of land will
support when documented by a report prepared on behalf of the developer
by a qualified professional forester, arborist or a registered landscape
architect.
[5]
Other conditions substantially similar to those
listed above which warrant the removal of the tree.
(b)
In any instance when, during and after construction,
a property owner finds it necessary to remove a tree noted on the
approved plans as a specimen tree, an application shall be made to
the Township for approval. The Zoning Officer may refer the matter
to the Planning Commission or issue the permit without any Planning
Commission recommendation, including but not limited to such cases
where immediate removal of a tree is necessary due to an emergency
health or safety threat.
(2)
Woodlands and trees on slopes of 15% or greater. Woodlands
and trees located on slopes of 15% or greater shall be protected in
accordance with the regulations governing steep slopes and shall be
disturbed only to the extent permitted by those provisions.
(3)
[2]Individual trees with a minimum diameter of six inches.
(a)
Such tree(s) outside of any construction zone
standing alone, separate from an area considered as woodlands, shall
also be preserved and incorporated into the landscape plan required
for a proposed development. The Planning Commission shall credit the
preservation of such trees toward the planting requirements contained
in the Township Subdivision and Land Development Ordinance.
(b)
Credit shall only be considered for trees that
are a minimum of 15 feet from a proposed building footprint and a
minimum of eight feet from proposed limits of earthwork.
(c)
Any trees that qualify under this subsection shall be shown on the submitted subdivision and/or land development plan. Should field conditions not allow for retention of any individual tree(s) previously identified to be saved, the applicant shall apply to the township to request permission to remove the same; suitable documentation testifying to the need for removal from a qualified arborist, professional forester or landscape architect shall accompany any such request. Any tree to be retained shall be protected in accordance with the requirements of § 181-56A, Protection of trees, of the Township Subdivision and Land Development Ordinance.
[2]
Editor's Note: Former Subsection B(3) and (4), regarding woodlands
on slopes and floodplains, were repealed 8-28-2023 by Ord. No. HR-471.
This ordinance also renumbered former Subsection B(5) as Subsection
B(3).
C.
Geological formations. Lands within an area underlain
by carbonate geology shall meet the following standards:
(1)
No stormwater management basin shall be placed in
or over the following features: sinkholes, fracture traces, springs
or disappearing streams (places where surface drainage enters the
ground).
(2)
Principal buildings proposed to be constructed within
the influence of a sinkhole, closed depression, lineament, fracture
trace, spring, ghost lake or disappearing stream shall be designed
so as to provide adequate dispersal of water in order to reduce the
hazard of building damage due to collapse or subsidence. All measures
proposed to be used by the applicant to control adverse impacts shall
be described to the satisfaction of the Township Engineer and/or a
qualified consultant(s).
(3)
Liquid fuels, other hazardous liquids and hazardous
solids which are water soluble shall not be stored underground or
in open surface impoundments in areas underlain by carbonate geological
formations. Liquid fuels or other hazardous liquids in aboveground
facilities stored in all areas shall have impermeable surfaces such
as concrete or other impervious material under the storage and handling
areas to confine and prevent groundwater contamination. Additionally,
aboveground storage tanks shall comply with requirements of and any
regulations promulgated for the Pennsylvania Storage Tank and Spill
Prevention Act, Act No. 32 of 1989, or subsequent Acts amending the
same. Underground storage tanks shall comply with all applicable federal
and state laws.
(4)
Facilities such as, but not limited to, landfills,
private dumps, auto salvage yards, refuse facilities and junkyards
shall not be permitted within areas having carbonate geologic formations
or within the influence of the same.
D.
Ponds, lakes, streams and drainage swales and/or channels.
Such areas shall not be altered, regraded, developed, filled, piped,
diverted or built upon, except that driveways, roads and utilities
may cross these areas where design approval is obtained from the Township
Engineer and the Pennsylvania Department of Environmental Protection,
as applicable, and where no other practical alternative is available.
Drainage swales and channels, if not classified as floodplains, may
be relocated if their existing location renders development impractical,
provided that the existing entry and exit point on to and off of the
development site shall be maintained. Further, such relocation shall
be approved by the Township Engineer and must meet the following additional
criteria:
(1)
The hydraulic cross section of the swale/channel is
less than five square feet;
(2)
Flow and retention characteristics are unaltered,
including release in the same form and location;
(3)
Proper construction to permit slope stabilization
is utilized; and
(4)
In the event that the channel is an extension of an
existing culvert under a roadway, railroad, retention pond berm or
is a man-made ditch that carries water only during precipitation.
E.
Wetlands and PNDI sites. Wetlands and PNDI sites shall
not be altered, regraded, developed, filled, piped, diverted or built
upon, except that driveways, roads and utilities may cross wetlands
where design approval is obtained from the Township Engineer, the
Pennsylvania Department of Environmental Protection and the United
States Army Corps of Engineers and where no other practical alternative
is available.
F.
Established pedestrian and equestrian trails. Established
hiking, pedestrian and equestrian trails, including but not limited
to portions of the Horseshoe Trail System and any other trail system
depicted on any map officially adopted by the township, shall be preserved.
