Township of Tredyffrin, PA Article IX Design Standards

§ 181-42 Applicability.

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.

§ 181-43 General requirements.

A. In addition to the standards and requirements contained herein, all land shall be subdivided and developed in compliance with the following:

(1) The Official Map, the Comprehensive Plan, the Zoning Ordinance,[1] the Master Sewage Facilities Plan, the Township Building and Plumbing Codes and all other applicable Township codes, ordinances or administrative regulations.

[1] Editor's Note: See Ch. 208, Zoning.

(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.

§ 181-44 Lots.

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.

§ 181-45 Blocks.

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.

§ 181-46 Streets.

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.

(1) Sight distance. A sight distance, measured at a height of 31/2 feet, shall be provided as follows:

(a) Local street: 200 feet.

(b) Collector street: 300 feet.

(c) Arterial street: 400 feet.

(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) Curblines.

(a) Intersection curblines shall be rounded by a tangential arc with the following minimum radii:

[1] Local residential: 25 feet.

[2] Intercommunity/collector: 35 feet.

[3] Arterial/expressway: state and federal highway standards.

(b) The grade lines of curbs at intersections shall intersect if the tangents are extended.

(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.

K. Acceleration, deceleration and turning lanes. (Reserved.)[1]

[1] Editor's Note: The Township has reserved this subsection for future legislation on this topic.

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;

(b) For all development of properties that meet the same general characteristics of Subsection M(1)(a) above where such provision would meet the goals and objectives of the Transportation Plan in the Tredyffrin Township Comprehensive Plan of 2009, as amended.

(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.

[4] Brick specifications.

[a] Color: red.

[b] Style: EP Henry Coventry Brickstone or approved equivalent.

(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.

[a] Light fixtures. (See Exhibit 2.)

Exhibit 2

[i] Style: Lumec - Optima Series - Luminaire - Model No.: OT10-PH (DF10) or approved equivalent. Includes photoelectric cell with decorative finial.

[ii] Color: black.

[iii] Lamp: 250-watt metal halide lamp.

[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.

[2] Internal off-street parking lot lights.

[a] Light fixtures. (See Exhibit 4.)

Exhibit 4

[i] Color: black.

[ii] Lamp: 400-watt metal halide.

[iii] Style: Emco 25-inch Ecoround - Model: ERA-25-2-3H-400MH-277MT-BLP-PTF or approved equivalent.

[b] Poles.

[i] Style: Shakespeare - AQ series - four-inch by four-inch anchor base - Model: AQ1602S1BB01 with OPSH-AQ1 shroud and 23/8" tenon or approved equivalent.

[ii] Color: black fiberglass.

[iii] Height: maximum 16 feet.

(c) Street furniture specifications. Street furniture shall be provided according to the following specifications or an approved equivalent.

[1] Benches. (See Exhibit 5.)

Exhibit 5

[a] Style: Steelsites RB Series - RB-28 six-foot or approved equivalent.

[b] Color: black.

[2] Trash receptacle and ash urn. (See Exhibit 6.)

Exhibit 6

[a] Color: black.

[b] Size: 36 gallon.

[c] Style: Ironsites Series - S 42 Black (Ash Urn - Ironsites Series - S 20) or approved equivalent.

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).

§ 181-47 Sanitary sewers and on-lot sewage disposal systems.

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.

(2) On-lot sewage disposal systems shall be installed in accordance with Act 537, the Pennsylvania Sewage Facilities Act[2] and the rules, regulations and permit requirements of the Chester County Health Department.

[2] Editor's Note: See 35 P.S. § 750.1 et seq.

(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.

§ 181-48 Utilities, water supply, fire hydrants and monuments.

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.

D. (Reserved)[1]

[1] Editor's Note: The Township has noted that Subsections D and E are held in reserve.

E. (Reserved)[2]

[2] Editor's Note: The Township has noted that Subsections D and E are held in reserve.

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.

§ 181-49 (Reserved) [1]

[1] Editor's Note: Former § 181-49, Parking and loading areas, as amended, was repealed 12-2-2013 by Ord. No. HR-399.

§ 181-50 Group development design standards.

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:

(a) Variations in the height, length and setback of individual buildings and groups of buildings.

(b) Variations in the rooflines, setbacks and lengths of individual building units attached to each other.

(c) Variations in the distance between buildings.

(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.

(5) Not more than three adjoining units of a row of attached dwellings shall have the same front, rear or roofline alignment. The following minimum structural offsets shall be provided:

(a) Front and rear: four feet.

(b) Roofline: three feet.

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

§ 181-51 Recreational facilities and open space land.

[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.

(a) For residential uses:

[1] Single-family detached: 1,655 square feet per unit.

[2] Single-family attached: 1,367 square feet per unit.

[3] Apartment: 1,002 square feet per unit.

(b) For nonresidential uses:

[1] 650 square feet per 1,000 square feet of new building area.

(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.

(b) The fee in lieu shall consist of the following:

[1] For residential uses (refer to the Fee Schedule):

[a] Single-family detached is: $2,449 per unit ($1.48 X 1,655).

[b] Single-family attached is: $2,023 per unit ($1.48 X 1,367).

[c] Apartment is: $1,483 per unit ($1.48 x 1,002).

[2] For nonresidential uses:

[a] The fee for nonresidential is $1.48 per square foot of land required, as calculated in Subsection A(1)(b).

(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.

§ 181-52 Required site landscape.

[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.

(3) When individual trees are counted toward the requirements of this section, said tree(s) shall be included on the applicable Natural Features Conservation Plan, as required in § 181-36D.

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:

(a) Deciduous shade trees: three-inch caliper.

(b) Deciduous flowering or understory trees: two-inch caliper for single stem or eight-to-ten-foot height for multi-stem trees.

(c) Evergreen trees: eight feet in height.

(d) Shrubs: two feet in height.

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	§ 181-52D(1)	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)	§ 181-52D(2)	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.

[1] One shade tree for every 100 linear feet is required. Two flowering trees may be substituted for each required shade tree.

[2] Ten evergreen trees for every 100 linear feet are required.

[3] Six shrubs for every 100 linear feet are required.

(c) Plantings for buffer yards 35 feet or more in width.

[1] Two shade trees for every 100 linear feet are required. Two flowering trees may be substituted for each required shade tree.

[2] Ten evergreen trees for every 100 linear feet are required.

[3] Six shrubs for every 100 linear feet are required.

(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

§ 181-53 Drainage and stormwater management.

[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.

§ 181-54 Protection standards.

[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.

G. Floodplain. Floodplain areas shall not be altered, regraded, developed, filled, piped, diverted or built upon except in accordance with the Flood Hazard Districts regulations of Chapter 208.

[1] Editor's Note: This ordinance also repealed former § 181-54, Natural features conservation, as amended 12-3-1991 by Ord. No. HR-186.

§ 181-55 Easements.

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.

§ 181-56 Conservation procedures during site preparation.

[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:

[1] Terracing the grade at the dripline and out from the tree.

[2] A retaining wall outside the dripline, between the existing grade and the lower. A detailed plan for each proposed retaining wall shall be provided with the plans.

[3] A dry stone tree wall, requiring no footings, at the dripline.

(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:

[1] Trenches shall be no closer to the trunk than a distance equal to the dripline.

[2] Cut as few roots as possible.

[3] If roots have to be cut, cut them as cleanly as possible.

[4] Backfill the trench as soon as possible.

(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.

(1) All construction debris shall be hauled away instead of burned or buried; burying of any construction debris is expressly prohibited in other sections of the Township Code.

(2) Fences and barriers around trees shall not be removed from a given area until final landscaping begins in that area.

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.