[Ord. 2000-02, 3/9/2000, § 601]
1.
The following land subdivision and development standards and requirements
contained in this section shall be applied by the Board of Supervisors
and Planning Commission in evaluating plans for proposed subdivision
and/or land development.
2.
The standards and requirements outlined herein shall be considered
minimum standards and requirements for the promotion of public health,
safety, morals and general welfare.
3.
All improvements and facilities specified in this Part and any other
improvements or facilities required by the Township shall be installed
at the expense of the developer and shall be maintained by the developer
until, in the case of temporary facilities, such facilities should
be dismantled, or, in the case of permanent facilities, the responsibility
for management has been transferred to the Township, a community association,
a private management group, or some other official agency.
4.
The proposed subdivision or land development shall be consistent with the objectives of the Franklin Township Comprehensive Plan, Chapter 27, Zoning, the Franklin Township Open Space, Recreation and Environmental Resource Plan, and Landscapes, the Chester County Policy Plan of 1996, and all other applicable codes and regulations.
5.
Whenever other Township, county, state or federal regulations impose
a more restrictive standard and requirements than those contained
herein, such other regulations shall be observed.
6.
The provisions of Part 6, §§ 22-602 through 22-613, of this chapter do not apply to normal agricultural operations that are subject to and governed by state laws and regulatory programs that impose requirements to protect environmental and natural resources; however, an agricultural operation proposing land development must provide proof to the Township of any and all permits and plans required under those programs, including, as applicable, a manure management plan, a nutrient management plan, and/or a mushroom farm environmental management plan.
[Added by Ord. 2016-02, 4/20/2016]
[Ord. 2000-02, 3/9/2000, § 602; as amended by Ord.
2002-04, 2/21/2002, § II]
1.
Proposals involving subdivision or land development shall conform
to the following land regulation guidelines:
A.
Land shall be suited to the purposes for which it is to be subdivided
and/or developed. Such suitability shall include access, topography,
soil conditions and water resources.
B.
No parcel of land shall be created, either by inclusion or exclusion from a proposed subdivision, which cannot be properly utilized for a permitted use under Chapter 27, Zoning.
C.
Land subject to hazards to life, health or property shall not be
subdivided for building purposes or developed unless such hazards
have been eliminated or unless the plans indicate adequate safeguards
against the hazards are to be incorporated.
D.
Proposed subdivisions and land developments shall be coordinated
with existing nearby neighborhoods so that the community as a whole
may develop in a coordinated fashion.
[Ord. 2000-02, 3/9/2000, § 603]
1.
The length, width and shape of blocks shall be determined with regard
to the following:
2.
Blocks shall have a maximum length of 1,600 feet and, as far as practicable,
a minimum length of 500 feet. In design of blocks longer than 1,100
feet, special consideration should be given to access for fire protection.
3.
Residential blocks shall be of sufficient depth to accommodate two
tiers of lots, except under the following conditions:
[Ord. 2000-02, 3/9/2000, § 604]
1.
Minimum area, width and building setback lines for lots shall not be less than specified by provisions of Chapter 27, Zoning.
2.
No subdivision of land, including relocation of lot lines, shall be approved if said subdivision would create lots or residual tracts that do not conform to the requirements of Chapter 27, Zoning.
3.
Lot sizes greater than specified in Chapter 27, Zoning, may be required when necessary to ensure proper functioning of on-lot sewage disposal and/or water supply.
4.
Side lot lines shall be at right angles or radial to street lines
insofar as practical.
5.
In order to avoid jurisdictional problems, lot lines should follow
Township boundaries, where feasible, rather than cross them.
6.
Excessively deep lots shall be avoided where practical and a depth
to width ratio of not more than 2.5:1 shall be considered a desirable
proportion for lots.
7.
No more than two contiguous flag lot access strips shall be formed.
The creation of such lots shall be minimized and limited to those
circumstances dictated by the configuration of the site; however,
the applicant shall not be permitted to use flag lots to avoid constructing
or extending streets.
8.
A flag lot shall have a fee-simple access strip, with a minimum width no less than the 50 feet frontage required by Chapter 27, Zoning, which connects to a street.
9.
No more lots than 1% or 5% of the total lots, whichever is greater,
shall be permitted as flag lots. No more than two lots in depth shall
be created along any new or existing street.
10.
