A.
Minimum requirements. The design standards and improvements
required in this article are the minimum requirements for approval
of a subdivision or land development. Additional or higher type improvements
may be required in specific cases where the Board of Supervisors determines
such improvements are clearly necessary to protect the public health
and safety.
This article sets forth the design and construction
standards for required improvements, regardless of whether the improvement
will be dedicated to the Township.
A.
Land shall be suitable for the purpose for which it
is to be subdivided or developed.
B.
Hazardous conditions. Subdivisions or land developments subject to hazardous conditions (such as open quarries, hazardous or toxic site pollution, limestone solution channels, unconsolidated fill, floods, excessive erosion or unsafe water supply) shall not be approved until the developer has provided or has legally committed to provide adequate measures to overcome or eliminate the hazards, in the determination of the Board of Supervisors, to the best of its knowledge. See also the Township's floodplain requirements. However, the Township accepts no responsibility to identify hazards or to guarantee their resolution. See § 98-15, Liability, in Article I.
C.
Zoning. All aspects of a proposed subdivision or land development shall conform to Chapter 119, Zoning, and all other Township ordinances and specifications.
D.
Nearby development. A subdivision or land development
and its street pattern shall be coordinated with existing or approved
nearby developments or neighborhoods to help develop the area harmoniously
and to help prevent conflicts between neighboring development.
E.
Safety. No subdivision or land development shall occur
in such a way that would significantly threaten the public health
and safety, including hazards of toxic substances, traffic hazards,
explosive hazards and fire hazards.
F.
Planning. The development shall conform to the proposals and conditions
shown in the Township Comprehensive Plan and any local or regional
plans adopted by the Township. The streets, drainage, rights-of-way,
school sites, public parks and playgrounds shown on the officially
adopted plan or the Township Official Map shall be considered in the
approval of all plans. In the case of major subdivisions and land
developments, the applicant shall submit a narrative detailing how
the development conforms to any applicable plan.
[Added 5-1-2014 by Ord. No. 2014-02]
G.
Effect of Official Map. All proposed streets and intersections, water
and sewer lines, stormwater facilities and other improvements shall
conform to the Chestnuthill Township Official Map in terms of layout,
existing and required rights-of-way, and coordination with reservations
identified on the Official Map for street widenings and improvements.
All improvements shall, to the greatest extent possible, be designed
to avoid encroachment on areas subject to the Official Map. In cases
where only a portion of a tract is being developed or dead-end streets
are proposed, the Township may require future streets to be shown
to ensure connection to abutting tracts or existing streets.
[Added 5-1-2014 by Ord. No. 2014-02]
H.
Improvements, specifications. Additional improvements, or improvements
of more-stringent specifications, may be required in specific cases
where, in the opinion of the Board of Supervisors, such specifications
are necessary to create conditions essential to the health, safety,
and general welfare of the citizens of the Township and/or to protect
the environment of the Township.
[Added 5-1-2014 by Ord. No. 2014-02]
I.
Development design; remnants. All portions of a tract being subdivided
shall be taken up in lots, streets, open lands, or other proposed
uses, so that remnants and landlocked areas shall not be created.
[Added 5-1-2014 by Ord. No. 2014-02]
J.
Natural features. Care shall be taken to preserve natural features
such as agricultural land, woodland and specimen trees, wetlands,
watercourses, views, and historical features, such as buildings and
stone walls, which will maintain the attractiveness and value of the
land. Damming, filling, relocating or otherwise interfering with the
natural flow of surface water along any surface water drainage channel
or natural watercourse shall not be permitted except with the approval
of the Township and, where appropriate, the PADEP and the United States
Army Corps of Engineers.
[Added 5-1-2014 by Ord. No. 2014-02]
(1)
Groundwater resources. This section is intended to ensure that the
Township's limited groundwater resources are protected for purposes
of providing water supplies for its residents and businesses and to
protect the base flow of surface waters. These regulations shall be
applied in conjunction with those provided for in other sections of
this chapter dealing with groundwater conservation and replenishment.
The proposed subdivision and land development of any tract shall be
designed to cause the least practicable disturbance to natural infiltration
and percolation of precipitation to the groundwater table, through
careful planning of vegetation and land disturbance activities, the
use of bioretention areas and infiltration trenches, and the placement
of streets, buildings and other impervious surfaces in locations other
than those identified on the Existing Resources and Site Analysis
Plan as having the greatest permeability where precipitation is most
likely to infiltrate and recharge the groundwater.
(2)
Stream valleys, swales, springs, and other lowland areas.
(a)
Stream valleys (which include stream channels and floodplains),
swales, springs and other lowland areas are resources that warrant
restrictive land use controls because of flooding hazards to human
life and property, groundwater recharge functions, importance to water
quality, and the health of aquatic communities and wildlife habitats.
Such areas are generally poorly suited for subsurface sewage disposal
systems. Stormwater management shall be provided in accord with Township
stormwater regulations, and the following activities shall be minimized:
(b)
Stream valleys, swales and other lowland areas warrant designation
as conservation open space because of extreme limitations. They may
also require adjoining buffer lands to be included in the conservation
open space, to be determined by an analysis of the protection requirements
of such areas on a case-by-case basis. In certain instances, hydric
soils may be excluded from the conservation open space where it can
be demonstrated that they are suitable for low-density residential
uses and on-lot sewage systems.
(3)
Steep slopes. The purpose of steep slope regulations is to conserve
and protect those areas having steep slopes from inappropriate development
and excessive grading; to prevent potential dangers caused by erosion,
stream siltation, and soil failure; and to promote uses in steep slope
areas that are compatible with the preservation of existing natural
features, including vegetative cover, by restricting grading of steep
slope areas. "Steep slope area" is defined and established as those
areas having an original, unaltered slope of 25% or greater. The establishment
of slopes shall be made by a topographic survey performed by a registered
surveyor, or other means acceptable to the Township.
(4)
Significant natural areas and features. Natural areas containing
rare or endangered plants and animals, as well as other features of
natural significance, exist throughout the Township. Some of these
have been carefully documented (e.g., by the Statewide Natural Diversity
Inventory), whereas for others, only the general locations are known.
Subdivision applicants shall take all reasonable measures to protect
significant natural areas and features either identified by the Township
Map of Potential Conservation Lands or by the applicant's existing
resources and site analysis plan by incorporating them into proposed
conservation open space areas or avoiding their disturbance in areas
proposed for development.
K.
Historic structures and sites. Plans requiring subdivision and land
development approval shall be designed to protect existing historic
resources. The protection of an existing historic resource shall include
the conservation of the landscape immediately associated with, and
significant to, that resource, to preserve its historic context. Where,
in the opinion of the Board of Supervisors, a plan will have an impact
upon an historic resource, the developer shall mitigate that impact
to the satisfaction of the Board of Supervisors by modifying the design,
relocating proposed lot lines, providing landscape buffers, or other
approved means. Township participation, review and approval of the
applicant's interaction with the State Historical and Museum Commission
with regard to the preservation of historic resources, as required
for PADEP approval of proposed sewage disposal systems, shall be required
prior to preliminary plan approval.
[Added 5-1-2014 by Ord. No. 2014-02]
L.
Boundary lines and reserve strips. Lot lines should follow municipal
and county boundary lines, rather than cross them. Reserve strips
controlling access to lots, public rights-of-way, public lands or
adjacent private lands are prohibited.
[Added 5-1-2014 by Ord. No. 2014-02]
M.
Water frontage and surface drainage. The damming, filling, relocating,
or otherwise interfering with the natural flow of surface water along
any surface water drainage channel or natural watercourse shall not
be permitted except with approval of the Township and, where required
by state statute, the PADEP or other applicable state agencies. Stormwater
management shall be provided in accord with Township stormwater regulations.
[Added 5-1-2014 by Ord. No. 2014-02]
N.
Community facilities and adopted plan requirements. Where a proposed
park, playground, school, or other public use is shown in an adopted
plan of the Township and is located in whole or in part in a proposed
development, the Board of Supervisors may require the reservation
of such area, provided that such reservation is acceptable to the
developer.
[Added 5-1-2014 by Ord. No. 2014-02]
O.
Walkways. Pedestrian interior walks may be required, where necessary,
to assist circulation or provide access to community facilities (e.g.,
a park or school).
[Added 5-1-2014 by Ord. No. 2014-02]
P.
Storm drainage. Lots and/or parcels shall be laid out and graded
to provide positive drainage away from buildings and to prevent damage
to neighboring lots, tracts, or parcels. Stormwater management shall
be provided in accord with Township stormwater regulations.
[Added 5-1-2014 by Ord. No. 2014-02]
[Added 12-7-2004 by Ord. No. 2004-07]
All proposed streets and intersections, water
and sewer lines, stormwater facilities and other improvements shall
conform to the Chestnuthill Township Official Map in terms of layout,
existing and required rights-of-way, and coordination with reservations
identified on the Official Map for street widenings and improvements.
All improvements shall, to the greatest extent possible, be designed
to avoid encroachment on areas subject to the Official Map. In cases
where only a portion of a tract is being developed or dead-end streets
are proposed, the Township may require future streets to be shown
to ensure connection to abutting tracts or existing streets.
A.
Access to streets.
(1)
All proposed subdivisions and land developments shall
have adequate and safe access to the public street system.
(2)
Frontage. Any lot created under this chapter shall
have frontage and access onto either:
(3)
Private streets and an existing lot. A preexisting lawful lot of record that abuts an existing private street that does not meet Township standards may have access for a single principal use onto such private street, but no new lot shall be created with access onto such street, except as provided in Subsection A(5) and (6) below.
(4)
Emergency access. Suitable access for emergency vehicles
shall be provided within all subdivisions and land developments, including
adequate clear width, and including access to reach all principal
buildings. Driveways shall be designed to be accessible to emergency
vehicles. Driveways shall have a ten-foot minimum horizontal clearance,
a twelve-foot minimum vertical clearance and be designed to support
the weight of a loaded fire engine pumper truck.
(5)
Existing private street and new lots. An existing
private street may be upgraded to allow the creation of one or two
new lots, if approved by the Board of Supervisors and if the following
conditions are met:
(a)
The applicant shall grant a sufficient width
of easement along the street to affected property owners to result
in a total fifty-foot minimum easement width along all street frontage
that is owned by the applicant.
(b)
The applicant shall agree to ensure that the
private street will be upgraded prior to occupancy of the new lot(s)
with appropriate stone, tar and chip or bituminous paving to result
in a minimum cartway width of 18 feet, from the driveways of the new
lots to a public street.
(c)
The owners of the parent lot and any new lots
shall be bound to annually contribute towards the maintenance of the
street.
(d)
The Board of Supervisors shall determine that
the street will be suitable for access by emergency vehicles, after
any improvements that the applicant may agree to make.
(e)
The Board of Supervisors shall determine that
the private street is the only reasonable method of providing access
to the property.
(6)
Parking courts. If individual units of an office park,
townhouse, apartment or mobile home park development have vehicular
access onto a private parking court, that parking court is not required
to meet Township construction standards for streets, provided:
[Amended 4-23-2015 by Ord. No. 2015-05]
B.
Streets and topography. Proposed streets shall be adjusted to the contour of the land to produce usable lots and reasonably sloped streets. See the steep slope regulations in Chapter 119, Zoning.
C.
Street continuations.
(1)
Stub streets. Where deemed necessary by the Board
of Supervisors for efficient movement of traffic, a subdivision or
land development shall include the extension of a proposed street
with right-of-way to the boundary line of the tract to provide for
an eventual extension into the adjacent tract for efficient circulation
of traffic throughout the area.
(2)
Widening. Where a subdivision or land development abuts or contains an existing street of inadequate cartway or right-of-way width, additional right-of-way and/or cartway width shall be required conforming with the Table of Design Standards for Streets.[1]
[1]
Editor's Note: The Table of Design Standards for Streets is included as an attachment to this chapter.
D.
Intersections.
(1)
The center lines of streets shall intersect at right
angles except where the Board of Supervisors determines that a right
angle intersection is not feasible. In such case, the intersection
shall be at as nearly a right angle as possible, with an absolute
minimum angle of 75°. This requirement for right angles shall
not apply for one-way streets, where the angle of the intersection
is conducive for one-way traffic, nor for approved eyebrow extensions
of local residential streets.
(2)
Alignment of street intersections.
(a)
No more than two streets shall intersect at
one point.
(b)
Where a proposed street or business driveway
intersects an existing cross street, such proposed street or business
driveway shall be aligned with any street intersecting on the other
side of the cross street, unless the Board of Supervisors or PennDOT
determine that such alignment is not reasonable or feasible.
(c)
Minimum distance from intersections.
(3)
At street intersections, lot lines shall be rounded by arcs with the radii listed below. For arterial streets, the Board of Supervisors may require a larger radius than stated below, if recommended by the Township Engineer. A smaller radius may also be approved under § 98-7.
Type of Street
|
Minimum Radius of Arc at Intersection
of Cartway Edge or Curbline
(feet)
|
Minimum Radius of Arc at Intersection
of Right-of-Way
(feet)
|
---|---|---|
Arterial
|
40
|
30
|
Collector
|
35
|
25
|
Local
|
25
|
15
|
E.
Arterial and collector street frontage. Where a subdivision
or land development abuts or contains an existing or proposed arterial
or collector street, the Board of Supervisors shall require one or
more of the following methods of layout and site design if it determines
one or more of these methods will be reasonable, feasible and necessary
to avoid increased traffic congestion and improve traffic safety.
The Board's decision to use one or more of the following methods will
be based on the recommendations of the Planning Commission, the Township
Engineer, any comments from PennDOT and any professional traffic studies
that have been submitted:
(1)
The use of a marginal access or "frontage" street
or access only onto side or interior streets, to collect traffic from
numerous driveways and direct it to a select few number of entrances
to the arterial or collector street; and/or
(2)
The minimization of the number and length of driveway
cuts or street intersections onto an arterial or collector street,
which may include requiring the use of shared driveways between adjacent
uses or lots; and/or
(3)
The restriction of ingress and egress involving left-hand
turns onto or off of the arterial or collector street; and/or
(4)
The prohibition of driveways from individual dwellings
entering directly onto an arterial or collector street. If there is
no alternative to this, each driveway entering onto an arterial or
collector street shall have adequate turnaround space for vehicles
provided within the lot so that vehicles do not back onto the street.
F.
Street design standards.
(1)
Minimum street design standards shall be as shown in the Table of Design Standards for Streets,[2] unless PennDOT establishes a more restrictive requirement
along a state road.
[2]
Editor's Note: The Table of Design Standards for Streets is included as an attachment to this chapter.
(2)
Shoulders. In addition to the cartway widths stated
above, any street that does not have curbs shall include appropriate
six-foot-wide shoulders along each side of the cartway of an arterial
street and four feet wide shoulders on each side of the cartway of
any other street. A two-foot minimum shoulder width shall be allowed
along a local residential street that is projected ultimately to serve
a maximum of 1,000 average weekday trip-ends.
(3)
Horizontal curves shall connect street lines that are deflected in excess of 2°. Vertical curves shall be used at changes of grade exceeding 1%. The length of the vertical curve shall be determined by the required site distance specified in the Table of Design Standards for Streets.[3]
[3]
Editor's Note: The Table of Design Standards for Streets is included as an attachment to this chapter.
(4)
All approaches to an intersection of two or more streets
shall have a leveling area not greater than four-percent grade for
a minimum distance of 25 feet, measured from the nearest right-of-way
line of the intersecting street.
(5)
The minimum grade of any street gutter shall be 1.0%.
(6)
A minimum tangent of 100 feet, measured from edge
of cartway, shall be required between a curve and a street intersection
where one of the intersecting streets is a collector or an arterial
street.
(7)
Any development of 25 or more dwelling units shall
have at least two means of vehicle access into the development. The
second means of access may be limited to emergency vehicles, provided
the applicant proves the access will be properly designed for its
intended purpose.
H.
Clear sight triangle; minimum sight distance.
(1)
Clear sight triangle.
(a)
At any intersection with a street of another
street(s) or an accessway or driveway serving two or more nonresidential
principal uses, a clear sight triangle shall be provided. Such triangle
shall be graded, cleared and kept clear of sight obstructions (other
than official street sign posts and individual trunks of canopy-type
trees) for a height between two and 10 feet above the ground level.
(b)
Such clear sight triangle shall be protected
by a permanent deed restriction, covenant stated on the record plan,
municipal easement or other legally binding method acceptable to the
Township.
(c)
Such clear sight triangle shall be determined
by the distances stated below, which shall be measured along the center
lines of the rights-of-way (or cartways where rights-of-way do not
exist) of streets/accessways/driveways. Such distances shall be measured
from the intersection of such lines, with the third leg of the triangle
connecting the opposite ends of each leg.
(d)
Where a street, accessway or driveway enters
onto a public street, one leg of the clear sight triangle shall be
measured 25 feet back from the edge of the cartway of such street,
accessway or driveway. Another leg of the triangle shall be measured
along the center line of the length of the street that is intersected.
This leg shall be a minimum of 350 feet long for an arterial street
and 200 feet long for a collector or local street. These two legs
shall be connected by a third longer leg to form a triangle.
(2)
Sight distances.
(a)
An applicant for access for a new street, accessway
or driveway onto a Township street shall prove that the new access
would meet the same PennDOT sight distance requirements as if the
street was a state road. See Section 441.8 of PennDOT highway occupancy
regulations, or its successor sections.
(b)
If the applicant proves to the Township that
it is not possible to meet the desirable sight distances that are
stated in PennDOT regulations, then the intersection shall be located
at the point of maximum sight distances that are achievable within
the street length of the property and shall meet the minimum required
safe sight distances set forth in such PennDOT regulations.
(c)
In the event that the applicant proves to the
Township that the minimum required safe sight distances cannot be
met, then the Board of Supervisors may require one or more of the
following:
[1]
Require that the intersection be located at
the point where maximum sight distance can be achieved;
[2]
Restrict turning movements into or out of the
intersection (such as no left turns into or out of the intersection);
[3]
Require the installation of a right turn acceleration
or deceleration lane;
[4]
Require the installation of a left turn standby
lane;
[5]
Require that the horizontal or vertical alignment
of the street be altered;
[6]
Require an alternative form of access, such
as a shared driveway with another lot, or access onto a different
street; and/or
[7]
Deny approval of the plan on the grounds that
the minimum safe distance requirement cannot be met and that therefore
public safety cannot be adequately protected, and/or that any restrictions
on turning movements would not be practical or would have adverse
impacts upon other properties and streets that may be used for turnarounds.
(d)
In the event that turning movements from an
intersection are to be restricted, the applicant shall provide a detailed
design of the proposed intersection and an engineering analysis of
the anticipated impacts resulting from such restricted turning movements.
The design and analysis shall be prepared by a professional engineer
with expertise in traffic engineering, and shall address the following:
[1]
The impacts on other lots and streets within
the vicinity that may be used by motorists for turnarounds.
[2]
The impacts on public safety, considering sight
distance and types of vehicles.
[3]
The provision of appropriate methods to ensure
compliance with the turning restrictions, such as channelization,
alignment, and signage. Such methods should be certified as complying
with applicable standards of PennDOT or AASHTO.
I.
Cul-de-sac streets.
(1)
Cul-de-sac streets shall be permitted with a maximum
length of 800 feet. This distance shall be extended to a maximum length
of 1,500 feet if the street is within a conservation subdivision,
and the applicant proves to the satisfaction of the Board of Supervisors
that a suitable and conveniently located firefighting water supply
source will be readily accessible to the subdivision. Cul-de-sac streets
must be provided with a turnaround with a minimum paved radius of
40 feet to the face of the outside curb and a minimum radius of 50
feet to the legal right-of-way (see the figure below).
(2)
The circular right-of-way of the cul-de-sac shall
maintain a minimum 10 feet width between the edge of paving and the
edge of the right-of-way. The circular paving of the cul-de-sac shall
be connected to the approach paving by an arc having a radius of not
less than 50 feet.
(3)
The Board of Supervisors, after offering the proposal
for review by the Planning Commission, may permit acceptable alternative
turnaround designs, including a turnarounds of acceptable radii incorporated
into a parking court or a landscaped island within a cul-de-sac or
a one-way loop street.
(a)
The turnaround shall have a sufficient radius
to allow movement by school buses, snow plows and delivery trucks,
even if a vehicle is parked along the side of the cartway.
(b)
If a landscaped island is used, it shall be
planted in a manner that will require minimal maintenance and shall
include a system to provide maintenance that is acceptable to the
Township.
(c)
If a one-way loop street is used, it shall not
require one-way traffic for more than 500 feet of road length, and
shall have a minimum paved width of 14 feet.
(4)
No street shall dead-end without an approved turnaround
at the end of the street. Temporary stub streets shall be required
to include at least a temporary cul-de-sac, if the stub would be longer
than 150 feet or serve more than three dwellings or lots.
(5)
The maximum cross slope on the circular part of a
cul-de-sac shall be 7%.
(6)
A cul-de-sac street shall serve a maximum of 20 dwelling units, except that 25 dwelling units shall be allowed for a conservation subdivision. See also Subsection F(7).