The applicant shall provide easements to allow for the continued use
of such trails. In the case of a development site, the alignment of
any current trail may be relocated to another portion of the site.
However, the applicant shall maintain the trail's existing entry and
exit points on to and off of the site. In addition, the applicant
shall not relocate the trail to an area where it is more difficult
to traverse (due to steeper slopes or other impediments not present
on the existing trail) or where it would be infeasible to use for
its current purpose.
[1]
Editor's Note: This ordinance also repealed
former § 181-54, Natural features conservation, as amended
12-3-1991 by Ord. No. HR-186.
A.
No easement or right-of-way for any purpose whatsoever
shall be recited or described in any deed unless the same has been
shown on a subdivision or land development plan approved by the Township.
B.
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.
C.
Where a subdivision or land development is traversed
by a watercourse, drainageway, channel or stream, there shall be provided
drainage easements conforming substantially to the line of such watercourse,
drainageway, channel or stream, so limited 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.
D.
The minimum distance from a natural gas line to a
dwelling unit shall be as required by the applicable transmission
or distributing company or as may be required by the applicable regulations
promulgated by the Pennsylvania Public Utilities Commission and the
United States Department of Transportation under the Natural Gas Pipe
Line Safety Act of 1968, as amended, or 25 feet, whichever is greater.
E.
When any petroleum products transmission line traverses
a subdivision or land development, the developer shall confer with
the applicable transmission or distribution company to determine the
minimum distance which shall be required between each proposed dwelling
unit and the petroleum or petroleum products transmission lines.
F.
All water, gas, electric and other pipes and conduits
and all service connections or laterals shall be laid to the full
width of the right-of-way, where the need therefor can be reasonably
anticipated before streets or alleys are paved.
G.
Easement areas shall be kept free of any and all natural
or man-made obstructions which would impede or otherwise diminish
the prescribed use thereof. Any such obstruction within an easement
area exists at the risk of the landowner and may be removed without
compensation to the landowner.
[Added 12-3-1991 by Ord. No. HR-186]
The following procedures shall be observed in
order to protect natural features during construction.
A.
Protection of trees.
(1)
Protection from mechanical injury.
(a)
Prior to any grubbing or clearing, all trees
to be retained which are adjacent to areas to be cleared shall be
protected from equipment damage by enclosing the dripline within sections
of safety fence. All exposed roots, trunks and low hanging branches
shall be equally protected. Groups of trees may be protected by fencing
the entire area wherein they are located. Heavy equipment operators
shall be careful not to damage existing tree trunks or compact or
damage tree roots. Feeder roots shall not be cut closer than the distance
of the dripline from tree trunks and shall be cut with pruning shears
or other tool which will make a clean cut.
(b)
Tree trunks and exposed roots damaged during
construction shall be protected from further damage. Damaged branches
shall be sawed off at the branch collar. No shellac or pruning paint
shall be used.
(c)
Deciduous trees shall be given an application
of a fertilizer to aid in their recovery from possible damage caused
by construction operations. Such application shall be made at a distance
of one foot from the trunk to the dripline and should be made in early
Fall (September through October) or mid-Spring (April through May).
Fertilizer grade shall have approximately three parts nitrogen to
one part phosphorus and potassium (3 to 1 to 1 ratio). Fertilizer
shall be applied at a rate equivalent to one pound of nitrogen per
1,000 square feet of area.
(d)
Trees may be used for roping but shall not be
used for cables, signs or fencing. Nails and spikes shall not be driven
into trees.
(e)
The area around the base of existing trees shall
be left open to provide access for water and nutrients. Therefore,
no permanent impervious cover, nor storage of equipment, materials,
debris or fill, shall be allowed within the dripline of any existing
specimen tree or individual tree, standing alone, with a minimum diameter
of six inches. For tree masses or woodlands, when no viable alternative
exists, a percentage of the area within the dripline may be covered
during construction; the extent of said covered area shall be dependent
upon the species of the affected trees and shall be as recommended
by a qualified professional forester, certified arborist or registered
landscape architect. Also when there is no viable alternative, permanent
coverage within the dripline of tree masses or woodlands may be permitted,
as recommended by a qualified professional forester, certified arborist
or registered landscape architect. The final determination as to extent
of coverage within the dripline shall be made by the Township Engineer.
(2)
Protection from grade change.
(a)
Raising the grade. If an increase in the grade
of the land is proposed, the developer shall install either:
[1]
A system of gravel and drain tiles at the old
soil level opening into a dry well built around the trunk at the dripline
and designed for each tree, individually fitting the contour of the
land so that it drains water away from the tree trunk; or
[2]
A retaining wall between the existing grade
and the higher grade outside the dripline of each tree.