The depth and width of lots intended for nonresidential uses shall
be adequate for the proposed use, including accessory uses such as
parking and loading facilities.
11.
House numbers shall be assigned to each lot by the Township upon
consultation with the United States Postal Service.
[Ord. 2000-02, 3/9/2000, § 605]
1.
All lots shall front on a public street, existing or proposed, or
on a private street which is in accordance with the provisions of
this chapter.
2.
In the case of corner lots, access shall be from the lesser-traveled
street. In the case of two streets having the same classification,
access selection shall at the discretion of the Township. The denial
of access to the appropriate street shall be noted as such on the
final plan and shall be deed restricted against such access.
3.
Double-frontage lots are prohibited, except when designed as reverse-frontage
lots along an arterial road to prevent vehicular access onto an existing
highway. For these lots, access to the arterial road shall be denied
and shall be noted as such on the final plan.
[Ord. 2000-02, 3/9/2000, § 606]
1.
All utility lines including, but not limited to, electric, gas, street
light supply, cable television, and telephone, shall be placed underground.
Installation of all utilities shall be in accordance with the engineering
standards and specifications of the Township, Township authority,
or other public utility involved. All such underground utilities shall
be put in place, connected, inspected and approved before the streets
are constructed, where such utilities lie under the proposed cartway,
and before any person is permitted to occupy any building to be served
by such utilities.
2.
In accordance with the provisions of the Underground Utility Protection
Law, 73 P.S. § 176 et seq., the applicant shall contact
all applicable utility companies and accurately determine the locations
and depths of all underground utilities within the boundaries of the
tract proposed for development prior to excavation. A list of the
applicable utilities and their phone numbers shall appear on the preliminary
plan submitted for review, and proof of contact shall be presented
to the Township prior to final plan approval.
[Ord. 2000-02, 3/9/2000, § 607; as amended by Ord.
2002-10, 5/16/2002, §§ I, II]
1.
Adequacy of Community Facilities. In reviewing major subdivision
and land development plans, the Township Planning Commission shall
consider whether community facilities, including schools, are adequate
to serve the needs of the resulting population, and shall make such
report thereon to the Board as it deems necessary in the public interest.
2.
Reserve Areas. Applicants shall give earnest consideration to the
desirability of providing or reserving areas for facilities normally
required in residential neighborhoods, such as schools and other public
buildings, parks, playgrounds and playfields.
3.
Providing for Recreation. This section shall only apply to proposals
that would result in the creation of new dwelling units or commercial
space in excess of 3,000 square feet. It is the purpose of this section
to implement the language contained in § 503(11) of the
Pennsylvania Municipalities Planning Code, 53 P.S. § 10503(11)
and, thereby, provide needed parks and recreation areas to accommodate
growth. All proposals shall be submitted for review by the Franklin
Township Planning Commission prior to submission of a final plan.
All proposals shall be approved by the Board of Supervisors prior
to the issuance of final plan approval.
4.
Mandatory Dedication. Any proposal that would result in the creation
of four or more new dwelling units shall be required to dedicate a
minimum of 0.045 acre of parkland per dwelling to the Township prior
to final plan approval. Any proposal that would result in the creation
of commercial space in excess of 3,000 square feet shall be required
to dedicate a minimum of 0.045 acre of parkland per 3,000 square feet
of commercial space created, to the Township prior to final plan approval.
A.
As an alternative to dedication and upon agreement with the Board
of Supervisors, the applicant may agree to provide any of the following:
B.
Fee in lieu of recreation land dedication or a combination of land
dedication and fee in lieu "subject to the approval of the Board of
Supervisors" and upon agreement with the applicant or developer may
be offered as follows:
(1)
The fee-in-lieu amount shall be set by resolution on a per-unit
basis and shall be payable prior to the recording of the final plan.
Alternatively, if remittance is not made prior to final plan recording,
the contribution shall be made in two installments. First, a lump
sum payment in the amount of 1/3 of the total amount shall be made
at time of the recording of the final plan. Secondly, the dollar amount
per unit plus an additional charge of 5% per year compounded annually
from the date of final plan approval, or the current dollar amount
per unit as established by resolution (whichever is greater) payable
at the time of the issuance of individual building permits. If the
alternative payment plan is chosen, all unremitted sums shall be secured
as an improvement, pursuant to the provisions of § 509 of
the MPC, 53 P.S. § 10509.