(7)
A snow storage easement shall be established at the
end of the cul-de-sac, which shall provide for proper drainage as
the snow melts. This easement shall be located so that a snow plow
can push snow relatively straight from the street to the far end of
the cul-de-sac. This snow storage easement shall be located clear
of any driveways.
J.
Maintenance. As a condition for final plan approval,
the developer must enter into a legally binding agreement which shall
state who is to be responsible for the improvement and maintenance
of any street not offered for dedication. If an association of lot
owners is to be made responsible, such association must be legally
organized prior to plan approval by an agreement approved by the Township.
K.
Street design and construction standards.
(1)
Streets (and alleys where provided) shall be graded,
improved and surfaced to the grades and dimensions shown on plans,
profiles and cross-sections submitted by the developer and as approved
by the Board of Supervisors and shall meet applicable Township standards.
(2)
Right-of-way grading.
(a)
The right-of-way shall be graded according to
the approved cross-section. The excavation shall be backfilled and
suitably compacted to the satisfaction of the Township Engineer.
(b)
The finished street surface shall be crowned
in conformance with the Township specifications.
(c)
A proper superelevation (banked curves) shall
be provided on arterial and collector streets when required by the
Township Engineer.
(3)
Grading beyond right-of-way.
(a)
The subdivider or developer may be required
to grade beyond the right-of-way line in order to provide continuous
slope from the right-of-way line to the proposed elevation of the
abutting property.
(b)
Such grading beyond the right-of-way shall generally
maintain the original directions of slope except where stormwater
runoff designs dictate changes.
(c)
Approved plans, either preliminary or final,
showing proposed grading, shall be a covenant running with the land,
unless altered by written permission from the Board of Supervisors.
(d)
In areas of earth excavation or earth fill,
such grading shall be done to a maximum slope of four feet horizontal
to one foot vertical. In areas of rock excavation, such grading shall
be done to a maximum slope of one foot horizontal to two feet vertical.
(e)
In no case shall the required street grading
extend onto an adjoining property with a different landowner, unless
the other adjoining property owner gives a written agreement to the
developer to accomplish such work.
(4)
Trench excavation. All trenches excavated within the
cartway of an existing or proposed public street or right-of-way shall
be mechanically compacted with backfill acceptable to the Township
Engineer or be stone backfilled if the cartway is to be paved in the
same construction season.
(6)
Street construction standards. All street pavements shall comply with the provisions of this section, except as provided in Subsection K(7) below or unless a specific different standard is required by PennDOT for a state road.
(a)
All materials, construction procedures and other
specifications shall be in conformance with the latest edition of
the PennDOT Publication 408.
(b)
A seven-inch minimum compacted depth stable
subbase shall be provided, using PennDOT Type 2A aggregate or better,
unless the Township Roadmaster preapproves an alternative subbase.
The subgrade shall be properly rolled and crowned.
[1]
The Township may require a greater depth where
necessary considering the conditions of the subgrade. Materials that
are unsuitable, wet soils and soils subject to frost-heave shall be
removed and replaced, drained or otherwise stabilized to handle anticipated
loads.
[2]
The Township may require field and/or laboratory
testing of the subgrade, particularly if on-site shale is proposed
to be used.
[3]
The Township may require compaction tests, with
the Township's costs reimbursed by the developer.
(c)
A 3.5 inch minimum compacted depth bituminous
concrete base course shall be provided. This depth shall be increased
to five inches for a collector or arterial street.
(d)
For a collector or arterial street, a three-inch
minimum ID-2 bituminous surface shall be provided. For a local street,
a two-inch minimum ID-2 bituminous surface course shall be provided.
(e)
PennDOT "Type 3" or better shoulders shall be
provided on each side of the travelway for a collector or arterial
street. Stone shoulders may be used along a local street. Along a
local residential street, the Township may at its option approve the
stone being covered with soil and planted in grass in a manner that
still provides stabilized support for occasional vehicle parking.
(f)
All street construction materials shall be certified
in writing by the supplier as meeting PennDOT specifications.
(7)
Alternative street specifications. An applicant may, if recommended by the Township Engineer and approved by the Board of Supervisors under § 98-7, use an alternative road bed design that the applicant proves provides the same minimum load capabilities and durability as the required standard.
(8)
Subdrains. In poorly drained areas, suitable subgrade
drains or parallel drains may be required by the Township. Subgrade
drains shall conform to PennDOT Publication 408 and shall be provided
with a suitable outlet.
(9)
Alleys and shared driveways. Alleys and shared driveways serving more than one lot shall be constructed with a five-inch minimum compacted depth stone subbase, two-inch minimum compacted depth bituminous base course, and a one-inch minimum compacted depth surface course. For shared driveways, see also § 98-65G.
(10)
Guide-rails. Streets shall be designed with geometric
features that minimize the need for guide-rails. Guide-rails shall
only be installed where the result of striking an object or leaving
the roadway would be more severe than the consequence of striking
the guide-rail. Guide-rails shall be installed by the developer where
necessary to meet the guide-rail standards in the PennDOT publication
entitled "Guidelines for Design of Local Roads and Streets" or where
otherwise required by the Board of Supervisors. Guide-rails shall
meet the construction standards of PennDOT Publication 408 and PennDOT
Standards for Roadway Construction or alternative standards preapproved
by the Board of Supervisors.
(11)
Street inspections. The entity constructing a street
shall provide the Township Roadmaster or his/her designee with a minimum
five business days advance notice before the start of initial construction
of improvements and a minimum two business days advance notice before
the following street construction is accomplished so that an inspection
may be scheduled:
(12)
Tree stumps shall not be buried within the right-of-way.
(13)
The developer shall ensure that center-line striping
is painted on streets in conformance with PennDOT specifications.
The Township may require the installation of reflectors in areas prone
to fog.
L.
Private vs. public streets. See the provisions of Subsection A. The Board of Supervisors shall have the authority to decide whether to accept an existing or proposed street as a Township-maintained public street.
M.
Required traffic improvements.
(1)
Purpose. In recognition of Section 503(2)(ii) and
(3) of the Pennsylvania Municipalities Planning Code,[4] this section is primarily intended to ensure that streets
bordering a subdivision or land development are coordinated and of
such widths and grades and in such locations as deemed necessary to
accommodate prospective traffic and to facilitate fire protection
and to ensure that the access into and out of subdivisions and land
developments is sufficiently safe.
[4]
Editor's Note: See 53 P.S. § 10101
et seq.
(2)
Process. This Subsection M shall be carried out through determinations of the Board of Supervisors, after considering any recommendations of the Planning Commission, the Township Engineer, the applicant, the applicant's professional representatives, any comments from PennDOT that may be provided regarding a state road and any professional traffic studies that may have been submitted.
(3)
On-site/abutting traffic improvements. If, in the
determination of the Board of Supervisors, there is a reasonable relationship
between the need for an on-site improvement and the traffic created
by a proposed subdivision or land development, the applicant for such
subdivision or land development shall be required to complete the
needed improvement or fund his/her fair share of the cost of such
traffic improvement and to dedicate sufficient street right-of-way
for needed improvements.
(a)
Widening of abutting roads. An applicant for any land development or major subdivision shall be required to pave any existing unpaved street and widen the cartway and any shoulders of abutting streets to Township standards to result in a minimum paved cartway width of 20 feet, plus shoulders meeting Subsections F and K, or other specifications approved by the Board of Supervisors.
[1]
Where the Board of Supervisors determines that
land owned by another entity on the other side of the street is likely
to be developed in the near future, the Board of Supervisors may permit
an applicant to only improve the street from the center line of the
street right-of-way inward towards the project's lot lines., provided
that sufficient improvements would still be completed for public safety.
[2]
A lesser width may be permitted where the Supervisors
determine that such would be appropriate and/or would save mature
trees.
[3]
A wider width may be required by the Board of
Supervisors where needed along a collector or arterial street.
(b)
Such improvements and right-of-way shall be
required unless the Board of Supervisors determines:
[1]
That there is not a reasonable relationship
between the improvements and the traffic created by the proposed development;
or
[2]
That widening or right-of-way or other improvements
are not needed or that a lesser improvement is sufficient; or
[3]
That PennDOT specifically refuses in writing
to allow such improvement to a state road in the foreseeable future,
in which case the Township may still require that abutting right-of-way
be dedicated to the Township or reserved for future dedication if
needed in the future.
(c)
Any improvement to a state street shall meet
all PennDOT standards.
(4)
Types of required traffic improvements.
(a)
The following shall be the definition of "on-site
improvement" (unless this definition is amended by state law): "All
street improvements constructed on the applicant's property, or the
improvements constructed on the property abutting the applicant's
property necessary for the ingress or egress to the applicant's property."
(b)
On-site improvements may include, but are not
limited to, a new or upgraded traffic signal, land dedication to improve
an abutting intersection, realignment of an abutting curve in a road
or the widening of the abutting cartway and right-of-way.
(5)
Funding. In place of completing a required street
improvement as a condition of final approval, an applicant may enter
into a legally binding development agreement with the Township for
the applicant to fund the improvement, or his/her fair share of such
improvement, as determined by the Board of Supervisors.
(6)
Accounting. Any such funds may be placed in escrow
until such time as sufficient funds are available for a more comprehensive
improvement, with interest being used towards the cost of the improvement.
Any such funds received under this subsection shall be accounted for
separately.
(7)
Staging. Any completion or funding of a required improvement
may occur in stages in relationship to the stages of the development,
if so stated in a legally binding development agreement and/or as
a condition of final plan approval.
N.
Traffic impact studies.
(1)
Purposes:
(a)
To enable the Township to assess the impact
of a proposed development on the transportation system.
(b)
To ensure that proposed developments do not
adversely affect the transportation network.
(c)
To identify any traffic problems associated
with access from the site to the existing transportation network.
(d)
To delineate solutions to potential problems
and propose improvements to be incorporated into the proposed development.
(2)
Applicability.
(a)
A traffic impact study shall be required for
any subdivision or land development that at build-out after completion
of all phases is projected to generate 500 or more average daily trip
ends. "Trip ends" shall mean the total number of trips both entering
and exiting the proposed development. These projected trip ends shall
be based on the latest edition of the publication titled "Trip Generation,"
published by the Institute of Transportation Engineers, or upon traffic
studies conducted within the last five years at comparable developments.
(b)
If a development is proposed to be submitted
in phases, the initial traffic study shall consider a reasonable estimate
of the likely development in later phases, in addition to the current
phase.
(c)
The boundaries of the study area to be analyzed
shall include those existing and proposed streets and intersections
which may be affected by the proposed subdivision or land development.
If there is any dispute as to whether existing and proposed streets
and intersections may be affected or not, the final discretion shall
rest with the Township Engineer or designated traffic engineer.
(d)
In lieu of submitting a traffic impact study, under the provisions of § 98-7, the Board of Supervisors may approve a modification to accept a fee from an applicant to be put towards the cost of a larger more comprehensive traffic study or to accept a developer making an improvement to a street that otherwise would not be required by the Township or PennDOT.
(3)
Traffic impact study contents.
(a)
Site description. This section shall include
the location, proposed land uses, acreage, construction staging and
completion date of the proposed land development. Types of dwelling
units and number of bedrooms shall be included for residential developments,
and gross and usable floor area for nonresidential developments. A
brief description of surrounding land uses and other proposed land
developments within the study area shall be provided. A study area
map should also be included.
(b)
Transportation facilities description.
[1]
The study shall describe the proposed internal
transportation system, including vehicular, bicycle, bus and pedestrian
circulation, all internal roadway widths and rights-of-way, parking
conditions, traffic channelizations and any traffic controls within
the site.
[2]
The study shall describe location and design
of proposed access, including sight distance limitations and distance
from adjacent driveways and intersections.
[3]
The report shall describe the external roadway
system within the study area. Major intersections in the study area
shall be identified and mapped. Any proposal for bus or van service
shall be described. Pedestrian and bicycle facilities on abutting
properties shall also be documented. All proposed or approved roadway
improvements within the study area shall be noted.
(c)
Existing traffic conditions. Existing traffic
conditions shall be documented for all streets and intersections in
the study area. Traffic volumes shall be recorded for existing average
daily traffic, existing peak hour traffic and for traffic during the
development's peak hour. Complete traffic counts at all intersections
in the study area shall be conducted, encompassing the peak hours
of the development and roadway. A volume capacity analysis using the
procedures of the current Highway Capacity Manual and based upon existing
volumes shall be performed during the peak hour(s) of the development
for the peak hour(s) of all roadways and major intersections in the
study area. Levels of service shall be determined for each location.
(d)
Traffic impact of the development. Estimation
of vehicular trips to result from the proposal shall be completed
for the peak hour(s) of both the street system and the development.
Acceptable source(s) and methodology shall be followed. These generated
volumes shall be distributed to the study area and assigned to the
existing streets and intersections throughout the study area. Documentation
of all assumptions used in the distribution and assignment phase shall
be provided. Traffic volumes shall be assigned to all access points.
Safety issues for any pedestrian crossings shall be described. Any
characteristics of the site that will cause unusual trip generation
rates and/or traffic flows shall be noted.
(e)
Analysis of traffic impact. The total future
traffic demand based on full occupancy of the proposed subdivision
or land development shall be calculated for the existing and proposed
streets and intersections. This demand shall consist of the combination
of the existing traffic expanded to the completion year through the
use of an accepted background growth rate, the development-generated
traffic, and the traffic generated by other proposed developments
in the study area. A volume/capacity analysis shall also be conducted
using the total future demand and the future roadway capacity. This
analysis shall be performed using the peak hour(s) for all streets
and major intersections in the study area. The Township Engineer may
also require this analysis to be conducted for the peak hour(s) of
the development. Volume/capacity calculations shall be completed for
all movements at major intersections. Levels of service for all streets
and intersections shall be listed.
(f)
Conclusions and recommended improvements.
[1]
Any movements on streets and intersections within
the study area showing a level of service E, or worse, based on the
latest edition of the Highway Capacity Manual, shall be considered
deficient. Specific recommendations for the elimination of these problems
shall be listed. For unsignalized intersections where the traffic
impact of the development causes the side street approach to degrade
to a level of service D or lower, the intersection shall be evaluated
for a signal warrant. Highway capacity evaluations shall consider
not only the overall intersection level of service, but also each
approach and movement to identify any substandard values which need
to be improved.
[2]
All locations where the level of service for
the completion year of the development is deficient without the proposed
development, the study shall determine improvements which would provide
a level of service and delay no worse than conditions without the
subject development. These improvements may include street and intersection
design and improvements, traffic signal installation and operation,
traffic signal timing and other improvements. The study shall also
provide an analysis to determine improvements which would eliminate
all deficient levels of service.
[3]
Actions to facilitate use of bus or van service
shall be included, if applicable.
[4]
The listing of recommended improvements for
both streets and transit shall include, for each improvement, the
party responsible for the improvement, a preliminary cost estimate
and funding of the improvement, and the phase of development during
which the improvement is proposed to be completed. Any roadway improvement
which requires increased right-of-way shall be identified.
[5]
The traffic impact study may be used as a basis for a Township requirement under Subsection M or another section of this chapter
[6]
Improvement plans shall not be submitted to
the Pennsylvania Department of Transportation (PennDOT) before they
are submitted to the Township. Approval of a site access plan by PennDOT
does not guarantee approval by the Township.
(g)
Preparation and review. The preparer of the
traffic impact study shall be a professional engineer or transportation
planner. The developer shall reimburse the Township for reasonable
fees and expenses incurred by the Township Engineer or Traffic Engineer
for the review of the developer's traffic impact study and plans.
(4)
Transportation management plan for special events.
For special events or developments with venues for cultural, entertainment
or sports at which attendance is projected to exceed 4,000 persons
per day, a transportation management plan shall be prepared. This
plan shall be in addition to all other requirements of any traffic
impact study under this section. The plan shall describe the peak
days and times of events, and the anticipated directions of traffic.
The plan shall describe all facilities and coordination which will
be used to accommodate the traffic generated by these events. This
should include, but not be limited to, use of satellite parking facilities,
provision of bus or van service, traffic control facilities and traffic
control personnel, anticipated coordination with emergency services
and law enforcement, and signage or message boards on the local roadway
system and on interstate and major state roadways within and entering
the region. The accommodation of employee transportation and parking
shall also be described.
A.
Maximum length. Residential blocks shall not exceed
2,000 feet in length in subdivisions using an average lot size of
one acre or larger and shall not exceed 1,500 feet in length in subdivisions
having an average lot size less than one acre, unless permitted by
the Board of Supervisors.
(1)
Pedestrian crossings. The Board of Supervisors may
require that a pedestrian access easement be provided to provide pedestrian
access where street connections are not available to serve the same
purpose.
(2)
Future street. Blocks shall be considered to be separated
by the reservation as part of an approved subdivision plan of a 50
feet minimum right-of-way reserved for a future cross-street, such
as a street is intended to serve future interior lots. Such future
street is not required to be constructed until such time as the lots
fronting on it are subdivided. Such right-of-way shall be retained
in the same ownership as the abutting interior lot(s) until a street
may be developed.
B.
Minimum length. Residential blocks shall have a minimum
length of 250 feet, unless otherwise approved by the Board of Supervisors.
C.
Blocks shall be of sufficient width to permit two
tiers of lots, except where access is limited by virtue of an adjoining
arterial street or by virtue of topographic limitations, unless permitted
by the Board of Supervisors.
A.
Zoning. All lots shall conform to all requirements of Chapter 119, Zoning, as were in effect at the time such subdivision plan was duly submitted.
B.
Street frontage. All lots shall front on a public street with a minimum paved cartway abutting the lot of 20 feet, or that the applicant agrees to so improve through the posting of acceptable financial security, or on a private street within the requirements of § 98-57 of this chapter.
C.
The average depth-to-width ratio of a lot shall generally
not be greater than three to one, unless otherwise permitted by the
Board of Supervisors.
D.
Side lot lines shall abut and be approximately at
right angles to straight streets and on radial lines to curved streets,
unless otherwise permitted by the Board of Supervisors. Pointed or
very irregularly shaped lots shall be avoided.
E.
Special provisions.
(1)
Lots abutting two streets on two noncontiguous sides
shall ordinarily not be created except as needed to avoid direct vehicular
access onto an arterial or collector street by individual driveways.
This shall not apply to a lot abutting an expressway.
(2)
Rear yard buffers along major streets.
(a)
Any residential lot of less than two acres with
a rear yard directly abutting a collector or arterial street or expressway
shall along such rear yard include a ten-foot-wide planting strip
along the back of the lot, with access across this strip clearly prohibited
on notes on any approved plan.
[Amended 2-7-2006 by Ord. No. 2006-03]
(b)
In addition to any street trees required by § 98-71 of this chapter, this planting strip shall include evergreen plantings meeting the buffer yard requirements of Chapter 119, Zoning, or alternative landscaping approved by the Planning Commission. American arborvitae and similar weak-stemmed plants shall not be used.
(c)
Any fencing in the rear of such lots shall be
placed on the inside of such plantings. Such plantings shall be placed
so that they do obstruct safe sight distance.
F.
A lot, other than preserved common open space, that
would not be suitable for uses permitted in that zoning district shall
not be created as part of a subdivision, but instead shall be incorporated
into another lot.
(Note: For open space within a conservation subdivision, see § 98-76, which provides a different set of standards than are provided in this § 98-60.)
A.
Purposes:
(1)
To provide adequate open spaces, recreational lands
and recreational facilities to serve new inhabitants/occupants of
new developments, for both active and passive recreation.
(2)
To recognize and work to carry out the Recreation
Plan for Chestnuthill Township, and Regional Recreation and Open Space
Plan, once that is adopted.
B.
Applicability. This section shall apply to any subdivision or land development for which a preliminary plan or a combined preliminary/ final plan is submitted after the enactment date of this amendment. This § 98-60 shall not apply to plans that the Board of Supervisors determines only involve adjustments or corrections to an approved preliminary plan or a preliminary plan that was actively before the Township for consideration as of the date of the adoption of this section, provided the adjustments do not increase the number of proposed dwelling units or involve a new principal nonresidential building.
C.
Limitations on use of fees.
(1)
Any fees collected under this section shall be placed
within an interest-bearing account and shall be accounted for separately
from other Township funds.
(2)
To make sure that the lands and facilities are accessible
to the inhabitants of the developments that paid fees towards their
cost, such fees should only be used within a five-mile radius of the
boundaries of the subdivision or land development that paid the fees,
unless the fees are used within a recreation area open to the public
that the Township intends to serve the entire Township. In addition,
the Township may commit fees towards a recreation area open to the
public in an adjacent township that would be intended to serve inhabitants
of the development that paid the fees.
(3)
Such fees shall only be used for the following: acquisition
of public open space and related debt payments, development of public
recreational facilities, landscaping of public open space and closely
related engineering and design work.
(4)
Unless the Township identifies fees for a different
set of facilities or recreation area, then the fees shall be used
for the further development of the Township Park along Merwine-Hilltop
Road, as a generally centrally located recreation area providing programs
and facilities for all residents and employees within the entire Township.
D.
Land to be preserved. Any subdivision or land development regulated under this § 98-60 shall be required to preserve the specified amount of common open space, unless the Board of Supervisors determines that recreation fees shall be required in lieu of land.
