The following principles, standards and requirements shall be
applied by the Board of Supervisors and Planning Commission to evaluate
plans for proposed subdivision or land development and any other new
development or redevelopment of a site upon which such improvements
do not currently exist. The standards and requirements outlined below
shall be considered minimum standards and requirements for the promotion
of the public health, safety, morals, and general welfare. Where literal
compliance with the standards specified is clearly impractical, the
Board of Supervisors may modify or adjust the standards to permit
reasonable utilization of property while securing substantial conformance
with the objectives of this chapter. Required improvements shall be
installed by the applicant for subdivision or land development. The
final plan shall not be approved until final detailed design and improvements
are approved and the improvements are installed or financial security
is provided to the Township to ensure installation.
Street name signs and stop signs conforming to Township specifications
shall be provided and installed by the subdivider or developer at
all street intersections.
In order to promote the highest environmental quality possible,
the degree to which a subdivision or land development plan proposes
preserving existing salient natural features and landforms intrinsic
to the site shall be assessed. Terms of approval of a plat may be
subject to the manner in which the layout or design of the plan has
preserved existing natural features, such as, but not limited to,
trees, wooded areas, and watercourses.
A. Open space.
(1) Where the applicant is offering for dedication a reservation of open
space or is required by ordinance to preserve an area of scenic or
historic importance, a "limit of work," which will confine excavation,
earthmoving procedures, and other changes to the landscape, may be
required to ensure preservation and prevent despoliation of the character
of the open space.
(2) Final ownership of open spaces shall be determined before final plan
approval.
B. Tree preservation. Whenever possible, trees shall not be removed
unless they are located within the proposed street right-of-way, within
the proposed building area, or within utility locations and equipment
access areas. More specifically, with the exception of individual
single-family dwellings in unplatted subdivisions, every development
shall retain all existing trees 18 inches or more in diameter unless
the retention of such trees would unreasonably burden the development.
In such cases of claims of unreasonable burden, the developer may
be required to replace a similar number of trees elsewhere on the
site. No excavation or other subsurface disturbance may be undertaken
within the dripline of any tree 18 inches or more in diameter, and
no impervious surface may be located within 12 1/2 feet (measured
from the center of the trunk of any tree 18 inches or more in diameter)
unless compliance with this subsection would unreasonably burden the
development. For purposes of this subsection, a dripline is defined
as a perimeter formed by the points farthest away from the trunk of
a tree where precipitation falling from the branches of that tree
lands on the ground. A claim of an "unreasonable burden" shall be
presented to the Township for determination. Where trees are required
to be retained, the developer shall establish a Township-acceptable
barrier around retained trees or tree stands during construction,
and the original grade level shall be maintained so as not to disturb
the trees. Guidelines for protecting existing trees are as follows:
(1) Protect trees with fencing and armoring during the entire construction
period. The fence should enclose an area 10 feet square with the tree
at the center.
(2) Avoid compaction of the soil around existing trees due to heavy equipment.
Do not pile dirt or other materials beneath the crown of the tree.
(3) Keep fires or other sources of extreme heat well clear of existing
trees.
(4) Repair damaged roots and branches immediately. Exposed roots should
be covered with topsoil. Severed roots and limbs should be painted.
Whenever roots are destroyed, a proportional amount of branches must
be pruned so that the tree does not transpire more water than it takes
in.
(5) Prune all existing trees that will be surrounded by paving to prevent
dehydration.
C. Topsoil preservation. All of the topsoil from areas where cuts and
fills have been made should be stockpiled and distributed uniformly
after grading. All areas of the site shall be stabilized by seeding
or planting on slopes of less than 10% and shall be stabilized by
sodding on slopes of 10% or more and planted in ground cover on slopes
of 20% or greater.
D. Landscaping. For all multifamily, apartment, office, commercial or industrial subdivisions or land developments, a landscaping plan shall be provided and shall include sufficient plantings for the required open space, planting strips, screenings, formal gardens, shade trees, and natural barriers. Buffer landscaping shall be as required by §§
240-85 and
240-86 in the Zoning chapter.
E. Preserved landscaping. When there is a conscientious effort to preserve
the existing natural character and integrity of a site and where such
preservation affects areas of woodland and trees comparable to required
landscaping and buffer screening, the preservation of growth may be
approved in exchange for a reduction of additional landscaping requirements.
A conservation easement will be required to maintain in perpetuity
any existing vegetation which is approved in lieu of required landscaping.
F. Tree planting. The planting of trees within the street right-of-way
line shall not be permitted. The planting of trees within the private
property of each residential lot shall be at the discretion of the
property owner or developer.
[Added 6-6-2016 by Ord.
No. 6-2016]
A. Requirements.
(1)
Pursuant to USPS policy, all new subdivisions and new phases
of existing subdivisions may be required to provide cluster mailbox
units (CBU) for regular mail service delivery. The local post master
will work with builders and developers to determine the best mode
for mail delivery for the area, prior to extending or establishing
delivery service. If central mail delivery service is the option chosen
by the postal master in the form of CBU then the arrangement and location
of the CBUs shall be in accordance with the USPS Standard Specifications
and Details Manual.
(2)
Location: CBUs must be located on a lot or area dedicated for
open space or public access easement obtained by the developer. CBUs
may not be placed in the right-of-way (ROW) of any road. CBUs shall
not be located within the areas 75 feet from an intersection. Cluster-style
mailbox kiosks shall be located away from the intersection of any
street and in no case closer than 75 feet measured from the street
centerline in order to prevent obstruction of free and clear vision.
(3)
Parking access: Off-street parking must be provided in accordance
with the following ratio table. Parking shall allow for adequate turnaround
for vehicles entering and exiting.
Number of Mailboxes
|
Number of Spaces Provided
|
---|
50 or less
|
2
|
51-80
|
3*
|
80-110
|
4*
|
111 or more
|
4* plus 1 per each additional 25 mailboxes
|
* At least one parking space must be handicap accessible.
|
(4)
Maintenance: CBUs are to be maintained by the Homeowners Association
(HOA) or managing entity. The developer shall be responsible for confirming
the logistics of regular mail delivery to CBUs with the USPS. As such,
CBU design shall be subject to the approval by the USPS.
(5)
Signs: Signs shall be permitted on CBUs for the sole purpose
of official mail delivery to a subdivision.
(6)
Lighting: Adequate lighting shall be provided by the HOA or
managing entity. Lighting shall be such that it is not directed onto
any adjacent properties or rights-of-way.