5.
Park and Recreation Fund. Any funds collected as fees in lieu of
dedication of open space shall be deposited in an interest-bearing
account. This account shall be separate from other municipal accounts
and shall be clearly identified for the purpose of funding acquisition
and development of recreation facilities. Interest earned on all monies
deposited in such accounts shall become funds of that account. Upon
request of any person who paid any fee under this subsection, the
municipality shall refund such fee, plus interest accumulated thereon
from the date of payment, if the municipality had used the fee paid
for a purpose other than the purposes set forth in this section.
[Amended by A.O.]
6.
Parkland and Recreation Area Design Requirements. In general, parklands
and open spaces provided for by this section shall involve areas for
recreational pursuits.
A.
The following parkland and recreation area design requirements shall
apply:
(1)
At least one side of the recreation area shall front on a public
street. Minimum frontage shall be 250 feet. No recreational area except
for trails or accessways shall have any dimension less than 150 feet.
(2)
Additional access may be provided by rights-of-way connecting
the recreation area with public streets.
(3)
The site shall be located and designed so that safe and convenient
access shall be provided to all existing and proposed inhabitants.
Rights-of-way providing access to a recreation area shall have a minimum
width of 50 feet. Each right-of-way shall be part of the dedicated
recreation area and contain at least one twenty-four-foot-wide macadam
road connecting the recreation area to the public street.
(4)
Sufficient perimeter parking shall be provided where necessary
with safe and convenient access by adjoining street frontage or other
rights-of-way or easements capable of accommodating pedestrian, bicycle,
and maintenance and vehicular traffic, and containing appropriate
access improvements.
(5)
The site shall have suitable topography and soil conditions
for use and development as active play areas. No more than 20% of
the site shall be comprised of floodplains, stormwater management
facilities, and/or slopes exceeding 3%. Any unimproved site shall
be provided with a healthy and vibrant grass ground cover.
(6)
The site shall be located and designed to conveniently access
proximate public utilities, e.g., sewer, water, power, etc. However,
no part of any overhead utility easement, nor any aboveground protrusion
of an underground utility, should be permitted in active play areas
of the site.
(7)
No part of the site shall be calculated as part of any required setback, yard and/or open space for adjoining lots or uses as regulated by Chapter 27, Zoning.
(8)
The most current guidelines for installation of equipment and
safety surface area are as follows:
B.
In special instances, the Township may waive any or all of the preceding
design standards. In such instances, the applicant must demonstrate
that the public will be better served by some alternate design that
would accomplish at least one of the following objectives:
(1)
Protection of important natural resources, e.g., streams, ponds,
wetlands, steep slopes, woodlands, unique geologic features, wildlife
habitats, aquifer recharge areas, etc.
(2)
Protection of important historical and/or archaeological sites.
(3)
Integration of greenbelts throughout the development that link
residences with on-site or adjoining parks, schools, or other similar
features.
C.
If an applicant includes in its preliminary or final plan one or
more areas of land or facilities which are intended and suitable for
active recreational uses of the residents of the subdivision or land
development, or of the Township's residents, but such recreational
land or facilities are not dedicated to the Township under this chapter,
then the applicant shall include on the plan a note:
(1)
Creating, or incorporating by reference, another document to
be filed on record that creates an entity, such as a homeowners' association,
approved by the Township, which will assume the legal responsibility
for such recreational land or facilities.
(2)
Providing for a covenant to run with the land for the benefit
of all successors in interest to the record owner, granting an easement
to enter upon, use and enjoy such recreational lands or covenanting
that the aforesaid entity shall maintain in perpetuity such lands
or facilities for the recreational uses set forth in the plan.
(3)
Such covenant and grant shall be included in all conveyances
of land, leases or condominium declarations within the subdivision
or land development.
[Ord. 2000-02, 3/9/2000, § 608]
[Ord. 2000-02, 3/9/2000, § 609; as amended by Ord.
2008-01, 1/16/2007, § 2]
1.
All portions of a tract being subdivided shall be taken up in lots,
streets, public lands or other specified uses so that remnants and
land-locked areas shall not be created.
2.
When only a portion of a tract is being reviewed relative to subdivision and land development, but where future subdivision or development is imminent, the applicant shall demonstrate, subject to approval of his plan, that the remainder of the tract or parcel may be subdivided or developed in conformance with the Township Zoning Ordinance [Chapter 27] and this chapter, and will be provided safe and efficient access.