(1)
As a general nonbinding guideline, it is the intent
of this section that smaller developments (such as 10 or fewer dwelling
units or under five acres of nonresidential land) that do not include
land that is adjacent to existing publicly owned land shall be required
to pay a recreation and open space fee in lieu of dedicating land.
However, if the applicant refuses to pay such fees, then common open
space shall be required to be preserved.
(2)
The land and fee requirements of this section shall be based upon the number of new dwelling units, the square feet of floor area within new principal nonresidential buildings, and the square feet of solar array area in a solar commercial facility (as defined in Chapter 119, § 119-21) that would be allowed on the lots of a subdivision or land development after approval. No fee or land requirement shall be required for agricultural, livestock or poultry buildings.
[Amended 10-17-2023 by Ord. No. 2023-01]
(3)
Prime open space. For the purposes of this section,
the term "prime open space" shall mean land proposed to be established
as common open space that would meet all of the following standards:
(a)
Less than six-percent slope;
(b)
Not a wetland under federal and/or state regulations;
(c)
Be part of a contiguous tract of at least two
acres (which may include existing adjacent common open space); and
(d)
Not be within the one-hundred-year floodplain
as defined by official floodplain maps of the Township.
(4)
Amount of common open space. If a subdivision or land
development is required to include common open space, the following
amounts for each permitted new dwelling unit shall apply:
Percentage of the Total Required Common
Open Space that Would Meet the Definition of "Prime Open Space"
|
Minimum Required Common Open Space Per
Permitted Dwelling Unit
(square feet)
| |
---|---|---|
0% to 25.0%
|
5,200
| |
25.1% to 75.0%
|
2,600
| |
75.1% to 100%
|
1,300
|
(5)
Amount of common open space. If a subdivision or land
development is required to include common open space, then a minimum
of 3% of the total lot area of all nonresidential lots within the
subdivision or land development shall be required to be preserved
as common open space. (Note: In most cases, the general intent is
to seek fees in lieu of land for nonresidential development.)
E.
Fees. If the Board of Supervisors determines that
a proposed subdivision or land development is required to pay fees
in lieu of dedicating open space, this fee shall be as established
by the Township Fee Schedule, which may be updated by resolution of
the Board of Supervisors.[1] Until such time as a different fee may be established
or revised by resolution, the following fees shall apply:
(1)
A fee of $1,500 per dwelling unit; and
[Amended 8-16-2005 by Res. No. 2005-15]
(2)
A fee of $0.25 per square foot of new indoor nonresidential
building floor area. No fee shall apply for a building of less than
1,000 square feet of floor area, nor for agricultural, livestock or
poultry buildings, nor for buildings/lots that are not required to
be approved under this chapter.
[1]
Editor's Note: The current Township Fee Schedule
is on file in the Township offices.
F.
Decision on land vs. fees. The Board of Supervisors
shall determine whether a land dedication would be in the public interest,
or whether the payment of fees is required. This determination should,
but is not required to, be made at the time of sketch plan review.
The Township should, at a minimum, consider the following in this
decision:
(1)
Whether the land in that location would serve a valid
public purpose.
(2)
Whether there is potential to make a desirable addition
to an existing public or School District recreation area or to create
a greenway along a creek.
(3)
Whether the proposed land would meet the objectives
and requirements of this section and any relevant policies of the
Township Comprehensive Plan, Interim Recreation Plan or Regional Recreation
and Open Space Plan.
(4)
Whether the area surrounding the proposed development
has sufficient existing recreation and open space land, and whether
it is possible for pedestrians and bicyclists to reach those lands.
(5)
Any recommendations that may be received from the
Planning Commission, the Township Engineer, the local School Board
or School District staff and the Township Parks and Recreation Board.
G.
Common open space to be preserved.
(1)
Suitability. Common open space shall be suitable for
its intended purpose, in the determination of the Board of Supervisors.
The applicant shall state in writing what improvements, if any, he/she
will commit to make to the land to make it suitable for its intended
purpose, such as grading, landscaping, or development of trails. Such
land shall be free of construction debris at the time of dedication.
(2)
Ownership. Required common open space shall be dedicated
to the Township, unless the Board of Supervisors agree to accept a
dedication to any of the following: the School District, Monroe County,
the Pennsylvania Bureau of State Parks, the Pennsylvania Fish and
Boat Commission, the Pennsylvania Game Commission, a similar governmental
agency, an incorporated property owner association (such as a homeowners'
or condominium association) or an established environmental organization
acceptable to the Board of Supervisors. In the case of a rental development,
the Township may permit the common open space to be retained by the
owner of the adjacent principal buildings.
(a)
If common open space is to be owned by a property
owner association, the developer shall be required to establish such
association in a form that requires all property owners within the
development to annually contribute to the maintenance of the common
open space.
[1]
Any property owners' association agreements
regarding required common open space shall be subject to acceptance
by the Board of Supervisors, based upon review by the Township Solicitor.
[2]
Prior to the sale of any dwelling unit or lot,
all deeds shall require each property owner to pay fees on a regular
basis for the maintenance and other expenses of owning such land.
The property owners shall be incorporated with covenants and bylaws
providing for the filing of assessments. After providing notice to
affected owners, the Township shall have the authority to establish
municipal liens upon all properties in the association to fund maintenance
of the land and Township legal costs if the property owners' association
does not fulfill its responsibilities.
[3]
An orderly process shall be established for
the transfer of the land to the association. The Township may delay
a dedication of maintenance responsibilities by a developer to a property
owners' association until such association is incorporated and able
to maintain such land.
(b)
Transfer to another entity. If the approved
plan states that ownership of and/or responsibilities to maintain
the common open space are limited to a particular entity, then any
transfer of ownership or responsibilities to another entity shall
require preapproval by the Board of Supervisors. Where land is to
be owned by a conservation organization, a process should be established
for the land to transfer to a different organization if the first
organization is not able to fulfill its obligations.
(c)
The Board of Supervisors shall have the authority
to refuse to accept an offer of dedication of common open space to
the Township.
(3)
Easements/deed restrictions. Any required common open
space dedication shall include deed restrictions or conservation easements
to permanently prevent its development for buildings, except buildings
for approved types of noncommercial recreation or to support maintenance
of the land. Such deed restrictions or conservation easements shall,
at a minimum, be enforceable by the Board of Supervisors. The Supervisors
may require that the restrictions or easements also authorize their
enforcement by a suitable third party.
(5)
Suitability. Land that is not suitable for active or passive recreation shall not be permitted to meet the requirements of this section. Any land area used to meet the requirements of this § 98-60 shall meet the definition of "open space, common" that is stated in Chapter 119, Zoning. Portions intended for active recreation shall be well-drained, of less than six-percent average slope and not require filling in of a wetland for use.
(6)
Access and contiguousness. Common open space within
a subdivision or land development shall be contiguous, except as may
be specifically exempted by the Board of Supervisors, and shall have
adequate access for maintenance and by pedestrians.
(7)
Other ordinances. Any required land dedication or fees under this section shall be in addition to any land dedication or improvement requirements of any other Township ordinance. However, if more than 20% of the total lot area of a tract is to be permanently established as publicly owned recreation land or recreation land available without charge on a daily basis to residents of the development, then such dedication may be substituted for the land dedication or fee requirements of this § 98-60.
[Amended 5-1-2014 by Ord. No. 2014-02]
(8)
Residual lands. If only a portion of a larger tract
of land is currently proposed to be subdivided, or the applicant owns
one or more adjacent tracts that are not currently proposed to be
subdivided, the applicant shall provide a sketch of a possible future
land dedication on these adjacent lands. The intent is to coordinate
current plans with any future development, even in the long-term.
(9)
Coordination with future adjacent dedication. The
Board of Supervisors may require that a required land dedication within
a property currently being subdivided be placed along an edge of the
property so that it may, in the future, be combined with an open space
dedication on the edge of an adjoining property when that adjoining
property is subdivided or developed.
H.
Combination of land and fees. Upon mutual agreement
of the Board of Supervisors and the applicant, the Township may accept
a combination of common open space and fees in lieu of land to meet
the requirements of this section for a subdivision or land development.
This combination shall be based upon the common open space requirement
applying for a certain number of dwelling units or portions of a nonresidential
development and the fee in lieu of land requirement applying for the
remaining development. For example, if a development included 25 dwelling
units, common open space could be required for 15 dwelling units and
fees could be required for 10 dwelling units.
I.
Timing of residential fees. Fees required by this
section for all of the dwelling units shall be paid prior to the recording
of the final plan, except as follows:
(1)
If the required fee would be greater than $2,000,
and the applicant and the Township mutually agree to provisions in
a binding development agreement to require the payment of all applicable
recreation fees prior to the issuance of any building permits within
each clearly defined phase or subphase of the development, then fees
are not required to be paid prior to recording of the final plan but
may instead be paid within the requirements of that development agreement.
(2)
If the applicant agrees to pay such fees in installments,
then all such fees shall not be considered to be "paid" for the purposes
of any applicable time limitations for utilization under the State
Municipalities Planning Code until all such fees are paid in full,
including all installments and phases.
J.
Timing of nonresidential fees. Fees required by this
section for any nonresidential subdivision or land development shall
be paid prior to the recording of the final plan of a subdivision
or final approval of a land development, whichever occurs first, except
as follows:
(1)
If the applicant establishes a legally binding mechanism
acceptable to the Township Solicitor, the fees may be paid prior to
the time a land development plan is approved for each lot, as opposed
to at the time an entire subdivision is approved.
(2)
Where fees are paid at the time of subdivision approval,
and the applicant does not know the size of the building that will
be developed, then a ratio of 0.25 building floor area to 1.0 lot
area shall be assumed. Therefore, a 48,000 square foot lot would be
assumed to have a building floor area of 12,000 square feet.
K.
Facilities in place of land or fees.
(1)
An applicant may submit a written request for a modification
of the requirements of this section by offering to construct substantial
permanent recreation facilities within the proposed subdivision or
land development or on public parkland. Such modification shall only
be approved if the applicant clearly proves to the satisfaction of
the Board of Supervisors that the facilities will serve a valid public
purpose, will be designed following modern standards in a durable
manner and will have a higher market value than the land or fees that
would otherwise be required.
(2)
A modification of these requirements may also be approved
by the Board of Supervisors if the applicant donates or sells appropriate
public recreation land to the Township or the School District. In
such case, the applicant shall provide a written appraisal from a
qualified professional that the market value of the donation or price
reduction is greater than the value of the fee or land requirement
that is waived. In such case, the land shall be determined to be suitable
for public recreation by the Board of Supervisors.
A.
General provisions.
(1)
See the provisions of Chapter 92, the Chestnuthill Township Stormwater Management Ordinance.
[Amended 3-4-2008 by Ord. No. 2008-02]
(2)
Consistency with stormwater ordinance. The provisions of this § 98-61 shall apply except where a specific provision of Chapter 92, the Chestnuthill Township Stormwater Management Ordinance, supersedes this chapter under a specific provision of the State Storm Water Management Act,[1] such as regarding release rates. In case of any differences between Chapter 92, the Chestnuthill Township Stormwater Management Ordinance, and this section, where Chapter 92, the Chestnuthill Township Stormwater Management Ordinance, does not supersede, then the more restrictive requirement shall apply.
[Amended 3-4-2008 by Ord. No. 2008-02]
[1]
Editor's Note: See 32 P.S. § 680.1
et seq.
(3)
Velocity control measures. The Board of Supervisors,
based upon the recommendations of the Township Engineer, may require
specific sizes or types of stormwater velocity control measures based
upon both the need to control the velocity and upon long-term maintenance
concerns.
(4)
Stormwater runoff from any subdivision or land development (including during construction and earthmoving) shall not occur at a peak rate (measured in cubic feet per second) that is greater after development than occurred prior to development unless permitted under guidelines established in Chapter 92, the Chestnuthill Township Stormwater Management Ordinance.
[Amended 3-4-2008 by Ord. No. 2008-02]
(5)
Runoff shall be controlled from a site using appropriate means of detention of water on the site and/or other approved types of stormwater management, within the requirements of this chapter and Chapter 92, the Chestnuthill Township Stormwater Management Ordinance.
[Amended 3-4-2008 by Ord. No. 2008-02]
(6)
Runoff that is detained shall be held and released
at a predetermined controlled rate by appropriately installed devices.
The release shall be in the same manner as the natural or predevelopment
means of discharge from a site (such as point discharge or sheet flow).
(7)
Stormwater runoff shall not be increased or redirected
in such a way that it results in hazards to persons or property or
interferes with the normal movement of vehicles.
(8)
All stormwater management methods are subject to approval
by the Township Engineer, including all outlet locations.
(9)
All lots shall be laid out and graded to prevent cross-lot
drainage, to provide positive drainage away from proposed building
locations and any primary or alternate septic system locations. Stormwater
shall also be not be redirected towards buildings or on-lot septic
systems off of the site.
(10)
All stormwater management plans shall take into account
and provide for existing flow from upstream areas within the entire
watershed, including considering future flows after development considering
existing zoning regulations.
(11)
The existing points of natural drainage discharge
onto adjacent property shall not be altered to increase flows nor
shall the concentration of water runoff be increased because of development
without the written approval of all affected landowners.
(12)
No stormwater runoff or watercourse shall be diverted
in a way that overloads existing drainage systems, or creates flooding
or the need for additional drainage structures on other private properties
or public lands, without Township approval of provisions to be made
by the developer for properly handling such conditions, including
water runoff impoundments, if necessary.
(13)
Properly designed open swales and other surface drainage
facilities shall be used where feasible. If determined by the Board
of Supervisors to be necessary, based upon the recommendation of the
Township Engineer, then an adequate storm sewer system consisting
of inlets and underground drainage pipes with approved outlets shall
be constructed by the developer. The Township may determine whether
an underground storm drainage is needed based upon the expected velocity
and depth of the stormwater flows (including depths in the street)
and the proximity of dwellings.
(a)
Underground flows. Any diverted or affected
underground water flows shall be properly dissipated or controlled
to prevent velocities or concentrations that could harm a street or
cause erosion within the right-of-way. Appropriate methods of control
may include, but are not limited to, perforated pipe or other methods
to slow the discharge of the water.
(14)
Sequence of construction. No substantial grading shall
occur and no building permits shall be issued for any building unless
any detention basin, siltation basin or improved major swale approved
to handle the resulting runoff is in place. Any detention basin shall
be seeded and stabilized and have an installed outlet structure prior
to the construction of any streets or buildings within that drainage
basin.
(15)
Phasing. The phasing of a development shall ensure
that all stormwater facilities needed to manage runoff from a phase
are in place and functioning adequately prior to and after the construction
of buildings in that phase. This shall, for example, include the extension
of the main outfall line. This may require the use of temporary structures,
which shall be shown on submitted plans. If the development occurs
in phases, the entire system shall be shown as part of the preliminary
plan submission.
B.
Calculations of stormwater runoff. The methods and design storms described in Chapter 92, the Chestnuthill Township Stormwater Management Ordinance, shall apply.
[Amended 3-4-2008 by Ord. No. 2008-02]
(1)
The stormwater calculations shall include the following:
(b)
Predevelopment and post-development drainage
maps showing existing and proposed grades and including any off-site
tributary area.
(c)
Predevelopment and post-development runoff calculations.
(d)
Detention basin design calculations (as applicable).
(e)
Pipe and swale sizing calculations.
(f)
Such information as the Township Engineer determines
is needed to determine compliance with this chapter, including, but
not limited to, slopes, proposed elevations, typical cross sections
and details.
(2)
Where crop farming or disturbed earth exists on the site prior to development, meadow in good condition shall be used as the starting base for the predevelopment calculation. The existing condition definition within Chapter 92, the Chestnuthill Township Stormwater Management Ordinance, shall apply.
C.
Design submission.
(1)
Within the one-hundred-year floodplain, any stormwater
management structures and systems shall be designed to handle a one-hundred-year
storm. A twenty-four-hour Type II storm shall be used if using the
soil complex method.
(2)
The stormwater management plan shall show that a one-hundred-year,
twenty-four-hour storm can be safely conveyed without jeopardizing
any principal building on or adjacent to of the site.
(3)
All plans showing the proposed storm drainage construction
must be accompanied by a complete design stamped and signed by a Pennsylvania
registered engineer or Pennsylvania registered landscape architect.
D.
Methods of detention and flow delay. The following
methods of detention or flow delay devices may be found to be acceptable
by the Township Engineer:
(1)
Wet or dry ponds and detention basins.
(2)
Roof storage and increased roof roughness.
(3)
Parking lot detention.
(4)
Infiltration trenches.
(5)
Porous pavements, grassed channels and vegetated strips.
(6)
Cisterns, underground reservoirs or covered ponds.
(7)
Increasing the roughness coefficients on the development's
surface area.
(8)
Decreasing the percentage of impervious area.
(9)
Promoting groundwater recharge.
(10)
Routing flow over lawns in swales within stormwater
easements.
(11)
Detention storage within the storm sewer.
(12)
Another method that may be approved by the Township
Engineer.
E.
Groundwater recharge; best stormwater management practices.
[Amended 3-4-2008 by Ord. No. 2008-02]
(1)
Groundwater recharge requirements of Chapter 92, the Chestnuthill Township Stormwater Management Ordinance, shall be followed.
(2)
Where such measures are required, the applicant shall
submit construction details of the measures.
(3)
Best management practice measures to promote recharge
shall include, but not be limited to, the following:
(a)
Structural and nonstructural devices promulgated
in the Pennsylvania Stormwater Best Management Practices Manual.
(4)
(Reserved)
(5)
Maintenance. Where such measures are required, the
applicant shall show that adequate provisions will be put into place
to ensure proper maintenance of the measures and to avoid groundwater
contamination. Throughout the life of the use, the then-current owner
of the lot shall be responsible for maintenance of the measures to
make sure that they continue to serve their intended purposes.
(6)
Infiltration. Areas intended for infiltration devices
shall be protected from compaction, including prior to and during
construction. Infiltration devices shall not receive runoff until
areas flowing into the devices have been stabilized.
F.
Detention basins standards.
(1)
Perforated risers, staggered orifices, V-notch weirs,
or other outlet structures as approved by the Township Engineer, may
be required for outlet control.
(2)
All detention basins shall be designed with an emergency
spillway.
(a)
All stormwater detention facilities shall provide
a minimum 1.0 foot freeboard above the maximum pool elevation association
with the two-year through twenty-five-year runoff events. An emergency
spillway shall be designed to pass the one-hundred-year runoff event
with a minimum 0.5 foot freeboard.
(b)
The downstream slope of the spillway shall as
a minimum extend to the toe of the berm embankment. The edge of the
basin grading shall be within the subject property.
(c)
All detention basin outflow structures shall
be designed with trash racks over the inlets.
[Amended 3-4-2008 by Ord. No. 2008-02]
(3)
The emergency spillway and the outfall of the detention
basin shall be stabilized accordingly to convey design flows without
erosion in accordance with PA DEP Erosion and Sediment Pollution Control
regulations.
[Amended 3-4-2008 by Ord. No. 2008-02]
(4)
The minimum top width of a detention basin berm shall
be:
[Amended 3-4-2008 by Ord. No. 2008-02]
Height
(feet)
|
Top Width
(feet)
| |
---|---|---|
0 to 3
|
4
| |
3 to 5
|
6
| |
5 to 15
|
8
| |
Above 15
|
Minimum 10 feet and in accordance with PA DEP
dam regulations
|
(5)
In order to provide proper drainage, a minimum grade
of 1.5%, directed toward the outlet structure, shall be maintained
across the basic floor. A lesser grade may be permissible provided
that a concrete low-flow channel is provided or a permanent pool elevation
is proposed. This restriction does not apply to forebay within basins
or water quality control basins.
[Amended 3-4-2008 by Ord. No. 2008-02]
(6)
Slopes of basin. The maximum inside slope of earth
detention basin embankments shall be four horizontal to one vertical.
The maximum outside slope shall be four to one. The Board of Supervisors
may permit a reduction of inside and outside slopes to a three to
one maximum where the applicant proves that such slopes will be able
to be properly and attractively maintained. The top or toe of any
slope shall be located a minimum of five feet from any property line.
Whenever possible the side slopes and basin shape shall be amenable
to the natural topography. The maximum slope of an accessway for maintenance
shall be eight horizontal to one vertical where such accessway is
required by the Board of Supervisors, based upon the recommendations
of the Township Engineer.
[Amended 3-4-2008 by Ord. No. 2008-02]
(7)
Outfall. Where no existing point of concentration
exists, the outfall from a detention basin shall not discharge closer
than 30 feet from the adjoining property line, unless permission is
given, in writing, by said adjacent property owner.
(8)
Where discharge from the detention basin is to be
spread into sheet flow, the allowable flow shall be determined by
the predevelopment flow rate for a two-year storm, across the length
of the spreader.
(9)
Antiseep collars and a cutoff trench shall be required
on basins having a berm height exceeding five feet. Watertight antiseep
collars shall be installed around the discharge pipe at intervals
not to exceed 24 feet or as approved by the Township Engineer. Such
collar shall extend a minimum of two feet beyond the outside of the
pipe.
(11)
Basins not having direct access to a public street
shall have a twenty-five-foot-wide, usable access easement to a public
street for the purpose of maintenance.