(b)
Lowering the grade. If a lowering of the grade
is proposed, the developer shall initiate one of the following methods
to protect the trees:
(c)
If in the opinion of the Environmental Advisory Council the proposed grade change is too excessive to allow retention of existing trees and no other alternative solution is practicable, the developer shall be required to replace the trees to be removed on a 1 to 4 basis (one inch of new tree diameter for every four inches of tree diameter removed). Replacement trees shall be selected based upon the criteria stated in Subsection D herein. The Planning Commission shall determine if replacement trees may be used to meet the requirements of § 181-52 of this chapter after review by the Environmental Advisory Council.
(d)
If a particular tree(s), because of its species,
can tolerate a proposed grade change, precautions prescribed herein
may be waived by the Planning Commission, after review by the Environmental
Advisory Council. The applicant shall submit information supplied
by a qualified professional forester, certified arborist or registered
landscape architect.
(3)
Protection from excavations. When digging trenches
for utility lines, irrigation systems and other similar uses, the
developer shall adhere to the following, listed in the order of preference:
(a)
Where possible, trenches should bypass the root
area.
(b)
Where trenches must be dug past the side of
a tree, the following precautions shall be observed:
(c)
When trenching is not feasible at or beyond
the dripline and if tunneling is also not feasible, upon demonstration
of this, the Township Engineer may permit trenching within the dripline.
B.
Protection of topsoil.
(1)
All topsoil in areas of grade change or other soil disturbance shall be removed and stockpiled on site until completion of grading operations, except as noted in Subsection B(3) of this section. Stockpiled topsoil shall be temporarily seeded within 15 days of stockpiling and erosion from the stockpile(s) shall be minimized by proper application of silt fences and other erosion control methods.
(2)
All areas of grade change or other soil disturbance
not occupied by structures, roadways, parking, walkways, paths or
other permanent man-made surfaces shall be completed with a final
layer of stockpiled topsoil not less than eight inches in depth or
the depth obtainable with even distribution of all topsoil removed
from the grade change and ground disturbances areas, whichever is
less. Only after these requirements have been satisfied, by either
application of the required topsoil layer or surveyed verification
of the stockpiled quantity has completed and submitted to the Township
Engineer, may excess topsoil be removed from the site.
(3)
The following exceptions to Subsection B(1) and (2) of this section may be permitted, provided that the plans submitted clearly note the intent to do so.
(a)
In linear trench excavations for utilities and
drainage facilities, where the width of ground disturbance is less
than 15 feet with no adjacent grade change anticipated, it will not
be necessary to separately remove and save topsoil, provided that
sufficient topsoil is available from elsewhere on site or foreign
borrow to provide a final eight-inch layer of topsoil covering of
the backfilled trench.
(b)
Topsoil replacement is not required in areas
to be riprapped.
(c)
Topsoil replacement is not required in rock
face cut areas where the excavated slope surface is stable without
vegetation.
(d)
Other exceptions to the stipulated topsoil removal,
storage and restoration provisions may be granted on account of site
specific conditions, provided that the applicant submits such a request,
with justification for the relaxation of the applicable provisions,
to the Township Engineer and the Township Engineer advises the Planning
Commission of his evaluation and concurrence.
(4)
The above requirements for topsoil conservation shall also apply to sites where no plans have been submitted for development but where ground disturbance is limited to harvesting of topsoil or removal of earth. Harvesting of topsoil is defined as the removal of topsoil from a site of 5,000 square feet or more, for sale or use elsewhere off site. Harvesting of topsoil is a commercial activity and may be prohibited by this or other sections of this chapter and/or by Chapter 208, Zoning. Where such harvesting of topsoil or removal of earth from the site occurs, all disturbed surfaces shall be left with a minimum of eight inches of topsoil in place, seeded and with satisfactory maintenance of erosion controls.
C.
Protection during cleanup.
D.
Planting of new trees.
(1)
Trees which were designated on the Conservation Plan
to be saved but which are damaged or destroyed as the result of the
development process shall be replaced by the developer. For each two
inches of caliper of tree lost, one inch of caliper of replacement
tree shall be planted. The Township and the Environmental Advisory
Council shall be consulted before any replacement trees are planted.
New trees shall be of a species compatible with others in the area
and shall have a minimum diameter of three inches. Replanting shall
be done according to the standards specified by the American Nurserymen's
Association.
(2)
When a developer is required to replace trees that
he has removed or caused to be removed, the developer shall be guided
by the following criteria in selecting replacement trees. These considerations
also shall be followed when it is necessary for a developer to choose
certain trees for retention.
(a)
Species longevity.
(b)
Native to the area.
(c)
Maintaining the diversity of species in the
area.
(d)
Hardiness (wind firmness, climate requirements,
characteristics of soil to hold tree).
(e)
Existence of disease, rot or other damage to
tree.
(f)
Susceptibility of insect and disease attack
and to pollution.
(g)
Aesthetic values (autumn coloration, type of
flowers or fruit, form characteristics).
(h)
Maintenance and care (pruning, etc.).
(i)
Wildlife values.
(j)
Comfort to surroundings (summer shade).
(k)
Protection of buildings, vehicles and pedestrians.
(l)
Size at maturity.
(m)
Effect of soil retention and erosion control.
(n)
Value as a noise buffer.
(o)
Undesirable characteristics.