3.
Where possible, applicant shall preserve trees and mature wood lots,
waterways and historic sites.
4.
Subdivision and land developments should be laid out so as to avoid the necessity for excessive cut and fill unless specifically warranted by the terrain and permitted in accordance with the provisions of the Steep Slope Conservation District in Chapter 27, Zoning.
5.
No subdivision or land development shall violate an encumbrance,
conservation easement, restrictive covenant, deed restriction or any
other limitation otherwise applicable to the subject property.
[Ord. 2000-02, 3/9/2000, § 610; as added by Ord.
2004-02, 4/14/2004, § 2; as amended by Ord. 2008-05, 11/19/2008,
§ 1; and Ord. 2011-06, 3/16/2011, §§ 2, 3]
1.
The requirements of this section may only be modified, altered or
otherwise substituted for by approval of the Board of Supervisors
based on review and consideration by the Planning Commission and the
Township consultants as so recommended.
A.
General Standards.
(1)
Existing vegetation, such as woodlands, hedgerows and trees,
with a dbh of six inches or more or vegetation listed on the Pennsylvania
Natural Diversity Inventory, excluding invasive vegetation, shall
be preserved and incorporated into screening and landscaping plans.
Such trees and vegetation shall be designated on the landscape plan
submitted by the developer, and may be removed only with the prior
approval of the Township for good cause shown. The Township may require
replacement of removed or materially damaged vegetation.
(2)
Existing trees and vegetation, excluding invasive vegetation,
may be credited toward screening and landscaping requirements with
the approval of the Township.
(3)
Trees six inches dbh within the limits of disturbance are to
be inventoried by the applicant. Any such trees which were to be preserved
that are materially damaged or removed during construction must be
replaced with a tree or trees of comparable size and species as required
by the Board of Supervisors.
(4)
A majority of plant materials chosen to satisfy screening and
landscaping requirements or to supplement existing vegetation shall
be indigenous to the area. A variety of plant materials should be
installed to reflect the diversity of the local ecology and present
an attractive, naturalistic look.
(5)
All trees, shrubs and ground cover shall achieve screening or
landscaping objectives within three years from the time of installation.
(6)
Any trees and shrubs which are selected to satisfy screening
and landscaping requirements shall meet minimum standards for size
as follows:
|
Minimum Size
(Height from Grade)
| ||
|---|---|---|
|
Type of Vegetation
|
At Planting
|
Within 3 Years
|
|
Shrubs
|
30 inches
|
42 inches
|
|
Trees
|
12 feet and 2 1/2 inches caliper
|
N/A
|
(7)
In addition to the minimum size criteria provided for in Subsection 1A(6) above, vegetation chosen to satisfy screening and landscaping requirements shall have the following characteristics:
(a)
Plants must be from hardy and healthy stock in conformance with
standards of the American Association of Nurserymen.
(b)
Plants must be free from defects and injuries, resistant to
insects and disease, pollution-tolerant and certified by appropriate
federal and state authorities to be free from diseases and insect
infestations.
(c)
Plants shall be locally grown and purchased from a local nursery
or grown under climatic conditions similar to those of the development
site.
(d)
Plants shall be typical of their species and variety, well developed,
densely foliated branches, and vigorous, fibrous root systems, and
have normal growth habits.
(8)
Without compromising the objective of required screening or
landscaping, plant materials shall be installed in a random natural-like
order to reflect the rural character of the Township.
(9)
Unless otherwise specified, no tree shall be installed closer
than five feet to any property line and no shrub shall be installed
closer than three feet to any property line.
(11)
Landscaping may be incorporated into a stormwater management
plan, provided:
(a)
Vegetative cover, landscaped islands, or landscaped dividers
are not destroyed, either directly or indirectly, by rain, snow, wind,
or other climatic effects.
(b)
Vegetative cover is capable of withstanding soil compaction,
excess water, salt, oil, or other elements to which plants will be
exposed that may offset the health or growth of the plants.
(c)
Stormwater detention basin berms shall contain cover or other
vegetation that maintains the integrity of the basin.
(12)
The Board of Supervisors shall approve screening and landscaping
plans during final plan approval.