(12)
The design engineer shall verify that the operation
of the detention facility will not significantly increase downstream
peaking conditions.
(13)
For the purpose of this section, a retention basin
shall be required to meet the same standards as a detention basin.
(14)
Landscaped screening of detention basins.
(a)
A detention basin with a basin depth of greater
than 20 inches shall be screened from view of existing dwellings,
a residential zoning district or a public street, unless the basin
would meet all of the following conditions:
[1]
It would have an average slope of less than
four to one on the inside of the berm of the basin;
[2]
Either both the inside and outside of the basin
would be planted in grass and intended to be mowed or planted in other
attractive vegetative ground cover, or would be designed to closely
resemble a natural pond; and
[3]
The basin would not be surrounded by a primarily
metal fence.
(b)
Any required screening shall meet the "buffer yard" standards of Chapter 119, Zoning, unless the Board of Supervisors approves an alternate landscaping arrangement that serves the same purposes. This landscaping shall not be required along an area where natural vegetation will be maintained that will completely fulfill this purpose.
(c)
Thorny and prickly shrubs (that are also attractive)
are encouraged to be used around detention basins to discourage entry
by children.
(15)
Areas of stormwater basins that are visible from streets
and dwellings shall be attractively maintained.
(16)
All outflow structures from storage facilities shall
be equipped with a regulatory device that will permit modification
to regulate the amount of outflow. Suitable antivortex and/or velocity
retarders shall be used. Entrances to stormwater pipes, including
outflow pipes in detention basins, shall have childproof grates or
similar devices.
(17)
Retention basins. Aeration devices may be required,
dependent upon the quality of the influent and detention time.
(18)
Recreation. When reasonable, efforts should be made
to allow suitable recreational uses of portions of detention areas.
This might include designing a detention basin with a low-flow channel
so that only a portion would be wet after a minor storm, and the remainder
would be well-drained during all except the most serious storms. These
areas may be acceptable at the discretion of the Township as part
of any Township requirement to provide recreation land.
G.
Construction standards.
[Amended 3-4-2008 by Ord. No. 2008-02]
(1)
Standards. Construction and materials of storm drainage
and control facilities (including pipes) and erosion control facilities
shall be in accordance with the approved plans and any accompanying
specifications. The construction details and standards of the following
publications, or their successor publications, in their most recent
revision shall be used:
(a)
Pa. State Erosion and Sediment Pollution Control
Manual and Best Management Practices Manual.
(b)
PennDOT, Form 408, Specifications.
(c)
PennDOT, RC Series, Roadway Construction Standards.
(d)
In cases where the above documents conflict
with Township specifications, the Township's specifications shall
supersede, except in areas of PennDOT jurisdiction.
(2)
Pipe materials. All pipe materials shall meet PennDOT
standards. Drainage pipes may be constructed out of smooth-lined high-density
metal, aluminized smooth-lined high-density metal, smooth-lined high-density
polyethylene plastic, bituminous coated smooth-lined high-density
metal or reinforced concrete, or closely similar materials preapproved
by the Township Engineer. However, only reinforced concrete shall
be used for drainage pipes under the structure of streets, unless
a material with similar characteristics is determined to be acceptable
by the Township Engineer.
H.
Drainage pipe, culvert and catch basin design.
(1)
Open pipe ends must be fitted with concrete end walls,
prefabricated end sections, riprap and/or energy dissipaters, as deemed
appropriate by the Township Engineer.
(2)
Drainage pipes shall have a minimum diameter of 15 inches and a minimum slope of 0.5%. Drainage swales not designed for stormwater detention shall have a minimum slope of 2%. See § 98-57F(5) concerning gutters. As a minimum, the tops of all pipes should be at the same elevation when changing pipe sizes.
[Amended 5-1-2014 by Ord. No. 2014-02; 7-16-2019 by Ord. No. 2019-01]
(3)
Manholes or inlets shall be used at all changes in
horizontal alignment, at changes of vertical grade and at all pipe
intersections. No run of pipe shall exceed 400 feet in length, without
appropriate measures to allow cleanout. Trash racks shall be placed
on all stormwater entrance structures.
(4)
Bridges and culverts shall meet PennDOT Construction
Standards. The DEP shall be contacted to determine if a dams and waterways
permit is required.
(5)
Grating. Appropriate safety grates shall be attached
to all catch basins, stormwater inlets, pipe openings and other stormwater
receiving structures, as needed, to ensure that maximum openings do
not exceed 25 square inches. Along streets and pedestrian areas, bicycle-safe
grates shall be used as needed.
(6)
Storm sewer outfall. Storm sewer outfalls shall be
designed, with respect to the elevation of the invert or other features,
that when the receiving watercourse is within a twenty-five-year storm,
the storm sewer will continue to drain the area it is designed to
serve.
(7)
"V" shaped swales shall not be permitted.
I.
Stormwater easements.
(1)
Where required. Where a subdivision or development
is traversed by a watercourse, drainageway, channel or stream that
the Township Engineer determines is subject to significant stormwater
flows, there shall be provided a drainage easement established along
the following:
(a)
The one-hundred-year floodway, where that is
defined;
(b)
Where a one-hundred-year floodway is not defined,
the one-hundred-year floodplain;
(c)
Where a one-hundred-year floodplain is not defined,
a width shall be used that includes a minimum of 25 feet on each side
of the top of the primary bank of the waterway.
(2)
The drainage easements required by the above subsection
are intended to preserve the unimpeded flow of natural drainage and
to provide for future possible widening, deepening, relocating, improving
or protecting of such drainage facilities. The Township Engineer may
require up to a 0.5 foot freeboard and/or an additional ten-foot building
setback if deemed necessary along newly constructed watercourses.
(3)
If a major man-made drainage channel would pass within
close proximity to homes and possibly threaten the safety of persons,
the Board of Supervisors, based upon the advice of the Township Engineer,
may require such certain lengths of such channel to be placed within
appropriate underground pipes.
(4)
It shall be the responsibility of the applicant to
obtain all stormwater easements on, over or through other properties
that are needed to carry out the proposed storm management plan.
(5)
Areas where stormwater easements have or will be granted
shall not be obstructed during or after construction.
J.
Surface waters.
(1)
All natural streams, channels, swales, drainage systems
and/or areas of concentration of surface water shall be maintained
in their existing condition unless alteration is approved by the Township
Engineer. The applicant shall be responsible to obtain all necessary
DEP permits (see Chapter 105 of Title 25 of the state regulations).
(2)
Creek alignments. Any change to the alignment of a
watercourse, or any blocking, impeding or redirecting of a watercourse,
shall only occur with written approval of DEP and the Township Engineer.
K.
Ownership and maintenance of stormwater facilities.
A system for the ownership and maintenance responsibilities of all
temporary and permanent stormwater facilities and erosion and sedimentation
control facilities that is satisfactory to the Board of Supervisors
shall be established prior to final plan approval.
(1)
The stormwater management plan shall include a plan
stating the proposed methods and schedules of maintenance of stormwater
facilities to ensure their proper operation. The method of ownership
and maintenance responsibilities of stormwater facilities shall be
subject to approval by the Board of Supervisors.
(2)
At its discretion, the Township may require that stormwater
facilities be dedicated to the Township for maintenance. However,
the Township is under no obligation to accept dedication or maintenance
responsibilities. If the Township accepts maintenance responsibilities,
it may require the developer to fund an account to pay for ongoing
maintenance.
(3)
The Township may require that maintenance responsibilities
be handled through a property owners' association with all owners
legally obligated to fund their share of the costs.
(4)
If stormwater facilities that require proper maintenance
are to be privately owned, legal mechanisms shall be established prior
to property conveyance to require the owner and his/her successor
and assigns to properly maintain the facilities in a safe, functional
and attractive manner in accordance with the approved maintenance
schedule.
(5)
If stormwater facilities will not be municipally owned,
the developer shall establish a legal right of the Township to access
the facilities for periodic inspections and maintenance at the Township's
discretion. However, the Township is under no obligation to perform
such inspections and maintenance. The Township may require that the
entity responsible for maintenance of stormwater facilities reimburse
the Township for costs of maintenance and repair of stormwater facilities
if that entity fails to perform its duties.
(6)
Stormwater facilities shall be designed to require
minimal maintenance.
(7)
All storm drainage facilities shall be properly maintained
by the party designated as responsible on the final subdivision plan,
unless the Board of Supervisors agrees to accept a change in the party
responsible or the party owning the facility.
A.
In general.
(1)
All subdivisions and land developments shall be served
with an approved and adequate sewage disposal system (either on-lot
or public) that will meet state and Township regulations.
(2)
Public sewage connections. Any principal building
or use within a subdivision or land development that generates wastewater
and that in the determination of the Board of Supervisors, based upon
the advice of any applicable municipal authority and the Township
Engineer, could reasonably connect into a public sewage system shall
be required to connect into that system. The applicant shall be responsible
to pay such reasonable capital expenses that are necessary for such
connection.
B.
Central sewage service.
(1)
If a municipality or a municipal authority is to provide
the central sewage service, such agency shall have the authority to
approve or reject the proposed sewage collection system for just cause.
(2)
Nonpublic sewage service. If nonpublic central sewage
service is proposed, the Board of Supervisors shall have the authority
to permit or not permit such service to meet the sewage requirements
of this section based upon:
(a)
Whether public sewage service is expected to
be available within five years of the date of preliminary plan approval;
(b)
Whether the proposed system would be consistent
with the Township's official Sewage Facilities Plan; and
(c)
Whether the system would include an appropriate
permanent system for professional operation and maintenance.
C.
On-lot sewage disposal system.
(1)
If connection to a public sewage system is not required
at the time of occupancy, and if nonpublic central sewage system is
not approved by the Township under the Township Sewage Facilities
Plan, then each lot shall be required to be served by an on-lot sewage
disposal system that will meet all applicable state regulations. Each
such proposed location shall be tested and approved by Township Sewage
Enforcement Officer, prior to approval of the final plan.
(2)
Portable chemical toilets allowed as per DEP regulation
or other approved privies shall not be used as a primary method of
sewage service for a subdivision or land development that operates
more than 10 days in any calendar year, other than publicly owned
outdoor recreation uses and construction sites.
(3)
See Chapter 119, Zoning, which requires a tested alternate septic system location meeting all DEP regulations.
(4)
The applicant shall submit results or a summary of
the tests of required on-lot septic tests and shall show approved
test locations on the preliminary plans in accordance with DEP planning
module requirements.
D.
Laterals. Each lot with central sewage service shall
be served by a separate sewage lateral.
A.
In general.
(1)
All subdivisions and land developments shall be served
with an adequate on-lot or central water supply system that will meet
DEP and Township requirements.
(2)
Required connections to central water systems.
(a)
The Board of Supervisors, after requesting any
recommendations of the Planning Commission, the Township Engineer
and the appropriate water supplier, shall require all lots and principal
uses within a subdivision or land development to be connected to an
existing public or Township-approved central water system where the
Board of Supervisors determines that such connection would be feasible,
cost-effective and reasonable, considering the distances that the
lines would need to be extended and the average cost per dwelling
or lot.
(b)
If an applicant does not wish to extend central
water service, then the applicant shall provide a comparison of the
estimated total costs of extending the central water service vs. the
total costs of developing wells. Such cost comparison shall be prepared
by a professional and be provided to the water supplier and the Township
Engineer for review.
[1]
Unless the Board of Supervisors determines that
a water extension is needed to resolve a significant public health
or safety hazard, the Township shall not require the extension of
central water service if the Board of Supervisors determines either
of the following to be true:
[a]
That the total costs of the central water extension
would be more than three times the total costs of constructing wells;
or
[b]
That the costs to the applicant of extending
the central water service would be greater than 15% of the estimated
total market value of the subdivision or land development after development
approval and after the construction of improvements.
(3)
Dry water lines.
(a)
The Board of Supervisors, after requesting any
recommendations of the Planning Commission, the Township Engineer
and the appropriate water supplier, may require that a subdivision
or land development include the installation of "dry" water lines
if the Board of Supervisors determines that such requirement would
be reasonable and that such development is likely to be able to be
served by an extension of an existing Township-approved central water
system within 10 years. The Township is not responsible to guarantee
that such water connection will occur or be possible within the ten-year
period.
(b)
Such lines shall be required to meet the construction
standards of the water supplier to which the lines are intended to
be connected.
(c)
A developer in such case may only be required
to construct:
(4)
Private water system.
(a)
The Board of Supervisors, based upon recommendations
of the Township Engineer, may require or permit the development of
a new private central water system if such system can reasonably be
expected to be connected into an extension of an existing central
water supplier within 10 years.
(b)
Such system in that case shall be constructed
following official standards of the water supplier to which it is
intended to be connected.
(c)
In such case, the approved plan should include
a specific provision offering dedication of such system to the central
water supplier in the future, without any purchase cost by such central
water supplier.
B.
Central water supply system.
(1)
Water supplier approval. Proposed extensions of central
water systems shall meet all applicable procedures, reviews and requirements
of any appropriate municipal authority or water company. Such extension
shall be approved by such agency prior to final plan approval, although
specific detailed service agreements are not required to be signed
until prior to recording.
(2)
Nonpublic supplier. Any new central water system that
is not owned by a public authority or municipality shall be found
to be acceptable in capacity, pressure, design and construction by
the Board of Supervisors, based upon review of the Township Engineer.
The Board of Supervisors may deny permission for a subdivision or
land development to be served by a nonpublic central water system
if such system cannot guarantee sufficient water pressure and capacity
and would not include a suitable process for long-term operation and
maintenance.
C.
On-lot water system (wells).
(1)
Well locations. When a subdivision or land development
is not required to connect to a central water system, acceptable locations
for on-lot water systems shall be shown on plans and shall be constructed
in accordance with regulations of DEP.
(2)
Setback. Wells should be located no closer than 25
feet from any future street right-of-way. (Note: Wells should also
be located to meet minimum requirements of the Federal Housing Administration,
in case an FHA mortgage may be sought.)
D.
Fire hydrants. All subdivisions and land developments
that will be served by central water service shall provide fire hydrants
as needed with appropriate water pressure so that all dwelling units
and principal buildings are within 600 feet of an active fire hydrant.
E.
Fire protection plan. If a subdivision or land development
is proposed after build-out to include 20 or more dwelling units or
50,000 square feet or more square feet of building floor area, then
a fire protection plan shall be submitted with the final subdivision
or land development plan. This fire protection plan shall prove that
adequate water supplies will be available for fire fighting.
(1)
These water supplies may be provided on-site (such
as an aboveground or underground storage tank) or by a developer funding
the construction of a water supply and/or dry hydrant at a suitable
location that will be within reasonable proximity of the proposed
development. The water supply shall be designed to be quickly connected
to fire apparatus.
(2)
This fire protection plan shall be offered to local
fire officials for review.
F.
Water studies.
(1)
Purposes:
(a)
To provide the Township with information to
properly evaluate the impact a proposed development will have upon
groundwater resources.
(b)
To make sure that adequate water supplies will
be available to service a proposed development without negatively
impacting adjacent uses dependent upon the same water sources.
(2)
A hydrogeologic study shall be required to be submitted
by the applicant whenever a proposed use, subdivision or land development
will involve total average water usage of groundwater or spring water
after build-out exceeding 10,000 gallons per day. (Note: Regulations
of the State Department of Environmental Protection may also require
the submission of a hydrogeological study as part of the sewage facility
planning process if there is a known presence of high nitrate levels
in the vicinity or if where limestone-based carbonate geology is present.)
(3)
This Subsection F shall not apply to a development that will be served by a municipal or municipal authority central water system.
(4)
Credentials. The study shall be prepared by a professional
geologist or professional engineer with substantial experience in
preparing similar studies. Before any person or entity is engaged
to prepare the study, the applicant shall submit written credentials
of the individual who will direct the study. The governing body shall
then have a maximum of 45 days from the date of receipt to the Township
to determine whether the individual's credentials are acceptable.
The governing body may also preapprove a written list of individuals
who are known to be qualified to complete these types of studies.
(5)
The hydrogeologic study at a minimum shall include
the following:
(a)
A location map for the proposed development
showing proximity to waterways, lakes and major roads.
(b)
A proposed thirty-day average rate and maximum
daily rate of groundwater or springwater withdrawal from each water
source.
(c)
A map showing water withdrawal points.
(d)
An analysis of the impacts of the water withdrawal
upon the groundwater supply and upon uses and creek levels within
a one-half-mile radius of the project, including agricultural activities.
(e)
The analysis shall consider impacts during both
normal conditions and drought conditions. Drought conditions shall
be documented.
(f)
The governing body may require that the study
include the construction of test wells to determine the impacts. The
level, rates, dates and times of water measurements shall be provided,
and weather conditions shall be documented. The impacts upon a reasonable
sampling of existing wells shall be recorded, provided that the owners
of such wells grant permission for such studies.
(6)
If the Township determines that the water withdrawal
could have a significant negative impact upon existing water users,
then as a condition of any development approval, the Township may
require that the applicant commit in a legally binding manner to appropriate
mitigation of the negative impacts. This mitigation may include, but
is not limited to:
(a)
A financial guarantee to fund a deeper well
or a connection to a central water system for properties that experience
significant negative impacts after the water withdrawal occurs;
(b)
A permanent conservation easement placed on
sufficient land areas to result in amounts of groundwater recharge
that is equivalent to the amount of groundwater that is being withdrawn;
or
(c)
A legally binding commitment to reduce the amount
of the water withdrawal during drought conditions.
A.
Utilities. All electric power, telephone, cable television
(where available) and natural gas service lines within a new subdivision
or land development shall:
B.
Dumpsters. All apartment developments shall include
conveniently located refuse collection facilities for the residents.
All uses within nonresidential land developments and subdivisions
shall include appropriate refuse collection facilities. All bulk refuse
collection dumpsters shall be screened on three of four sides by walls
or evergreen landscaping from view of existing dwellings, adjacent
undeveloped residentially zoned lots and public streets.
C.
Easements. Easements shall be provided as follows:
(1)
Drainage, sanitary sewage, central water, emergency
access and other types of easements shall be provided as determined
to be needed by the Township and as indicated on the plans.
(2)
Locations. Unless waived or modified by the Township
Engineer or the Board of Supervisors, all lots shall include a drainage
and utility easement around the perimeter of each lot, including adjacent
to the street right-of-way. However, such easements shall not be required
where buildings (such as townhouses) are to be attached at a lot line.
(3)
Width. The standard minimum width of an easement shall
be 15 feet, which may be reduced to 10 feet for each lot if a ten-foot
minimum easement exists on the abutting side of the abutting lot.
(5)
Additional width of easements shall be provided for additional utilities if required by the water or sanitary sewage supplier or the Board of Supervisors, based upon advice of the Township Engineer. The easement widths along side lot lines may be reduced if Chapter 119, Zoning, allows a principal building setback that is more narrow than the width of the easement that would otherwise be required.
(6)
Separation. Minimum separation distances between utility
lines shall be as required by the applicable utility or as deemed
necessary by the Board of Supervisors based upon advice of the Township
Engineer.
(7)
Pipelines. If any activity is proposed within the
right-of-way of an underground fuel or gas pipeline, the applicant
shall provide written evidence from the operator of such pipeline
that such activity is acceptable under their safety standards and
the terms of that right-of-way.
(8)
Easements shall be placed along lot lines or street
rights-of-way, to the maximum extent possible, as opposed to the center
of a lot.
(9)
Maintenance and obstructions. The owner of the lot
shall properly maintain an easement or right-of-way in such a condition
that does not inhibit its intended purpose(s). Fill or structures
shall not be placed in an easement or right-of-way in a way that inhibits
its intended purpose(s). Specifically, structures or grading that
could alter or obstruct stormwater flows in violation of the approved
final plan shall be prohibited within stormwater easements.
(10)
The Township at its option shall have the right to
enter a stormwater easement or any municipal easement or right-of-way
to maintain it or improve it for its intended purpose(s), although
the Township does not accept the responsibility to complete such work.
B.
Access; state roads. A state highway occupancy permit
is required for all access onto or work within the right-of-way of
a state road. A Township driveway permit shall be obtained before
any vehicle access is allowed from a Township-owned street.
C.
Driveway slopes. Each lot shall be accessed from a
street by a driveway with a maximum grade of 15% for a single-family
detached dwelling driveway and 10% for any other driveway, except
that, for a driveway that:
D.
Drainage. The developer shall make adequate provisions
to maintain uninterrupted parallel drainage along a street where intersected
by an access drive or driveway. Access drives and aisles within parking
lots shall be graded and drained to keep the primary travel lane free
of stormwater.
E.
Unless otherwise regulated by this Chapter 98 or PennDOT, the first 20 feet (measured from the connection to the paved surface of the public street) of driveways shall be constructed with a five-inch minimum compacted depth stone subbase, two-inch minimum compacted depth bituminous base course, and a one-inch minimum compacted depth bituminous surface course.
[Amended 7-16-2019 by Ord. No. 2019-01]
F.
The grade of the shoulder of a road shall be maintained
along its length, and shall not be filled in to allow the construction
of a driveway at a higher grade.
G.
Shared driveways. Unless otherwise approved, a driveway
shall serve a maximum of two residential lots. A driveway serving
more than one residential lot shall only be approved if the applicant
proves to the Board of Supervisors that it is needed because of a
sight distance concern or to minimize disturbance of natural features.
The deed of each lot shall include a proper system to ensure proper
maintenance of the driveway.
[Amended 5-1-2014 by Ord. No. 2014-02]
All subdivisions and land developments shall be provided with parking and loading areas adequate to meet the needs of the use in accord with this § 98-66. Following the establishment of any subdivision or land development, the ongoing operation and maintenance of the off-street parking and loading facilities shall comply with the requirements of § 119-76, and violations shall be subject to the enforcement provisions of Chapter 119.
A.
Availability and use of facilities.
(1)
Availability. The facilities required herein shall be available throughout
the hours of operation of the particular business or use for which
such facilities are provided. As used herein, the term "parking space"
includes either covered garage space or uncovered parking lot space
located off the public right-of-way.
(3)
Continuing obligation of parking and loading spaces. All required
numbers of parking spaces and off-street loading spaces shall be available
as long as the use or building which the spaces serve still exists,
and such spaces shall not be reduced in number below the minimum required
by this chapter.
(4)
Nonparking use. Required off-street parking, loading, and unloading
facilities and accessways shall not be used for any other purpose,
including, but not limited to, sales, display or storage areas, or
the parking of any vehicles for which the area was not approved (e.g.,
parking of tractor trailers in required passenger vehicle areas).
(5)
Existing parking. Any parking spaces serving such preexisting structures
or uses at the time of the adoption of this chapter shall not in the
future be reduced in number below the number required by this chapter.
If a new principal nonresidential building is constructed on a lot,
then any existing parking on such lot that serves such building shall
be reconfigured to comply with this chapter, including, but not limited
to, required parking and areas reserved for additional parking if
needed, requirements for channelization of traffic from adjacent streets,
channelization of traffic within the lot, minimum aisle widths, paving
and landscaping.
(6)
Garages and carports. Garages and carports not in the public right-of-way
may be considered parking spaces.
B.
Site plan; design.
(1)
Site plan. The project application shall include a site plan that
shows the parking, loading and unloading area, and access design.
(2)
General. Parking spaces, loading and unloading areas, and accessways
shall be laid out to result in safe and orderly use and to fully address
all of the following: vehicular access onto and off the site, vehicular
movement within the site, pedestrian patterns and any drive-through
facilities. No parking area shall cause a safety hazard or impediment
to traffic on or off the lot.
(3)
Pedestrian access and circulation. The parking and access plan shall
include details of pedestrian access to the site and pedestrian circulation
within the site. The intent shall be to facilitate pedestrian access
and provide safe and convenient circulation from parking areas to
the structure or use.
(4)
Design. Off-street parking areas, accessways, fire lanes, traffic
flow signs, pavement markings, and other necessary facilities shall
be designed and provided in accord with the most-current Institute
of Transportation Engineers Traffic Engineering Handbook, or other
generally accepted methodology approved by the Township. The applicant
shall provide copies of the methodology used for the design. Notwithstanding
the above, all parking spaces and the overall design shall be ample
in size for the vehicles for which use is intended, and stalls shall
be a minimum of 10 feet by 20 feet with aisles of not less than 24
feet unless designed as required above.
C.
Illumination. All driveways, aisles, maneuvering spaces, vehicular service areas, and spaces between or around buildings, designed for use by more than four cars after dusk, other than those accessory to a single dwelling, shall be illuminated according to § 98-68.1.
D.
Public rights-of-way. Parking, loading and unloading of vehicles
shall not be permitted on public rights-of-way, except in designated
areas and in accord with municipal parking regulations. No parking
area shall be designed which requires or encourages parked vehicles
to be backed into a public street.
E.
Parking between principal structure and street.
(1)
VC District. In the VC District, parking shall be prohibited between
the front facade of the principal building and the principal street;
all parking shall be located to the side or rear of the building.
(2)
GC, LIC, GI, and BP Districts. In GC, LIC, GI, and BP Districts, no parking, loading or service area shall be located within required front setback areas (i.e., between the street right-of-way and the building setback line). Any parking, loading or service area located between the required building setback line and any principal building shall be screened per § 119-71D.
(a)
No more than 10% of off-street parking shall be located between
the front facade of the principal building and the required setback
line.
(b)
For large-scale retail/commercial development, such parking
may be increased to 50% if the Township determines that the parking
is screened from view by the use of pad-site development consisting
of buildings less than 20,000 square feet of gross floor area plus
the use of landscaping in the form of trees, shrubs, fencing or low
walls.
F.
Number of spaces to be provided. The number of parking spaces required by this § 98-66F shall be considered the minimum and maximum requirements unless modified in accord with this § 98-66F.
(1)
Parking required for nonresidential uses.
(a)
Parking generation manual.
[1]
Parking Demand Table. Off-street parking spaces shall be provided and maintained in accord with the Parking Demand Table included as Appendix C of this chapter[1] or the latest edition of Parking Generation published
by the Institute of Transportation Engineers. The Parking Demand Table
may be updated by resolution of the Board of Supervisors to include
more current data.
[Amended 4-23-2015 by Ord. No. 2015-05]
[1]
Editor's Note: Appendix C is included as an attachment to this chapter.
[2]
Similar use. The parking provided for the proposed use shall
be based on the most-similar use and unit of calculation listed in
the Parking Demand Table as determined by the Zoning Officer.
(b)
Land uses with 85th percentile data listed in the Parking Demand
Table.
[1]
Constructed. The number of paved parking spaces constructed
shall conform to the average peak-period demand as noted in the Parking
Demand Table.
(c)
Land uses without 85th percentile data listed in the Parking
Demand Table.
[1]
Constructed. The number of paved parking spaces constructed
shall be the average peak-period demand or 85% of the peak, whichever
is reported in the Parking Demand Table.
[2]
Reserved. Space shall be reserved to allow for expansion to 115% of the number of spaces required by § 98-66F(1)(c)[1], unless a reduction is approved in accord with § 98-66F(4).
(2)
Parking required for residential uses. Two off-street parking spaces
shall be provided and maintained for each residential dwelling unit,
except as follows:
(3)
Township required reduction. In the case of parking for conditional uses and special exceptions, if the Board of Supervisors/Zoning Hearing Board determines that the number of parking spaces required by this § 98-66 is not necessarily required to meet the immediate needs of the proposed use, the Township may require the number of spaces provided to be reduced by a maximum of 25% based on the average peak-period demand or peak, whichever is reported for the use in the Parking Demand Table. The developer shall dedicate sufficient and suitable area to future parking to meet the normal standards in this § 98-66.
(4)
Applicant proposed reduction/increase. The required number of parking
spaces may be reduced or increased subject to approval by the Board
of Supervisors. The applicant shall provide evidence justifying the
proposed reduction or increase of spaces, such as studies of similar
developments during peak hours. The applicant shall also provide relevant
data, such as number of employees and peak expected number of customers/visitors.
Any approval to permit such decrease or increase shall be subject
to the following:
[Amended 7-16-2019 by Ord. No. 2019-01]
(a)
Chapter and plan consistency. The project design and parking
space reduction/increase shall be consistent with the purposes contained
in this chapter and the goals and objectives of the Comprehensive
Plan.
(b)
Quality of design. The applicant shall demonstrate to the Board
of Supervisors that the proposed decrease will result in an adequate
number of parking spaces or the increase will not produce an excess
number of spaces for the use based on a specific study of the parking
demands for the proposed use or empirical data reported by a generally
accepted source such as the Institute of Transportation Engineers,
the Urban Land Institute, the American Planning Association, or similar
entity.
(c)
Local conditions. In making its determination, the Board of
Supervisors shall also consider, among others, the demographics and
character of the neighborhood, demographics of targeted customers
and employees, availability of mass transit, existing on-street parking
conditions, and any employer instituted transportation demand management
programs.
(d)
Burden; conditions.
[1]
If the Board of Supervisors, in its sole discretion, determines
that the applicant has met the burden of proof, it may grant the decrease
or increase.
[2]
In no case shall parking be reduced by more than 30% nor be
increased by more than 20% of the minimum parking requirement.
[3]
If the applicant provides more parking spaces than the minimum
required, the additional parking spaces shall not result in the removal
of specimen trees.
[4]
The Board of Supervisors may impose such conditions as will,
in its judgment, secure the objectives and purposes of this chapter,
including, but not limited to, reserving additional parking area.
G.
Off-street loading and unloading areas.
(1)
Required. In connection with any building or structure which is hereafter erected or substantially altered and which requires the receipt or distribution of materials or merchandise by trucks or similar vehicles, off-street loading and unloading berths shall be provided as specified in this § 98-66. For the purposes of this section, the words "loading" and "unloading" are used interchangeably.
(2)
Number. Each use shall provide off-street loading facilities sufficient
to accommodate the maximum demand generated by the use and the maximum
sized vehicle, in a manner that will not routinely obstruct traffic
on a public street. If a reasonable alternative does not exist, traffic
may be obstructed during off-peak hours for loading and unloading
along an alley, rear service lane or parking area. Loading areas shall
not be used to satisfy parking requirements.
(3)
Location. All required loading areas shall be located on the same lot as the use to be served. No loading area for vehicles of more than two tons' capacity shall be located closer than 100 feet from any residential district. No loading area shall be located within 50 feet of a property line unless the lot is less than 200 feet wide, in which case such setback may be reduced to not less than 25 feet at the discretion of the Township. No loading facilities shall be constructed within any required setback areas. Loading facilities shall be located on either the side or rear of the building and screened in accord with § 98-71 and § 119-71D.
(4)
Access. Each required off-street loading area shall be designed with
appropriate means of vehicular access to an interior drive in a manner
which will least interfere with traffic movements and shall be subject
to the approval of the Township. Such access shall have paved surfaces
to provide safe and convenient access during all seasons.
(5)
Paving. All outside off-street loading areas shall be improved according to the street construction standards of § 98-57K(6).
(6)
Repair and service. No storage of any kind, nor motor vehicle repair
work of any kind, except emergency work, shall be permitted within
any required loading area.
(7)
Hours of operation. Where the use requiring loading and unloading
activities is located within 500 feet of a residential use or district,
the hours of operation for loading or unloading activities shall be
prohibited between the hours of 11:00 p.m. and 6:00 a.m.
H.
Access to off-street parking and loading areas. There shall be adequate
provisions for ingress and egress to all parking and loading spaces
designed for use by employees, customers, delivery services, sales
people and/or the general public. Access to and from all off-street
parking, loading and vehicle service areas along public rights-of-way
shall consist of well-defined separate or common entrances and exits
and shall comply with the following provisions:
(1)
Width. Unless otherwise required by PennDOT for access to a state
road, the width of the driveway/accessway onto a public street at
the right-of-way shall be as follows:
Width*
|
1-Way Use
(feet)
|
2-Way Use
(feet)
| |
---|---|---|---|
Minimum
|
12
|
20
| |
Maximum
|
20
|
30
|
NOTES:
| ||
---|---|---|
*
|
Exclusive of the turning radius.
|
(2)
Controlled access. Each entrance and exit shall be clearly defined
with curbing, fencing, landscaping or vegetative screening so as to
prevent access to the area from other than the defined entrance and
exit.
(3)
Highway occupancy permit. All new uses shall be required to obtain
a highway occupancy permit from the Township or PA DOT, as the case
may be. In the case of a change in use or the expansion of an existing
use, the Township shall require the applicant to obtain a highway
occupancy permit or a revised highway occupancy permit. Where a use
accesses the public right-of-way via a private street, the highway
occupancy permit requirement and criteria shall be applied at the
public right-of-way intersection.
(4)
Interior travelways. The applicant shall demonstrate that travelways
within the property are adequate to safely and efficiently serve vehicles
which are reasonably expected to visit the property. Turning radius
templates developed by the American Association of State Highway Transportation
Officials (AASHTO) shall serve as the design standard.
(5)
Curbing. Access drives and landscaping shall be defined with concrete
curbing or such alternate material as may be approved by the Township.
I.
Parking and loading area setbacks and buffers. All parking and loading areas and parallel circulation and service lanes serving any nonresidential or multifamily use shall be separated from any public street or adjoining property lines by a buffer in accord with the requirements of § 98-71 and § 119-71D.
J.
Grading and drainage; paving.
(1)
Parking and loading facilities, including driveways, shall be graded
and adequately drained to prevent erosion or excessive water flow
across streets or adjoining properties.
(2)
Except for landscaped areas, all portions of required parking, loading
facilities and accessways shall be surfaced with asphalt, concrete,
paving block or porous pavement or pavers meeting Township specifications.
(3)
The Board of Supervisors may, as a conditional use, allow parking
areas with low or seasonal usage to be maintained in stone, grass
or other suitable surfaces. For example, the Board of Supervisors
may allow parking spaces to be grass, while major aisles are covered
by stone.
K.
Off-lot parking. Required parking may be provided on a different
lot than on the lot on which the principal use is located, provided
the parking is not more than 400 feet from the principal use lot.
Off-lot parking areas shall be permitted only in a district where
the principal use is permitted. Both parcels shall be under the same
control, either by deed or long-term lease, as the property occupied
by such principal use, and each parcel shall be bound by covenants
of record filed in the office of the County Recorder of Deeds requiring
the owner and his or her heirs and assigns to maintain the required
number of off-street parking spaces during the existence of said principal
use.
L.
Shared parking. Shared parking may be permitted in the VC, GC LIC, GI, BP, and I Districts, subject to § 119-76L.
M.
Interconnected parking lots. The following provisions shall apply
where two lots that are each intended for current or future business
uses will be contiguous to each other and both of those lots are also
adjacent to a collector or arterial street.
(1)
When two contiguous lots involving current or future businesses are
in common ownership at the time of subdivision or land development
application, the parking lots shall include an interconnection to
allow motorists and pedestrians to travel from one business to another
business without needing to reenter a public street.
(2)
Where two contiguous lots involving current or future businesses
are not in common ownership, the applicant for a subdivision or land
development shall seek permission from the abutting lot owner to allow
a vehicle interconnection between the parking lots. Unless the abutting
property owner refuses to permit the interconnection, the subdivision
or land development shall include the construction of a vehicle and
pedestrian interconnection between the parking areas. If the abutting
property owner refuses to permit the interconnection or the interconnection
is currently not feasible, the Board of Supervisors may require that
the subdivision or land development include an easement allowing a
future interconnection and/or construct the interconnection as a "stub"
up to the applicant's property line.
(3)
Where an interconnection is required or planned between two uses
or lots, the subdivision or land development shall include a suitable
cross-easement that permits vehicles and pedestrians from one use
or lot to have access through the parking lot and driveway of the
adjacent use or lot.
N.
Shopping carts. Establishments furnishing carts shall designate and
reserve areas for the return and collection of carts at the rate of
at least one return area per every 25 parking spaces. Return areas
shall be at least 180 square feet in size.
O.
Snow storage and removal. All plans for proposed parking areas of
50 or more spaces shall include details for adequate snow storage
and removal.
A.
Sidewalks built to Township specifications shall be
required where deemed by the Board of Supervisors to be necessary
for safe pedestrian movement. In any case, sidewalks shall not be
required along single-family detached dwelling lots of greater than
20,000 square feet in lot area, unless the Board of Supervisors determines
that a situation exists that is exceptionally hazardous to pedestrians
and/or within close proximity to a public school.
B.
Pathway or bikeway.
(1)
If deemed necessary for the convenient and safe circulation
of bicycles and pedestrians, the Board of Supervisors, upon the recommendation
of the Planning Commission, may require that a major subdivision or
land development include the construction of a pathway or bikeway.
(2)
A bikeway or pathway shall have a minimum width of
four feet and a maximum width of eight feet and shall be paved to
Township standards. It may be required to be placed within a street
right-of-way in place of a sidewalk, or may be placed elsewhere on
a lot within an easement or other right-of-way.
C.
Location and width of sidewalks.
(1)
Sidewalks, where required or provided, shall be located
within the street right-of-way and no closer than two feet from the
curbline. A grass planting strip shall be planted between the curb
and sidewalk. This strip shall only be paved at driveway entrances.
(2)
Any required sidewalks shall have a minimum width of five feet along arterial streets and four feet along collector or local streets unless a greater width is required by a specific section of this Chapter 98. The Board of Supervisors may require additional width for connection to existing sidewalks.
[Amended 5-1-2014 by Ord. No. 2014-02]
D.
Construction.
(1)
Sidewalks at locations other than driveway crossings
shall consist of a minimum of four inches of portland cement concrete
underlain with a minimum of three inches of compacted gravel or crushed
stone.
(2)
Sidewalks at driveway crossings shall consist of a
minimum of six inches wire mesh reinforced portland cement concrete
underlain with a minimum of four inches of compacted gravel or crushed
stone.
E.
Handicapped access. All sidewalks and curbs at the
intersection of two or more public streets shall include a sloped
curb cut suitable for use by wheelchairs.
F.
Maintenance. It shall be the responsibility of adjacent
landowners to maintain, plow snow and remove ice off of and repair
sidewalks.
[Amended 7-16-2019 by Ord. No. 2019-01]
A.
Streetlights shall be placed along streets within and abutting a
proposed subdivision or land development where the Board of Supervisors
deems them necessary to provide safe traffic or pedestrian circulation.
If required, streetlights shall be designed and located in accord
with Illuminating Engineering Society accepted practices.
B.
Such lights shall meet lamp and wiring standards established by the
applicable electric company.
C.
Where streetlights are required on a public street, the public utility
in most cases will be responsible for installing cabling, poles, fixtures
and all other equipment required for a complete streetlighting system.
The developer is responsible to complete all excavation and other
work that is not the responsibility of the utility, and to fund all
reasonable costs that may be levied by the public utility for such
work.
D.
Private lighting. On all private streets, parking areas and other
areas requiring lighting, the developer shall provide materials, installation,
energizing and power for all lighting systems necessary for security
and public safety. A system acceptable to the Board of Supervisors
shall be established for the maintenance of such lights.
[Added 5-1-2014 by Ord. No. 2014-02]
Lighting shall be controlled in both height and intensity to maintain community character; and lighting design should be an inherent part of the project design. The applicant shall provide the specifications of the proposed lighting and its arrangement on the site. Following the establishment of any subdivision or land development, the ongoing operation and maintenance of the lighting facilities shall comply with the requirements of § 119-48, and violations shall be subject to the enforcement provisions of Chapter 119.
A.
Purpose. To set standards for outdoor lighting to:
(1)
Provide for and control lighting in outdoor places where public
health, safety and welfare are potential concerns;
(2)
Protect drivers and pedestrians from the glare of nonvehicular
light sources;
(3)
Protect neighbors, the environment and the night sky from nuisance
glare and light trespass from improperly selected, placed, aimed,
applied, maintained or shielded light sources; and
(4)
Promote energy-efficient lighting design and operation.
B.
Applicability.
(1)
This section shall apply to all proposed subdivisions and land
developments within the Township where there is exterior lighting
that is viewed from outside, including, but not limited to, residential,
commercial, industrial, public and private recreational/sports and
institutional uses, and sign, billboard, architectural and landscape
lighting.
(2)
Exemptions. The following lighting applications are exempt from
the requirements of this section:
(a)
Lighting within a public right-of-way or easement for the principal
purpose of illuminating streets or roads. No exemption shall apply
to any lighting within the public right-of-way or easement when the
purpose of the luminaire is to illuminate areas outside the public
right-of-way or easement.
(b)
Lighting for public monuments and statuary.
(c)
Underwater lighting in swimming pools and other water features.
(d)
Low-voltage landscape lighting.
(e)
Individual porch lights of a dwelling.
(f)
Repairs to existing luminaires not exceeding 25% of the number
of total installed luminaires.
(g)
Temporary lighting for theatrical, television, performance areas
and construction sites.
(h)
Temporary lighting and seasonal decorative lighting, provided
that individual lamps are less than 10 watts and 70 lumens.
(i)
Emergency lighting, as may be required by any public agency
while engaged in the performance of its duties, or for illumination
of the path of egress during an emergency.
C.
Standards.
(1)
Illumination levels. Lighting shall have illuminances, uniformities
and glare control in accord with the recommended practices of the
Illuminating Engineering Society of North America (IESNA), unless
otherwise directed by the Township.
(2)
Luminaire design.
(a)
Horizontal surfaces.
[1]
For the lighting of predominantly horizontal surfaces, such
as, but not limited to, parking areas, roadways, culs-de-sac, vehicular
and pedestrian passage areas, merchandising and storage areas, automotive-fuel-dispensing
facilities, automotive sales areas, loading docks, active and passive
recreational areas, building entrances, sidewalks, bicycle and pedestrian
paths, and site entrances, luminaires shall be aimed straight down
and shall meet IESNA full-cutoff criteria.
[2]
Luminaires with an aggregate rated lamp output not exceeding 500 lumens, e.g., the rated output of a standard nondirectional forty-watt incandescent or ten-watt compact fluorescent lamp, are exempt from this § 98-68.1C(2). In the case of decorative streetlighting, the Township may approve the use of luminaires that are fully shielded or comply with IESNA cutoff criteria rather than full cutoff.
(b)
Nonhorizontal surfaces.