(13)
Screening and landscaping may be implemented in phases at the
discretion of the Township. Screening must be completed within the
following time frames:
(a)
For commercial properties, all screening and landscaping must
be installed before the first certificate of use and occupancy is
issued by the Township. In the event of special conditions, such as
prohibitive weather, a temporary certificate of use and occupancy
may be issued.
(b)
For residential developments, including those within the Village
District:
1)
Screening and landscaping must be commenced no later than the
time when building permits have been issued for 75% of the units.
2)
Screening and landscaping must be completed by the earlier of
the time 90% of the building permits have been issued or any public
improvement of that phase of the development is accepted for dedication,
or as directed by the Township.
3)
Portions of screening and landscaping which are planted within
an individual lot must be completed by the time the certificate of
use and occupancy is issued for that particular residence. In the
event of prohibitive weather, the certificate of use and occupancy
may be issued.
(14)
Required screening, parking lot landscaping, shade trees and
perimeter landscaping shall be perpetually maintained. The developer
shall be responsible for maintaining plantings until the later of:
(a) 18 months from installation; (b) 18 months from dedication to
the homeowners association, or; (c) if a dedication to a homeowners'
association never occurs, 18 months from completion of the development
(the "developer maintenance period"). All nonsurviving plantings shall
be replaced within six months. The developer must provide a maintenance
guarantee, specifying all nonsurviving plants be replaced within six
months, and escrow for all landscaping. The landowner or homeowners'
association shall be responsible for maintenance after the developer
maintenance period has expired and similarly provide a maintenance
guarantee with the same provisions.
(15)
Requirements and standards for landscaping, in addition to those
specified in this section, shall be as determined by the Board of
Supervisors.
B.
Screening.
(1)
Purpose. The objective of a screen is to:
(a)
To provide privacy and attractive buffer areas between properties.
(b)
Reduce conflicts between neighboring properties due to incompatible
noise levels, dust and debris, lighting requirements, and traffic
generation.
(c)
Provide a transition between zoning districts and incompatible
uses.
(d)
Preserve and maintain existing noninvasive plant material.
(e)
Provide buffer areas and attractive landscaping along Route
896.
(2)
Applicability.
(a)
Where a proposed industrial or commercial structure or use abuts:
1)
An existing residential structure or use.
2)
An existing agriculture structure or use.
3)
An existing industrial or commercial structure or use.
4)
The AR Agricultural/Residential District.
5)
The LDR Low-Density Residential District.
6)
The HDR High-Density Residential District.
7)
The V Village District.
8)
Route 896.
(b)
Where a major residential development is proposed.
(c)
Where a proposed structure or use is listed as a conditional
use in the respective zoning district.
(d)
Where a proposed structure or use is listed as a special exception
in the respective zoning district.
(e)
Where a proposed structure or use is incompatible with structures
or uses on adjacent tracts either by bulk, density, or intensity of
use.
(f)
Where aboveground utilities and associated structures for community
service are proposed.
(g)
Where outdoor storage or an outdoor storage area is proposed.
(h)
Where otherwise required at the discretion of the Board of Supervisors.
(3)
Alternatives to Screening. At the discretion of the Board of
Supervisors, screening may not be required: (a) in order to preserve
permanent vistas; or (b) where existing natural features such as topography
and noninvasive vegetation accomplish the objectives set forth herein.
The applicant shall bear the burden of proving to the Board, however,
that such objectives are being met.
(4)
Design Standards.
(a)
All existing trees, and all existing, healthy, noninvasive understory plants, shall be preserved within the screening depth, except when removal is approved by the Supervisors for good cause shown or where deemed necessary for insuring sight distances at intersections (as defined in § 22-708). Trees and plants removed must be replaced. The Supervisors may allow a credit towards screening planting requirements for existing trees, shrubs, and ground cover, excluding noninvasive vegetation.
(b)
The screen shall provide at least 50% opacity throughout the
year, with 75% opacity from May through October.
(c)
The screen or buffer required under Subsection 1B(2) is required on each tract regardless of existing buffers on adjacent property.
(d)
The screen shall consist of a variety of plant material, berms,
architectural elements, such as ornamental fence or wall, or any combination
of the above. Earthen berms shall be incorporated wherever possible
for sound buffering.
(e)
A variety of trees, shrubs and ground cover shall be planted.
Ground cover shall be planted where trees and shrubs are not installed.