[1]
For the lighting of predominantly nonhorizontal surfaces, such
as, but not limited to, facades, landscaping, signs, billboards, fountains,
displays and statuary, when their use is specifically permitted by
the Township, luminaires shall be shielded and shall be installed
and aimed so as to not project their output into the windows of neighboring
residences, adjacent uses, past the object being illuminated, skyward
or onto a public roadway.
[2]
Luminaires with an aggregate rated lamp output not exceeding 500 lumens (e.g., the rated output of a standard nondirectional forty-watt incandescent or ten-watt compact fluorescent lamp) are exempt from the requirements of this § 98-68.1C(2)(b).
(3)
Control of glare.
(a)
All lighting shall be aimed, located, designed, fitted and maintained
so as not to present a hazard to drivers or pedestrians by impairing
their ability to safely traverse and so as not to create a nuisance
by projecting or reflecting objectionable light onto a neighboring
use or property.
(b)
Directional luminaires, such as floodlights and spotlights,
when their use is specifically approved by the Township, shall be
so shielded, installed and aimed that they do not project their output
into the windows of neighboring residences, adjacent uses, past the
object being illuminated, skyward or onto a public roadway or pedestrianway.
Floodlights installed above grade on residential properties, except
when motion-sensor-actuated, shall not be aimed out more than 45°
from straight down. When a floodlight creates glare as viewed from
an adjacent residential property, the floodlight shall be required
to be re-aimed and/or fitted with a shielding device to block the
view of the glare source from that property.
(c)
"Barn lights," aka "dusk-to-dawn lights," when a source of glare
as viewed from an adjacent property, shall not be permitted unless
effectively shielded as viewed from that property.
(d)
The use of floodlights and wall-mounted luminaires (wall packs)
shall not be permitted to illuminate parking areas unless it can be
proven to the satisfaction of the Township that the employment of
other means is not possible.
(e)
Parking facility and vehicular and pedestrian-way lighting (except
for safety and security applications and all-night business operations)
for commercial, industrial and institutional uses shall be automatically
extinguished no later than one hour after the close of business or
facility operation. When safety or security lighting is proposed for
after-hours illumination, it shall not be in excess of 25% of the
number of luminaires or the illumination level required or permitted
for illumination during regular business hours. When it can be demonstrated
to the satisfaction of the Township that an elevated security risk
exists, e.g., a history of relevant crime, an appropriate increase
above the twenty-five-percent limit may be permitted.
(f)
Luminaires shall be automatically controlled through the use
of a programmable controller with battery power-outage reset, which
accommodates daily and weekly variations in operating hours, annual
time changes and seasonal variations in hours of darkness. The use
of photocells is permitted when in combination with the programmable
controller to turn luminaires on at dusk and also for all-night safety/security
dusk-to-dawn luminaire operation when such lighting is specifically
approved by the Township. The use of motion detectors is permitted.
(g)
Vegetation screens shall not be employed to serve as the primary
means for controlling glare. Rather, glare control shall be achieved
primarily through the use of such means as cutoff luminaires, shields
and baffles, and appropriate application of luminaire mounting height,
wattage, aiming angle and luminaire placement.
(h)
Light spillover.
[1]
Residential. The illumination projected from any use onto a
residential use or permanent open space shall at no time exceed 0.1
initial footcandle, measured line-of-sight at any time and from any
point on the receiving residential property. This shall include glare
from digital or other illuminated signs.
[2]
Nonresidential. The illumination projected from any property
onto a nonresidential use shall at no time exceed 1.0 initial footcandle,
measured line-of-sight from any point on the receiving property.
(i)
Height. Except as permitted for certain recreational lighting and permitted elsewhere in this subsection, luminaires shall not be mounted in excess of 20 feet above finished grade (AFG) of the surface being illuminated. Luminaires not meeting full-cutoff criteria, when their use is specifically permitted by the Township, shall not be mounted in excess of 16 feet AFG. "Mounting height" shall be defined as the distance from the finished grade of the surface being illuminated to the optical center of the luminaire. Where proposed parking lots consist of 100 or more contiguous spaces, the Township may, at its discretion, based partially on mitigation of potential off-site impacts, permit a luminaire mounting height not to exceed 25 feet AFG. For the maximum mounting height of recreational lighting, refer to § 119-48D.
(j)
The United States, state and other official flags may be illuminated
from dusk to dawn. All other flags shall not be illuminated past 11:00
p.m. Flag lighting sources shall not exceed 7,000 aggregate lamp lumens
per flagpole. The light source shall have a beam spread no greater
than necessary to illuminate the flag.
(k)
Under-canopy lighting for such applications as gas/service stations,
hotel/theater marquees, and fast-food/bank/drugstore drive-ups shall
be accomplished using flat-lens, full-cutoff luminaires aimed straight
down and shielded in such a manner that the lowest opaque edge of
the luminaire shall be below the light source and its light-directing
surfaces, at all lateral angles around the luminaire. The average
illumination intensity in the area directly below the canopy shall
not exceed 20 maintained footcandles, and the maximum density shall
not exceed 30 initial footcandles.
(l)
Soffit lighting around building exteriors shall not exceed 15
initial footcandles.
(m)
The use of white strobe lighting for tall structures such as
smokestacks, chimneys and radio/communication towers is prohibited
during hours of darkness, except as required by the FAA.
(4)
Installation.
(a)
Electrical feeds for lighting standards shall be run underground,
not overhead, and shall be in accord with the National Electrical
Code (NEC) Handbook.
(b)
Poles supporting luminaires for the illumination of parking
areas and located within the parking area or directly behind parking
spaces, or where they could be hit by snow plows or wide-swinging
vehicles, shall be protected by being placed a minimum of five feet
outside paved area or tire stops, or placed on concrete pedestals
at least 30 inches high above the pavement, shielded by steel bollards
or protected by other Township-approved means.
(c)
Pole-mounted luminaires for lighting horizontal surfaces shall
be aimed straight down, and poles shall be plumb.
(d)
Poles and brackets for supporting luminaires shall be those
specifically manufactured for that purpose and shall be designed and
rated for the luminaire and mounting accessory weights and wind loads
involved.
(e)
Pole foundations shall be designed consistent with manufacturer's
wind load requirements and local soil conditions involved.
D.
Recreational uses. The nighttime illumination of outdoor recreational
facilities for such sports as baseball, basketball, soccer, tennis,
track and field, and football typically necessitate higher-than-normally-permitted
luminaire mounting heights and aiming angles, utilize very-high-wattage
lamps and potentially produce unacceptable levels of light trespass
and glare when located near residential properties. Permission to
illuminate such facilities shall be granted only when the Township
is satisfied that the health, safety and welfare rights of nearby
property owners and the Township as a whole have been properly protected.
When recreational uses are specifically permitted by the Township
for operation during hours of darkness, the following requirements
shall apply:
(1)
Race tracks and such recreational venues as golf driving ranges and trap-shooting facilities that necessitate the horizontal or near horizontal aiming of luminaires and projection of illumination may be permitted by conditional use. A visual impact plan, as set forth in Subsection D(6) below, shall be required.
(2)
Recreational facilities for basketball, baseball, football,
soccer, miniature golf, tennis or track shall not be illuminated if
located within a residential district or sited on a nonresidential
property located within 1,000 feet of a property within a residential
district.
(3)
Sporting events shall be timed to end at such time that all
lighting in the sports facility, other than lighting for safe exit
of patrons, shall be extinguished by 10:00 p.m., except in the occurrence
of extra innings or overtimes.
(4)
The Township reserves the right to limit the number of illuminated
sporting events per week or season.
(5)
Maximum mounting heights for recreational lighting shall be
in accord with the following:
(6)
Visual impact plan. To assist the Township in determining whether the potential impacts of proposed lighting have been suitably managed, applications for illuminating recreational facilities shall be accompanied not only with the information required under Subsection E below but also by a visual impact plan that contains the following:
(a)
Plan views containing a layout of the recreational facility
and showing pole locations and the location of residences on adjoining
properties.
(b)
Elevations containing pole and luminaire mounting heights, horizontal
and vertical aiming angles and luminaire arrays for each pole location.
(c)
Elevations containing initial vertical illuminance plots at
the boundary of the site, taken at a height of five feet line-of-sight.
(d)
Elevations containing initial vertical illuminance plots on the windowed facades of all residences facing and adjacent to the recreational facility. Such plots shall demonstrate compliance with the light trespass and glare control requirements of § 98-68.1C(3).
(e)
Proposed frequency of use of the facility during hours of darkness
on a month-by-month basis and proposed time when the sports lighting
will be extinguished.
(f)
A narrative describing the measures proposed to achieve minimum
off-site disturbance.
E.
Plan submission. Lighting plans shall be submitted for Township review
and approval for subdivision and land development, conditional use,
variance, zoning permit and special exception applications. The submitted
information shall include the following:
(1)
A plan or plans of the site, complete with all structures, parking
spaces, building entrances, traffic areas (both vehicular and pedestrian),
existing and proposed trees, and adjacent uses that might be adversely
impacted by the lighting. The lighting plan shall contain a layout
of all proposed and existing luminaires, including, but not limited
to, area, architectural, building entrance, canopy, soffit, landscape,
flags and signs by location, orientation, aiming direction, mounting
height, lamp, photometry and type.
(2)
A ten-foot-by-ten-foot illuminance grid (point-by-point) plot
of maintained horizontal footcandles overlaid on the site plan, plotted
out to 0.0 footcandle, which demonstrates compliance with the light
trespass, illuminance and uniformity requirements as set forth in
this chapter. When the scale of the plan, as judged by the Township,
makes a ten-foot-by-ten-foot grid plot illegible, a more-legible grid
spacing may be permitted.
(3)
Light-loss factors, IES candela test-filename, initial lamp-lumen
ratings and specific lamp manufacturer's lamp ordering nomenclature,
used in calculating the plotted illuminance levels.
(4)
A description of the proposed equipment, including luminaire
catalog cuts, photometries, glare-reduction devices, lamps, on/off
control devices, mounting heights, pole foundation details, pole protection
means and mounting methods.
(5)
Landscaping plans shall contain luminaire locations, demonstrating
that the site lighting and landscaping have been coordinated to minimize
conflict between vegetation and intended light distribution, both
initially and at vegetation maturity.
(6)
When requested by the Township, the applicant shall also submit a visual impact plan in accord with § 98-68.1D(6).
(7)
Plan notes. The following notes shall appear on the lighting
plan:
(a)
"Post-approval alterations to lighting plans or intended substitutions
for specified lighting equipment on the approved plan shall be submitted
to the Township for review and approval prior to installation. Requests
for substitutions shall be accompanied by catalog cuts of the proposed
equipment that demonstrate the proposed substitution is equal to or
exceeds the optical quality and maintainability of the specified luminaires;
and accompanied by a lighting plan, including a point-by-point plot,
which demonstrates that proposed substitutions will result in a lighting
design that equals or exceeds the quality of the approved plan."
(b)
"The Township reserves the right to conduct post-installation
inspections to verify compliance with ordinance requirements and approved
lighting plan commitments, and if deemed appropriate by the Township,
to require remedial action at no expense to the Township."
(c)
"All exterior lighting, including building-mounted lighting,
shall meet IESNA full-cutoff criteria unless otherwise specifically
approved by the Township."
(d)
"Installer shall notify Township to arrange for inspection and
approval of all exterior lighting, including building-mounted lighting,
prior to its installation."
F.
ARCHITECTURAL LIGHTING
FOOTCANDLE
FULL CUTOFF
FULLY SHIELDED
GLARE
IESNA
LAMP
LED
LIGHTING SYSTEM
LIGHT TRESPASS
LUMEN
LUMINAIRE
LUMINAIRE, SHIELDED DIRECTIONAL
Lighting designed to reveal architectural beauty, shape and/or
form and for which lighting for any other purpose is incidental.
The amount of illumination the inside surface of a one-foot-radius
sphere would receive if there were a uniform point source of one candela
in the exact center of the sphere. The footcandle is equal to one
lumen per square foot and is measurable with an illuminance meter
(light meter).
Attribute of a luminaire from which no light is emitted at
or above a horizontal plane drawn through the lowest light-emitting
portion of the luminaire and no more than 10% of the lamp's intensity
is emitted at or above an angle 10° below that horizontal plane,
at all lateral angles around the luminaire. A full-cutoff luminaire,
by definition, also is "fully shielded."
A luminaire with opaque top and sides, capable of emitting
light only in the lower photometric hemisphere as installed. See also
"full cutoff."
Light entering the eye directly from luminaires or indirectly
from reflective surfaces that causes visual discomfort or loss in
visual performance and visibility.
Illuminating Engineering Society of North America.
A generic term for a source of optical radiation, often called
a "bulb" or "tube."
Light-emitting diode.
On a site, all exterior electric lighting and controls.
Light emitted by a luminaire or installation, which is cast
beyond the boundaries of the property on which the lighting installation
is sited.
As used in the context of this chapter, the light-output
rating of a lamp (light bulb).
The complete lighting unit (fixture), consisting of a lamp,
or lamps and ballast(s) when applicable, together with the parts designed
to distribute the light (reflector lens, diffuser), to position and
protect the lamps, and to connect the lamps to the power supply.
A fully shielded luminaire with an adjustable mounting device
allowing aiming in a direction other than straight downward.
Street names are subject to the approval of
the Board of Supervisors, and shall:
The developer shall reimburse the Township for
the costs of supplying and installing needed traffic regulatory signs
and street name identification signs on public streets. The developer
shall be responsible to provide and install signs on private streets.
All traffic regulatory signs shall meet current standards of PennDOT.
[Amended 5-1-2014 by Ord. No. 2014-02]
A.
General requirements.
(1)
Plan preparation. All landscape plans shall be prepared by a landscape
architect registered by the Commonwealth of Pennsylvania.
(2)
Species. All required vegetation shall be a species permitted in Appendix D.[1]
[1]
Editor's Note: Appendix D is included as an attachment to this chapter.
B.
Planting requirements.
(1)
Street trees.
(a)
Street trees shall be required for any subdivision or land development
involving:
[1]
New streets;
[2]
New sidewalks or pedestrianways;
[3]
Existing streets, sidewalks, pedestrianways, highways, bicycle
trails or pathways when they abut or lie within the subdivision or
land development;
[4]
Access and/or private driveways to residential developments
serving four or more dwelling units.
(b)
Location.
[1]
Street trees shall be spaced to permit the healthy growth of
each tree, planted no closer than 40 feet on center nor farther than
50 feet on center for each side of the street.
[2]
Street trees shall be planted within a tree lawn a minimum of
six feet in width, between the edge of the cartway and the sidewalk.
[3]
Street trees shall be planted within a street right-of-way,
unless an alternative location is specifically approved by the Township
or required by PennDOT. Where trees are not permitted within the right-of-way,
they shall be planted within five feet of the right-of-way. Where
trees would interfere with sight distance, the trees shall be planted
at other locations on the tract.
[4]
At intersections, trees shall be located no closer than 50 feet
to the intersection of the curb.
[5]
Existing shade trees over 2.5 inches in caliper within 20 feet
of the legal or ultimate right-of-way, whichever is greater, may be
utilized to meet the street tree requirement.
[6]
Shade trees shall not be planted beneath utility lines. If utility
lines are present, the street trees shall be planted not less than
15 feet nor more than 25 feet from the utility line. Where this is
not possible due to space limitations or other reasons, a lower-growing
variety or species may be substituted.
(2)
Softening buffers.
(a)
When required.
[1]
Softening buffers shall be provided in accord with Table 119-71.D.
[2]
The buffer area shall be used for no purpose other than planting
of trees, shrubs and lawn to meet planting requirements and may include
a wall or fence that meets Township standards.
[3]
The applicant shall not be required to provide a buffer yard
planting if existing planting, topography or man-made structures are
acceptable to the Board of Supervisors.
[4]
A softening buffer is not required where a screening buffer
is required and provided.
(b)
Location.
[1]
Softening buffers shall be aligned adjacent and parallel to
the entire property perimeter, including street rights-of-way. Plant
material used in the softening buffer shall be located within 20 feet
of the property line or within 20 feet of the legal or ultimate right-of-way
lines, whichever is farther from the street center line, but may be
sited on any position of the property if permitted by the Board of
Supervisors.
[2]
The softening buffer shall be arranged to provide clear-sight
triangles at street intersections and shall not obstruct sight distance
requirements of the Township.
[3]
The softening buffer planting shall permit points of vehicular
or pedestrian access.
[4]
The softening buffer planting shall permit points of access
for utilities.
[5]
The buffer plantings shall be placed so that at maturity they
will not obstruct a street or sidewalk.
[6]
Buffer plantings shall not interfere with other specific state,
Township and utility requirements.
(3)
Screening buffers.
(b)
Location.
[1]
The screening buffer shall provide a visual barrier between
adjacent land uses. The screening buffer shall be aligned adjacent
and parallel to side and rear property lines and right-of-way boundaries.
[2]
Screening buffers shall be located within 20 feet of the property
lines or within 20 feet of the legal or ultimate right-of-way lines,
whichever is farther from the street center line, or may be sited
in any position on the property if permitted by the Board of Supervisors.
[3]
The screening buffer plantings shall provide clear-sight triangles
at street intersections and meet sight distance requirements of the
Township.
[4]
The screening buffer planting shall be continuous and shall
be broken only at points of vehicular or pedestrian access.
[5]
The screening buffer plantings shall not obstruct a street or
sidewalk at maturity.
(c)
Screening buffer size and type.
[1]
Trees used for screening buffers shall be composed of 100% evergreen
varieties. Shrubs may be a combination of evergreen and deciduous
varieties.
[2]
The required plant material shall be so arranged as to provide
immediate visual screening of 50%, and 100% within two years of planting.
[3]
Required evergreen trees shall be at least eight feet in height
at the time of planting.
[4]
Where the screening buffer planting requires more than 50 trees,
no more than 50% of these trees shall be of a single variety.
[5]
Where a wall or fence is proposed in conjunction with a screening
buffer, the required plantings shall be placed between the wall or
fence and the property line or right-of-way.
[6]
Where a berm is proposed in conjunction with a screening buffer,
the required plantings shall be placed on the side of the berm facing
the property line or right-of-way. No plantings shall be placed directly
on top of the berm.
[7]
Screening shall consist of evergreen trees in double rows, staggered
10 feet to 15 feet on center per the accompanying diagram. The spacing
shall be dependent on the type of trees used; pine, spruce and fir
species: 15 feet; American holly: 10 feet. Shrubs may be used to supplement
the evergreen trees.
(4)
Parking area landscaping.
(a)
Requirements and design standards.
[1]
Applicants are encouraged to incorporate stormwater best management practices into the required parking lot landscape areas in accord with Chapter 92 (Stormwater Management). These may include, but are not limited to, rain gardens, vegetated swales or other nonstructural methods described in the PA DEP Stormwater BMP Manual.
[3]
A parking space island at least 10 feet in width shall be provided
where 15 or more parking spaces are proposed in a row, per the diagram
above. Islands shall contain not less than 180 square feet of planting
area.
[4]
Parking space islands shall be placed at the end of each row
of parking spaces beginning and/or terminating at an internal circulation
drive.
[5]
Each 180 square feet of parking space island shall contain one
shade tree. No more than one shade tree shall be permitted per 180
square feet. The use of salt-tolerant species is encouraged.
[6]
Shrubs shall not be permitted to be planted in parking space
islands located at the terminus of a parking row.
[7]
Where the total number of parking spaces exceeds 100, divider
islands shall be provided perpendicular to the parking spaces every
124 feet (or four rows of parking and two aisles).
[8]
Divider islands may be planted with native species tolerant
of wet soils in order to function as rain gardens.
[9]
When parking areas are located within 100 feet of a public street,
the perimeter of the parking area that is adjacent to the public street
right-of-way shall be softened by a continuous row of shrubs around
the outside perimeter. This requirement shall be in addition to any
softening buffer requirements.
[10]
Entrance driveways shall be lined on each side with four shade
trees and eight shrubs per 100 linear feet.
[11]
Planting design shall provide for snow removal areas and pedestrian
circulation.
[12]
One additional large landscaped area shall be provided per 250
parking spaces as follows:
[a]
Each landscape area shall be a minimum of 2,000
square feet in area.
[b]
Each landscape area shall contain a minimum of
five shade trees or flowering trees, plus 10 shrubs.
[c]
Areas may be combined to form fewer, larger landscaped
areas when approved by the Board of Supervisors.
[d]
These areas may be utilized for stormwater management
best management practices such as rain gardens and vegetated swales.
(5)
Stormwater management facility landscaping.
(a)
Whenever a detention basin or retention pond is provided, such
facility shall conform to the requirements set forth in this chapter.
(b)
The facility shall be so designed that the planting in and adjacent
to it shall not impair the hydrological function of the facility.
(c)
Basin floors shall be seeded with an appropriate naturalized seed mix. Where designed wetlands or wet bottom basins are proposed, plantings shall be chosen in accord with the concepts in the Chapter 92, Stormwater Management.
(d)
Stormwater management facility slopes shall be seeded in an
appropriate naturalized seed mix.
(e)
Stormwater management facility perimeter plantings.
[1]
There shall be a minimum of one shade tree and two shrubs for
each 30 linear feet of stormwater management facility perimeter.
[2]
Up to 50% of the shade trees may be substituted with an option
of two flowering trees or two evergreen trees.
[3]
No tree planting shall be placed on the fill area of the berm.
[4]
No trees or shrubs shall be planted within the emergency spillway
or in any location which blocks access to the spillway.
C.
Protection of existing vegetation during construction.
(1)
Purposes: to protect wildlife and bird habitat, encourage groundwater
recharge, reduce air pollution, avoid pollution of creeks by high-temperature
runoff, maintain the attractive character of residential areas and
conserve energy.
(2)
Prior to commencement of construction, demolition or earthmoving
at any site, tree protection fencing a minimum of 48 inches in height
shall be installed at the dripline of existing vegetation proposed
to be preserved, in order to protect it against damage during demolition
and construction.
(a)
Encroachment includes changing grade, trenching, stockpiling
of topsoil, building or waste materials or the compaction of the soil
and roots by any motor vehicle or construction equipment.
(b)
Existing trees whose root area within the dripline has been
encroached upon by more than 1/4 of the total area will not be considered
to be preserved and shall be replaced.
(c)
Orange snow fencing, wooden slat fencing or super silt fencing
shall be appropriate for use as tree protection fence. Standard silt
fence shall not be considered acceptable.
(3)
Tree cutting. The number of trees with a trunk diameter of six inches
or more measured at a height of 4.5 feet above the average surrounding
ground height that are cut down or effectively killed as part of a
subdivision or land development (or in preparation to or as a result
of such activity) shall be held to an absolute minimum, except:
(4)
If an approved subdivision or land development plan states that certain
trees are to be preserved, and those trees are killed or determined
by a designated Township agent to be adversely affected by a lack
of protection within the eighteen-month guarantee period, then the
developer shall replace those trees with new mature trees, in addition
to any other penalties provided in this chapter.
D.
Landscape material requirements.
(1)
All plant material shall meet the standards of the American Standard
for Nursery Stock by the American Nursery and Landscape Association
(2004), or most-recent edition.
(2)
Plant materials shall meet the minimum requirements for height, spread
and/or caliper for trees and shrubs as stated in this chapter. A note
shall be added to the landscape plan stating this.
(3)
All plants shall be mulched to a depth of approximately two inches.
No "volcano" or otherwise excessive mulching shall be permitted. Mulch
shall be used only in association with planting material. Mulch shall
not be used as a groundcover on its own.
(4)
All plant material shall be guaranteed for 18 months from the day
of final approval of the landscape installation by the Township, which
guarantee shall be secured by the posting of a maintenance guarantee.
Any plant material 25% or more of which is dead shall be considered
dead. A tree shall be considered dead when the main leader has died
or 25% of the crown is dead. Any dead plant material shall be replaced
and installed according to the approved planting practices.
(5)
The developer shall contact the Township, in writing, to request
a final inspection for acceptance at the end of the guaranty period.
These inspections will be performed when plant materials are in full
leaf only (May 1 through November 15). The maintenance guarantee will
be released upon acceptance at the end of the guarantee period. The
guarantee will be extended until 30 days after receipt of the request
letter following May 1. Should the end of the guarantee period occur
after November 15, the guarantee period shall be extended to May 15.
(6)
Size, species and quality standards. Street trees shall be a minimum of 2.5 inches in caliper and shall be a species permitted in Appendix D, Subsection A, Shade Trees.[2] All main branches shall be pruned to a clearance height
of eight feet above the ground. Street trees shall have a single,
straight trunk and central leader and shall be free of disease and
mechanical damage. A note shall be added to the landscape plans stating
this information.
[2]
Editor's Note: Appendix D is included as an attachment to this chapter.
E.
Maintenance guarantee.
(1)
The maintenance guarantee shall be in an amount equal to the cost
of purchasing, planting, maintaining, and replacing all vegetative
materials for a period of 18 months after written acceptance of the
landscape installation by the Township. Contingency costs equaling
15% of the landscaping total shall also be included.
A.
Monuments.
(1)
Location. For a major subdivision, permanent reference
monuments shall be located at each intersection of rights-of-way of
street(s) constructed by the developer, at the beginning and ending
of all street curves, and at exterior corners of the subdivision or
land development. For a minor subdivision, two permanent monuments
shall be required, preferably at the street right-of-way line. These
monument requirements may be modified by the Township Engineer if
an alternate arrangement still permits a surveyor to stake out accurately
any building lot shown on the record plan.
(2)
Type. Reference monuments shall be constructed of
steel reinforced portland cement concrete or to other materials preapproved
by the Township Engineer, and should have a minimum size of four by
four inches at the ground level and shall have the top flush with
the grade level.
B.
Lot pins. All lot corner markers shall be permanently
located and shall be at least a 3/4 inch metal pin or pipe with a
minimum length of 20 inches, located in the ground to existing grade.
A.
Curbs shall only be required where the Board of Supervisors
deems they are necessary for stormwater management, based upon review
by the Township Engineer.
B.
If curbs are not provided, appropriate stabilized
drainage channels designed to handle a twenty-five-year storm shall
be required along all streets, within the street right-of-way, or
drainage easements.
C.
Required curbs shall meet the following specifications:
(1)
Only straight curbs shall be provided, unless a modification is approved under § 98-7. Such curbs shall be of portland cement concrete and be 18 inches deep, six inches wide at the top, eight inches wide at the bottom and have an exposed face between six and eight inches. Such concrete shall meet the minimum 3,000 PSI, twenty-eight-day strength test according to ASTM standards.
[Amended 5-1-2014 by Ord. No. 2014-02]
(2)
Expansion joints shall be provided a minimum of every
30 feet. Each expansion joint shall contain 0.5 inch premolded bituminous
expansion joint materials. Contraction joints shall be provided a
minimum of every 10 feet.
(3)
Gutter design shall be subject to the approval of
the Township Engineer based upon standard engineering practices.
A.
Ground cover and top soil. After completion of construction
on a lot, all exposed ground surfaces that are not paved and that
are not covered by approved gravel areas or decorative stones or similar
material shall be covered by a minimum of four inches of topsoil and
an attractive nonpoisonous vegetative ground cover that will prevent
soil erosion and the raising of dust.
B.
Erosion control.
(1)
Any earth disturbance should be controlled by proper
measures to prevent soil erosion and sedimentation, following DEP
regulations and standards of the County Conservation District.
(a)
A soil erosion and sedimentation control plan is required for most types of earth disturbance under Chapter 119, Zoning.
(b)
Compliance with such plan shall be an automatic
condition of any approval or permit under this chapter.
(c)
Township permits may be suspended if earth disturbance
does not comply with such approved plan.
(2)
Both the owner of the property at the time of any
earth disturbance and the person(s)/company accomplishing the work
shall be responsible to ensure that adequate erosion control measures
are used.
(3)
The Township may require the submittal of and compliance
with a suitable erosion control and grading plan for an individual
lot prior to construction of a principal building.
A.
Lot width modifications. The minimum lot width requirement
as measured at the minimum building setback line for a lot may be
reduced by the following amounts in the following situations:
(1)
Along the curve of a cul-de-sac bulb, the minimum
lot width may be 60% of what would otherwise be required.
(2)
Along the outside of a curve in a street, the minimum
lot width may be 80% of what would otherwise be required.
(3)
Where a minimum front yard building setback is less
than 50 feet, the minimum lot width may be measured at the proposed
building setback or at a fifty-foot front yard setback, whichever
is less.
B.
Flag lot definition. A "flag lot" shall be defined as a new lot that does not meet the requirements of Chapter 119, Zoning, for the minimum lot width as measured at the minimum building setback line. An example of a flag lot is shown in the following illustration. A flag lot typically involves an elongated relatively narrow extension of the lot (known as the "pole") that connects a street to the bulk of the land area of the lot. This pole extension of the lot shall include the driveway.
C.
Flag lot standards. Chapter 119, Zoning, authorizes the creation of a flag lot where it is approved by the Board of Supervisors under this § 98-75. A flag lot shall only be approved by the Board of Supervisors if it will be within a conservation subdivision and meets all of the following standards:
(1)
A flag lot shall need approval by the Board of Supervisors
and shall only be approved as a condition of the preliminary or final
subdivision approval. The proposal for the flag lot shall also be
offered to the Township Planning Commission for review.
(2)
A flag lot shall only be approved if the applicant
proves to the satisfaction of the Board of Supervisors that the flag
lot:
(3)
A flag lot shall meet the minimum lot width requirement stated in Chapter 119, Zoning, as measured at the proposed front yard building setback line, as opposed to the minimum front yard building setback line.
(4)
The pole portion of the lot shall be the area of the
lot that extends between the street and the location at which the
lot width would meet the minimum lot width requirement. This pole
portion of the lot shall not exceed 300 feet in length, as measured
from the street right-of-way.
(5)
The lot shall have an absolute minimum lot width in
all locations of 25 feet, including but not limited to the minimum
lot width as measured along the street right-of-way. However, no more
than 25% of the outer edge of paving of a cul-de-sac shall include
driveway entrances.
(6)
A flag lot shall only be approved for a lot that is
protected by a deed restriction or conservation easement from future
subdivision.
(7)
Every flag lot shall have a driveway on the lot that
provides access to a street, unless the Board of Supervisors specifically
approve a shared driveway.
(8)
A maximum of 20% of the lots within a subdivision
may be approved as flag lots.
(9)
The applicant shall prove to the satisfaction of the
Township that the proposed driveway would provide adequate access
for emergency vehicles.
(10)
This section shall not relieve a property of any zoning
requirements other than the minimum lot width.
(11)
The minimum front yard requirement shall be met by
being measured back from the location on the lot where the minimum
lot width is met, as seen on the sketch above.
(12)
A flag lot may be approved behind an existing lot,
but a flag lot shall not be placed behind another flag lot. Therefore,
no more than one tier of flag lots shall be permitted.
The provisions of this § 98-76 shall apply to required conservation open space within a conservation subdivision. (Note: A separate set of provisions in § 98-60 applies to common open space that is required in certain developments.)
A.
Ownership.
(1)
Applicants are requested to first offer ownership
of any proposed conservation open space to the Township, particularly
if the conservation open space could be adjacent to existing publicly
owned recreation or open space land. The Board of Supervisors shall
have the authority to not accept a dedication of conservation open
space.
(2)
If the approved plan states that ownership of the
conservation open space is limited to a particular entity (such as
a conservation organization), then any transfer of ownership to another
entity shall require preapproval by the Board of Supervisors. The
Board of Supervisors shall determine whether the new entity would
have the long-term ability to fulfill the responsibilities under the
approved plan. Where land is to be owned by a conservation organization,
a process should be established for the land to transfer to a different
organization if the first organization is not able to fulfill its
obligations.
(3)
Open space ownership.
(a)
The method(s) to be used to own, preserve and
maintain any conservation open space shall be approved in advance
by the Board of Supervisors. The Township shall only approve a conservation
subdivision if the applicant proves there will be an acceptable method
to ensure permanent ownership, preservation and maintenance of the
conservation open space.
(b)
The method of ownership and use of any required
conservation open space shall be determined prior to final subdivision
or land development approval. Required open space shall be owned by
one or a combination of the following methods:
[1]
Dedication to the Township as public open space,
if the Board of Supervisors agree in writing to such dedication.
[2]
Dedication to the county as public open space,
if the County Commissioners agree in writing to such dedication.
[3]
Dedication to the School District if such Board
of Education agrees in writing to accept such dedication and to use
and maintain the land for public school buildings and/or related open
space.
[4]
Dedication to a property owners' association
as conservation open space, with all property owners legally bound
to pay fees on a regular basis for the maintenance and other expenses
of owning such land, and with such homeowners' association being incorporated
with covenants and bylaws providing for the filing of assessments.
After providing notice to affected owners and allowing a period to
correct deficiencies, the Township shall have the authority to establish
municipal liens upon all properties in the conservation subdivision
to fund maintenance of the land and Township legal costs if the property
owners' association does not fulfill its responsibilities.
[a]
Such responsibilities shall be specified as
part of each deed prior to sale of each lot or dwelling unit. An orderly
process shall be established for the transfer of the land to the association.
The Township may delay a dedication of maintenance responsibilities
by a developer to a property owners' association until such association
is incorporated and able to maintain such land.
[5]
Dedication of the land as a nature preserve
to a conservation organization that is acceptable to the Board of
Supervisors and is a bona fide conservation organization intended
to exist indefinitely.
[6]
Dedication of a permanent agricultural preservation
easement to the County Agricultural Land Preservation Board, with
the land utilized for allowed agricultural uses, such as a wholesale
plant nursery.
[7]
Dedication to the State Game Commission, State
Fish and Boat Commission or similar public agency, if such agency
agrees in writing in advance to accept the dedication and to maintain
the land for public recreation.
[8]
Operation as a bona fide golf course, with a
minimum lot area of 50 acres. Areas including buildings or vehicle
parking shall not count towards the minimum average lot area.
[9]
Retention as part of one or more private lots, with an appropriate conservation easement, if the applicant proves to the satisfaction of the Board of Supervisors that none of the above alternative methods of ownership are feasible. See Subsection A(6) below which requires some of the open space to be available to residents.
(4)
Legal documents providing for ownership, perpetual preservation and maintenance of required conservation open space shall be submitted in draft form by the applicant, be reviewed by the Township Solicitor and be approved by the Board of Supervisors prior to recording of the final plan. See also Subsection C below regarding conservation easements. If conservation open space is owned by a property owners' association, such association shall be bound by applicable state laws and the following additional regulations:
(a)
The applicant shall submit a description of
the organization of the association, including bylaws and documents
governing ownership, maintenance and use restrictions for the open
space.
(b)
The documents shall establish the timing of
the establishment of the association, tied to the sale or occupancy
of any dwellings or a certain number of dwellings.
(c)
Membership in the association shall be mandatory
for all owners of dwelling units in the development and their successors
in title.
(d)
The association shall be responsible for maintenance
and insurance of the open space.
(e)
The documents shall confer legal authority upon
the association to place a lien with the accruing of interest on each
owner of a lot or dwelling unit if such owner is delinquent in paying
required fees or dues.
(f)
If the association proposes to transfer any
of its responsibilities to own or properly maintain facilities to
another entity, it shall provide written notice to all members of
the association and the Township at least 30 days prior to such event.
This requirement shall not apply to contracting of maintenance.
(g)
The association shall have adequate staff to
administer, maintain and operate land and facilities owned by the
association.
(5)
All conservation open space shall be permanently restricted
from further subdivision and development. The recorded plan shall
include proper notations consistent with the approved method of owning,
maintaining and preserving the conservation open space. For example,
if the conservation open space is intended to be owned by a homeowner
association as recreation land, a statement should be included that
the designated open space "shall not be further subdivided and shall
not be used for the construction of any buildings and shall not be
used to calculate density for any other development." The recorded
plan shall list the uses that are allowed or not allowed on the conservation
open space, which shall conform with Township ordinances.
(6)
Use by residents. A minimum of 20% of the minimum required conservation open space shall be available for recreation by residents of the conservation subdivision. This requirement may be met by trail easements across privately owned land. [This provision is not intended, by itself, to prevent a development being approved with recreation open to the public, depending upon decisions under Subsection A(3)(b).]
B.
Conservation open space to be preserved.
(1)
Suitability. Conservation open space shall be suitable
for its intended purpose, in the determination of the Board of Supervisors.
The applicant shall state in writing what improvements, if any, he/she
will commit to make to the land to make it suitable for its intended
purpose, such as grading, landscaping, or development of trails. Such
land shall be free of construction debris at the time it is dedicated
as open space.
(2)
Priorities for conservation open space.
(a)
The locations of the conservation open space shall reflect the resources identified in the Map of Potential Conservation Lands (see § 98-31). To the fullest extent possible, the conservation open space shall incorporate the following resources (if they are located on the tract), which are listed in order of significance:
[1]
Stream channels, floodplains, wet soils, natural
drainage swales, springs and adjacent buffer areas to insure their
protection.
[2]
Concentrations of slopes over 25%, followed
by concentrations of slopes of 15 to 25%, with an emphasize on sloped
areas adjacent to streams and ponds where disturbance could be detrimental
to water quality.
[3]
Concentrations of mature woodlands, particularly
those woodlands that protect streams, wetlands and wildlife corridors,
and trees of unusually large size.
[4]
Areas where precipitation is most likely to
recharge groundwater supplies, considering rates of infiltration.
[5]
Visually prominent ridgelines.
[6]
Concentrations of land that would be suitable
for a productive agricultural use.
[7]
Historic buildings and their immediate surroundings.
[8]
Trail connections needed to connect existing
trails with neighborhoods, schools, parks and pedestrian destinations.
(b)
Priority shall be given to dedication of land
that would be suitable for:
[1]
Additions to existing public schools, public
parks and other public recreation lands;
[2]
Preservation of interconnected greenways of
mature woods, steep slopes or other important natural features or
land along a creek;
[3]
Centralized active recreation; and
[4]
Providing direct pedestrian access from the
maximum number of lots.
(3)
Contiguousness. A minimum of 50% of the required conservation
open space within a subdivision or land development shall be contiguous,
without being separated by other uses, except as may be specifically
exempted by the Board of Supervisors. Lands used to meet this minimum
50% requirement may be separated by streets or creeks.
(a)
To the maximum extent feasible, conservation
open space throughout a development shall be interconnected. The number
of streets separating areas of conservation open space shall be held
to a minimum.
(b)
To the maximum extent feasible considering the
open space priorities for the tract, at least 50% of the dwelling
units should be adjacent to or directly across a street from conservation
open space, or have a direct trail connection to the conservation
open space.
(4)
Access and trails. Conservation open space shall have
adequate access for maintenance and by pedestrians. Lots and open
spaces shall be located to promote pedestrian and visual access to
conservation open spaces whenever possible. Unless specifically approved
otherwise, conservation open space shall include a trail open to residents
of the development or the general public. This trail shall be constructed
by the developer prior to the sale of any adjacent homes.
(5)
Other ordinances. See § 98-60G(7) regarding how the conservation open space provisions relate to the common open space provisions.
(6)
Residual lands. If only a portion of a larger tract
of land is currently proposed to be subdivided, or the applicant owns
one or more adjacent tracts that are not currently proposed to be
subdivided, the applicant shall provide a sketch of a possible future
land dedication on these adjacent lands. The intent is to coordinate
current plans with any future development, even in the long-term.
(7)
Coordination with future adjacent dedication. The
Board of Supervisors may require that a required land dedication within
a property currently being subdivided be placed along an edge of the
property so that it may, in the future, be combined with an open space
dedication on the edge of an adjoining property when that adjoining
property is subdivided or developed.
(8)
Prohibitions. The following land areas shall not be
used to meet the minimum conservation open space requirements:
(a)
Existing street rights-of-way;
(b)
Vehicle streets or driveways providing access
to other lots;
(c)
Land beneath building(s) or land within 20 feet
of a building (other than accessory buildings and pools clearly intended
for noncommercial recreation and other than agricultural buildings
and a farmstead which are permitted within land approved by the Township
for agricultural preservation);
(d)
Off-street parking (other than that clearly
intended to serve noncommercial recreation);
(e)
Area(s) needed to meet a requirement for an
individual lot;
(f)
Land that does not have at least a 20 feet wide
access area to connect to a street open to the public or to connect
with an adjacent conservation open space area that has access to such
a street;
(g)
Land that includes a stormwater detention basin,
except for a basin or portions of a basin that the applicant proves
to the satisfaction of the Board of Supervisors would:
(h)
Portions of land that have a width of less than
40 feet;
(i)
Areas that were preserved by a conservation
or agricultural preservation easement prior to the submittal of the
conservation subdivision;
(j)
Areas used for a principal nonresidential use,
other than uses specifically approved by the Board of Supervisors
to be located within the conservation open space; and
(k)
Areas within 50 feet on each side of the center
line of overhead electric transmission lines intended to have a capacity
of 35 kilovolts or greater.
(9)
The conservation open space shall be located and designed
to serve one or more of the following objectives:
(a)
The permanent preservation of dense forests,
steep slopes, wetlands, creek valleys, highly scenic areas or other
sensitive natural features.
(b)
The permanent preservation of a substantial
area of land in agricultural uses, in a tract of proper size and configuration
that allows for efficient agricultural use and that properly considers
the issue of compatibility between the agricultural uses and homes.
(c)
The dedication of public recreation land at
a site deemed appropriate by the Board of Supervisors and that involves
land that is clearly suitable for active and/or passive recreation.
(d)
Conservation open space shall also be located and designed to meet the purposes listed for a conservation subdivision in § 119-38A of Chapter 119, Zoning, including but not limited to conserving scenic views and elements of the Township's rural character, and minimizing perceived density by minimizing views of new development from existing streets.
(10)
The applicant shall prove that the proposed conservation
open space has been designed in full consideration of important natural
features, including mature woodlands, creek valleys, steep slopes
and wetlands.
(a)
At a minimum, the applicant shall prove that
areas along perennial creeks shall be preserved in their natural state,
except for landscaping, erosion control improvements, public recreation
improvements and needed utility, street and driveway crossings.
(b)
The natural features of the site shall be a
major factor in determining the siting of dwelling units.
(11)
Improvements to open spaces.
(a)
The application shall include a detailed and
legally binding (if approved) description of what improvements the
applicant will make to any land to make it suitable for its intended
purpose.
[1]
Examples of such improvements for areas intended
for passive recreation include preservation and planting of trees,
development of nature, bicycle or jogging trails, the stabilization
of creek banks and the removal of undesirable vegetation.
[2]
Examples of such improvements for areas intended
for active recreation include rough grading of land to create land
suitable for free-play fields for youth.
(b)
Type of maintenance. Where the open space would
not be dedicated to a government entity, the subdivision plan shall
state the intended type of maintenance of the open space. The following
classes of use and maintenance may be used, or other classes that
are clearly described within and approved as part of the plan submittal:
[1]
Natural area: An area of attractive desirable
natural vegetation that is primarily intended for passive recreation,
with minimal maintenance. The Board of Supervisors may require the
planting of additional trees to eventually reforest natural areas.
[2]
Recreation area: An area designated for a specific
recreation use, including, but not limited to court games, swimming,
playfields and/or children's play equipment. Such areas shall be maintained
so as to be safe and appropriate for the intended use.
[3]
Lawn: A grass area with trees which may be used
by the residents for a variety of purposes and which is intended to
be mowed regularly.
(c)
Maintenance plan. The Township may require an
applicant to submit a maintenance plan for the conservation open space.
This plan shall estimate maintenance costs and recommend the frequency
of maintenance. The developer shall properly maintain conservation
open space until the Township approves transfer of the land to another
entity. See provisions above for a list of uses allowed on the open
space.
(12)
All proposed open spaces shall be cleared of construction
debris, materials from illegal dumping and any rocks that were not
naturally on the land, unless those rocks are incorporated into landscaping
improvements.
(13)
Landscaping plan. An application for a conservation
subdivision involving over 30 acres shall include a landscape planting
and preservation plan prepared by a registered landscape architect.
(a)
Such plan shall show the locations, general
species and initial sizes of landscaping to be planted within the
conservation open space and throughout the tract.
(b)
Such plan shall also show that existing substantial
healthy trees will be preserved to the maximum extent reasonable.
The methods to ensure preservation during construction shall be described.
(c)
Landscaping shall also be used as appropriate
to filter views of denser housing from any adjacent housing that is
less dense.
(d)
Tree preservation easements should be used to
protect significant trees, tree lines and perimeter buffer areas.
(14)
Guidelines. The following guidelines should be followed
in the design and location of conservation open space:
(a)
Buildings and paving should not be placed in
areas where there is the greatest permeability, to encourage groundwater
recharge.
(b)
The disturbance of areas with a seasonally high
water table should be minimized.
(c)
The location of the conservation open space
should be based upon an evaluation of all of the woodlands on the
site to determine which areas are most worthy of preservation, considering
age, species, condition and the potential to maintain continuous wooded
areas for habitat purposes.
(d)
Conservation open space should be placed in
locations that will minimize the visual obtrusiveness of development
as viewed from public streets.
(e)
Grading and earthmoving on over 15% slopes shall
be minimized.
(15)
Along the perimeter of any conservation subdivision,
a majority of the existing healthy trees with a trunk diameter greater
than eight inches (measured 3.5 feet above the ground) that are located
within 40 feet from the perimeter lot lines and perimeter street rights-of-way
of the development shall be preserved. No healthy trees shall be removed
within 50 feet from the edge of a perennial waterway, except as is
approved by the Township for necessary street, driveway and utility
crossings.
C.
Protection and maintenance of open space.
(1)
Easements/deed restrictions. Any required conservation
open space dedication shall be permanently protected with a conservation
easement or other restrictive covenant acceptable to the Township
Solicitor. These restrictions or easements shall permanently prohibit
further subdivision and development for buildings, except buildings
for noncommercial recreation or to support maintenance of the land.
Other buildings may be placed on an open space lot, provided that
such area shall not count towards the minimum conservation open space
requirement.
(a)
Such restrictions or easements shall also prevent
the use of the land for any use that was not approved by the Board
of Supervisors, unless a revision to the approved plan is approved
by the Board of Supervisors.
(b)
Such deed restrictions or conservation easements
shall, at a minimum, be enforceable by the Board of Supervisors. The
Supervisors may require that the restrictions or easements also authorize
their enforcement by a suitable third party.
(c)
The Board of Supervisors may require that the
conservation easement include provisions to limit any forestry to
selective and environmentally sensitive methods.
(2)
All required conservation open space shall be covered
by a system that ensures perpetual maintenance, which may include,
but is not limited to, a binding property owners' association or public
ownership.
(3)
The Township may require the use of conservation easements
within a conservation subdivision to limit the disturbance of natural
slopes over 15%, wetlands, mature forests, creek valleys and other
important natural features.
D.
Phasing. A conservation subdivision shall include
a phasing system that shall be approved by the Board of Supervisors
that shows that the conservation open space requirement would be met
after the completion of any one phase, and that the development could
properly function without the construction of additional phases.
[Added 5-1-2014 by Ord. No. 2014-02]
A.
General requirements. All landscape plans shall be prepared by a
landscape architect registered by the Commonwealth of Pennsylvania.
B.
Vehicular and nonvehicular traffic and circulation design requirements.
(1)
Traffic design. All subdivision and land development in the
GC, VC and LIC Districts shall:
(a)
Be designed to accommodate average daily traffic volumes without
disrupting traffic on public streets or impairing pedestrian safety.
This shall be accomplished through adequate parking lot design and
capacity; entry drive length, width, design, location and number;
traffic control devices; and sidewalks.
(b)
Pedestrian and vehicular connections between parking lots and driveways on adjacent parcels shall be provided in accord with § 98-66M.
(c)
Provide safe pedestrian and bicycle movement within the site.
Pedestrian and bicycle connections between abutting properties should
be coordinated with vehicular routes to encourage foot traffic and
minimize vehicular movement.
(d)
Provide sidewalks along all street frontages. Sidewalks shall meet the requirements of § 98-67 and shall be located so as to provide a tree lawn in accord with § 98-71B(1)(b)[2].
(2)
Additional traffic design standards in the VC District. Access
to any tract in the Village Commercial District shall be provided
as follows:
(a)
Rear service lane access is preferred for all Village Commercial
District uses. If no rear service lane exists, secondary street access
is permitted. Principal street access is allowed only if no other
access is available.
(b)
Driveway access from the secondary street must be located 50
feet from the intersecting principal street.
(c)
Access between the development site and adjacent streets shall
occur no more frequently than every 200 feet. For land development
applications involving less than 200 feet of street frontage, one
access shall be permitted.
(3)
Additional traffic and circulation design standards for large-scale
retail/commercial developments in GC, VC and LIC Districts.
(a)
Traffic design. Large-scale retail/commercial developments shall:
[1]
Have direct access to an arterial or connector street.
[2]
Be designed to accommodate average daily traffic volumes without
disrupting traffic on public streets or impairing pedestrian safety.
This shall be accomplished through adequate parking lot design and
capacity; entry drive length, width, design, location and number;
traffic control devices; and sidewalks.
[3]
Be consistent with linkages and street connections shown on
the Township Official Map. Direct connections to adjacent land uses
shall be provided if required by the Township.
[4]
Provide sidewalks along all perimeter streets and along both
sides of all internal circulation routes, whether built as public
streets or private drives. Sidewalks shall be located within 12 feet
of the curb of a perimeter street.
[5]
Limit curb cuts. Connections between the development site and
adjacent arterials and highways shall occur no more frequently than
every 330 feet. An internal circulation route shall not count as a
curb cut.
[6]
Locate internal utility lines in drive aisles or internal circulation
routes, rather than under surface parking areas. This is designed
to facilitate future redevelopment.
[7]
Provide private drive or public street connections to existing
private drives or public streets on adjacent sites, or provide stub-outs
if connections are not feasible.
(b)
Internal circulation system. On sites five acres or larger,
the following standards for internal circulation systems shall be
met:
[1]
Maximum block size. Unless exempted below, the site shall be
divided into internal blocks no longer than 660 feet by 330 feet from
curb to curb. The maximum block length applies to blocks containing
buildings and blocks containing surface parking. Exemption: On sites
larger than 10 acres and smaller than 30 acres, the site may contain
one block with a maximum dimension of 660 feet by 660 feet. On sites
larger than 30 acres, the site may contain two blocks with a maximum
dimension of 660 feet by 660 feet. Contiguous green spaces are not
subject to the block-length requirement.
[2]
Internal circulation system required. Internal circulation routes
resembling streets shall connect the blocks and form an interconnected,
grid-like transportation system on the site.
[3]
Parking permitted. On-street parallel parking is permitted on
each new public street or internal circulation route subject to compliance
with fire access standards and approval of the Township.
[4]
Subdivision of internal blocks. Internal blocks abutting internal
circulation routes may be subdivided to allow for the sale and development
of individual blocks without frontage on a public street if the Township
determines that the internal circulation routes are equivalent to
a public street with respect to utilities, pavement design, vehicle
access requirements and emergency services. For the purpose of compliance
with setback and minimum lot frontage requirements, but not pavement
width, an internal circulation route is considered equivalent to a
public street.
(c)
Pedestrian and bicycle facilities. Large-scale retail/commercial
land development shall provide for safe pedestrian and bicycle access
to all uses within the development, connections to existing and planned
public pedestrian and bicycle facilities, and connections to adjacent
properties.
[1]
Connections.
[a]
At a minimum, walkways shall connect focal points
of pedestrian activity, such as, but not limited to, transit stops,
street crossings, and building and store entrances, and shall feature
adjoining landscaped areas that include trees, shrubs, benches, flower
beds, ground covers, or other such materials for no less than 50%
of the length of the walkway.
[b]
Continuous pedestrian walkways, no less than six
feet in width, shall be provided from the public sidewalk or right-of-way
to the principal customer entrance of a large-scale retail commercial
development building.
[c]
Where public parkland is adjacent to the property
line, pedestrian and bicycle access from the trail or walkway system
on that parkland to the building entrance shall be provided.
[d]
If there is a residential development adjacent
to the property line, a pedestrian walkway from the proposed buildings
to the property line shall be provided, and to an existing walkway
if one is present on the adjacent site. Compliance with this option
also may include providing a sidewalk that connects the project site
to an adjacent residential development and that runs along a public
roadway where no sidewalk currently exists or where the existing sidewalk
does not meet the width standards in this § 98-B(3)(c).
[2]
Crosswalks. Crosswalks shall be distinguished from driving surfaces
to enhance pedestrian safety by using different pavement materials,
or pavement color, or pavement textures, and signage.
[3]
Pedestrian furniture. The development shall provide exterior
pedestrian benches in appropriate locations at a minimum rate of one
seat for every 20,000 square feet of gross floor area.
[4]
Bicycle parking. The development shall provide bicycle parking
at a rate of one bicycle parking space for every 50 vehicle parking
spaces, located within 300 feet of a building entrance. Bicycle parking
spaces may be provided in a bicycle rack(s) or in a dedicated surface
parking space signed to indicate bicycle parking only. Each surface
parking space shall be a minimum of six feet in length and four feet
in width.
[5]
Sidewalks.
[a]
Sidewalks, no less than 10 feet in width, shall
be provided along the full length of the building along any facade
featuring a customer entrance and along any facade abutting public
parking areas. All other sidewalks shall be at least six feet in width.
[b]
An entryway sidewalk, at least six feet in width,
shall be provided connecting the main customer entrance and the sidewalk
bordering the property line. For multitenant developments, an entryway
sidewalk shall be provided for at least every 330 feet of roadway
frontage. Entryway sidewalks shall be planted with shade trees at
intervals of no greater than 40 feet.
[6]
Impervious cover credit. Sidewalks alongside internal circulation
routes and adjacent public roadways shall be exempted from the zoning
requirements for impervious coverage limits for the site up to an
increase in total impervious cover of 5%.
C.
Common open space commercial design requirements. Where an applicant provides common open space in the GC District or as part of a large-scale commercial land development pursuant to § 119-40A(46)(b)[3] or § 119-40A(48)(c)[4], said common open space shall be:
(1)
Readily accessible and usable by visitors throughout the development.
However, access to areas containing sensitive natural resources shall
be restricted.
(2)
Compact and contiguous unless the land shall be used to continue
an existing trail or topography dictates a different configuration.
(3)
Located to adjoin, extend, and enlarge any existing trail, park,
or other protected open space on adjoining parcels.
D.
Building design requirements.
(1)
VC District building design standards. This section applies
to any building facade visible from a public street.
(a)
Facade requirements.
[1]
For buildings wider than 50 feet, the facade shall be vertically
divided into segments no larger than 30 feet. Such differentiation
may be provided by a combination of change in texture, materials,
and architectural features such as offsets, recesses or projections
of 12 inches or more.
[2]
Upper floors shall have vertically hung windows.
(b)
Window glazing on building facades.
[1]
A minimum of 50% for retail establishments and 25% for other
permitted uses of the ground-story front facade between two feet and
eight feet above the sidewalk must be comprised of transparent, nonreflective
windows. Such windows shall be considered transparent when providing
a visible transmittance (VT) of 60% or higher.
[Amended 7-16-2019 by Ord. No. 2019-01]
[2]
A minimum of 20% of the upper-story front facade shall have
transparent, nonreflective, vertically oriented windows. Such windows
shall be considered transparent when providing a visible transmittance
(VT) of 60% or higher.
[Amended 7-16-2019 by Ord. No. 2019-01]
[3]
On all other publicly visible facades, at least 25% of the wall
area between two and eight feet above grade shall be glazed in glass.
This requirement shall not apply if the Building Code prohibits windows
on such facades.
(c)
Building entryways.
[1]
The building's main entrance shall be off the principal street.
Entrances at the corner of a building satisfy this requirement.
[2]
One entrance shall be provided for every 75 feet of building
frontage.
[3]
Secondary entrances may face the side or rear parking lot.
[4]
Two or more of the following design features shall be incorporated
into all building entryways:
[a]
Prominent features such as domes, turrets, towers,
spires, clock towers or chimneys;
[b]
Canopies, porticos, overhangs, projections, arcades
or arches;
[c]
Architectural details such as arches, friezes,
tile work, murals, or moldings;
[d]
Decorative exterior light fixtures such as wall
sconces, light coves with concealed light sources, ground-mounted
accent lights, or decorative pedestal lights.
(d)
Color, texture and materials.
[1]
Exterior building materials shall be of comparable appearance and quality on all sides of the building. Rear walls are exempt if screened from public view in accord with the standards for screening buffers in § 98-71B(3). Building materials such as stucco, wood clapboard (including hardiboard siding), native stone, brick, tinted and decorative concrete block, and exterior insulation and finish systems (EIFS) shall be used.
[2]
Construction materials such as tilt-up concrete, smooth-faced
concrete block, prefabricated steel panels, and other similar materials
shall be avoided.
[3]
External building materials shall be of high-quality materials
and colors that are low-reflective, subtle, or earth tone.
[4]
Fluorescent and metallic colors shall be prohibited as exterior
wall colors.
(e)
(f)
Adaptive reuse of historic buildings. For the purpose of encouraging
the adaptive reuse of and the preservation of historic buildings in
the VC District, the following standards shall apply to buildings
constructed prior to 1926:
[1]
The impervious cover limit may be increased to 90% and the building
coverage limit may be increased to 70% for developments that employ
the adaptive reuse of an historic building as a principal structure.
[2]
Such historic buildings shall be exempt from complying with
setbacks.
[3]
Historic buildings may be expanded up to 40% in area on the
ground floor and on upper stories and shall comply with setback requirements.
However, upper stories may only be expanded if the ground floor is
expanded to an equal or greater degree.
(2)
Large-scale retail/commercial building design standards in the
GC, VC and LIC Districts. This section applies to any building facade
visible from a public street or public land and any building zoned
for industrial use or warehouse use at a point it is converted to
a commercial use. Building facades facing loading areas, rear service
areas, or facades adjoining other buildings (attached to at least
50% of the sidewall) are exempt.
(a)
Building facades.
[1]
Building facades shall include a repeating pattern that includes
no less than three of the following elements:
[Amended 7-16-2019 by Ord. No. 2019-01]
[a]
Color change in accord with § 98-76.1D(2)(e).
[b]
Texture change in accord with § 98-76.1D(2)(e).
[c]
Materials change in accord with § 98-76.1D(2)(e).
[d]
Expressions of architectural or structural interest
no less than 24 inches in width and depth through a change in plane,
such as offsets, recesses or projections. Architectural treatment
similar to that provided on the front facade shall be provided on
the sides and rear of the building, except as exempted above.
[2]
Elements shall repeat at intervals of at least 100 feet.
(b)
Ground-floor facades and accessory structures.
[1]
Ground-floor facades that face public streets shall include
arcades, awnings, canopies or other overhanging architectural features
along at least 50% of their horizontal length.
[2]
Ground-floor facades that face public streets or contain the
principal entrance to the building and which exceed 100 feet in length
shall be designed to appear as a series of attached individual storefronts
even through the building itself may consist of a single retail occupancy.
[3]
Freestanding accessory structures. On-site sewage facilities'
mechanical equipment, such as but not limited to sewage pumping stations,
shall be housed within a building.
(c)
Building entryways.
[1]
Customer entryways shall be clearly defined and highly visible
on the building's exterior.
[2]
Three or more of the following design features shall be incorporated
into all public building entryways:
[a]
Prominent features such as domes, turrets, towers,
spires, clock towers or chimneys;
[b]
Canopies, porticos, overhangs, projections, arcades
or arches;
[c]
Architectural details such as arches, friezes,
tile work, murals, or moldings;
[d]
Display windows;
[e]
Integral planters or wing walls that incorporate
planters or seating;
[f]
Enhanced exterior light fixtures such as wall sconces,
light coves with concealed light sources, ground-mounted accent lights,
or decorative pedestal lights.
[3]
When additional stores located in the principal building exceed
25% of the gross floor area, separate entrances shall be provided
for each additional store and shall conform to the above requirements.
[4]
Large-scale retail/commercial buildings are encouraged to feature
multiple entrances to reduce walking distances from cars and facilitate
pedestrian and bicycle access from public sidewalks.
[5]
Walkways.
[a]
Walkways at least 10 feet in width shall be provided
along the full length of any building facade featuring a customer
entrance and along any facade-abutting customer parking areas.
[b]
Weather protection, such as awnings or arcades,
shall be provided for walkways within 50 feet of all customer entrances,
constructed parallel to the building.
(d)
Window glazing on building facades. Projects shall meet the
following minimum glazing requirements:
[1]
On the facade facing the principal street:
[a]
For the wall area that is between two and 10 feet
above grade, the ground-floor facade shall be no less than 40% glazed
in glass which shall be at least 72 inches in height;
[b]
At least 1/2 of the total area of all glazing on
ground-floor facades that face the principal street shall have a visible
transmittance (VT) of 60% or higher.
[c]
Up to 40% of all glazing on ground-floor facades
may be painted black on the interior.
[d]
In the case of a second floor, for the wall area
between three and eight feet, as measured from that story's finished
floor level, the facade shall be no less than 25% glazed in glass.
[2]
On all other publicly visible facades, at least 25% of the wall
area between two and 10 feet above grade shall be glazed in glass.
This requirement shall not apply if the building code prohibits windows
on such facades.
[3]
If a single-story building has a facade taller than 20 feet,
the facade area above 15 feet shall be subject to the same window
requirement as the second-floor requirement in § 98-76.1D(2)(d)[1][d].
(e)
Color, texture and materials.
[1]
Exterior building materials shall be of comparable appearance and quality on all sides of the building. Rear walls are exempt if screened from public view in accord with the standards for screening buffers in § 98-71B(3). Building materials such as glass, brick, tinted and decorative concrete block, glass block, wood, stucco, and exterior insulation and finish systems (EIFS) shall be used.
[2]
Construction materials such as white brick, tilt-up concrete,
smooth-faced concrete block, prefabricated steel panels, and other
similar materials shall be avoided.
[3]
External building materials shall be of high-quality materials
and colors that are low-reflective, subtle, or earth tone.
[4]
Fluorescent and metallic colors shall be prohibited on exterior
walls.
(f)
Roofs. To reduce apparent size and scale of large buildings,
the roof design shall provide variations in rooflines.
[1]
A minimum of 20% of all the combined linear roof eave or parapet
lines of the structure shall employ differences in height, with such
differences being six feet or more as measured eave to eave or parapet
to parapet. Parapets that do not have horizontal tops shall have pitched
or rounded tops with a pattern that repeats no less than every 60
feet.
[2]
Parapet walls shall be treated with architectural detail to
avoid a plain, monotonous look. All parapets shall have detailing
such as cornices, moldings, trim or variations in brick coursing.
[3]
Parapets shall not be greater than 50% higher than the distance
of the building from grade to roof. (For example, a building that
is 20 feet tall from the grade to the roof cannot have a parapet greater
than 10 feet tall from the roof to the top of the parapet.)
(g)
Building size in VC District. The combined total of all structures
and outdoor sales areas within the development (regardless of diverse
lotting, use or tenancy) shall not exceed 40,000 square feet of gross
floor area, used for the purpose of retail sales or commercial establishments.