Trees installed along public rights-of-way shall be resistant to salt
and deicing compounds, able to withstand drought and concentrated
heat from a large paved surface, and have deep root systems to prevent
cracked pavement and sidewalks.
(5)
Buffer and Screen Width.
(a)
A buffer of 40 feet along all existing roads or street rights-of-way
is required.
(b)
Unless otherwise specified, the buffer width along other perimeters
shall be a minimum of 30 feet.
(c)
Unless otherwise specified, the screen shall be a minimum depth
of 10 feet if it consists exclusively of trees or taller shrubs. A
screen consisting of plant materials and architectural elements shall
be a minimum depth of five feet.
(d)
The Board of Supervisors shall consider the following in determining
whether, and by how much, a buffer and/or screen shall exceed the
minimum widths:
1)
The density of the development.
2)
The potential adverse impact of the development on adjacent
properties.
3)
The size of the development.
4)
A commercial or industrial use of the property.
5)
The intensity of activity on the property and the levels of
noise, odor, light and other potentially disturbing conditions generated
or expected to be generated on the property.
(e)
Horse, bike and/or foot trails are encouraged along and within
the screen and/or buffer.
(f)
Screens shall consist of three layers: ground cover, intermediate
height plants and trees or taller shrubs.
(g)
The plants within the buffer shall be left in a natural condition
and allowed to develop their natural habitat form or habit. Plants
shall not be trimmed into formalistic shapes.
(h)
Plants shall be installed in groupings or staggered in a naturalistic
style rather than rows.
C.
Landscaping.
(1)
The objectives of landscaping as required for the various uses
permitted by this chapter are to:
(a)
Maintain proper drainage by reducing soil erosion and stormwater
runoff.
(b)
Mitigate certain effects of development, including traffic,
noise, heat, glare, pollution and the spread of dust and debris.
(c)
Conserve existing vegetation, wildlife and natural habitats,
water resources and topography.
(d)
Restore native vegetation which is disturbed as a result of
development and related activities.
(e)
Preserve, maintain and enhance riparian vegetative buffers.
(f)
Soften the appearance and enhance the aesthetic characteristics
of all development.
(2)
Other Landscaping.
(a)
Any portion of a site which is not covered by buildings or other
structures, loading or parking spaces and aisles, access roads, sidewalks
and designated storage areas shall be landscaped with an all-season
cover including trees and shrubs according to an overall planting
plan.
(b)
Trees 4 1/2 inches dbh or greater shall be used as a factor
in determining the location of buildings, open space, underground
utilities walks, paved areas, and other structures, and site alternatives.
Areas inclusive of drip lines for trees to be preserved shall remain
at original grade level and in an undisturbed condition.
(3)
Parking Lot Landscaping.
(a)
Applicability. Parking lots which contain at least five spaces
shall be landscaped.
(b)
Design Standards.
1)
Parking lots must have perimeter screening of a minimum of eight feet in width, unless other specified in Subsection 1B(5) above.
2)
At least 25 square feet of landscaping, which shall include
trees, shrubs and ground cover, shall be provided for each parking
space.
3)
A minimum of one tree shall be provided for every five parking
spaces.
4)
Landscaped areas, such as dividers or islands, shall be provided
to define the traffic circulation pattern and various sections of
the parking lot, including parking rows and access aisles.
5)
Landscaped areas, such as dividers or islands, shall be distributed
in alternating pattern throughout the parking lot (see Figure 22-A
below). Each landscaped area shall be a minimum of 100 square feet
and no dimension shall be less than eight feet. Areas less than 100
square feet are allowable with no credit towards the minimum area
required per parking space.
|
Figure 22-A: Alternating Parking Lot Islands with Shade
Trees
 |
6)
If a landscaped area is situated such that the front or rear
of a vehicle may hang over the edge of the landscaping, wheel stops
shall be installed to prevent encroachment of the vehicle into the
landscape area.
7)
Trees that drop sap, large amount of blossoms, seeds and/or
pods that might clog drains are prohibited.
8)
Trees shall be resistant to salt and deicing compounds, able
to withstand drought and concentrated heat from a large paved surface,
and have deep root systems to prevent cracked pavements and sidewalks.
Species from the following list are acceptable. Before other species
will be permitted, the applicant must demonstrate to the Board that
such species meet the criteria contained in this Part:
|
Parking: Small Trees (15 feet to 45 feet)
| ||
|---|---|---|
|
Botanical Name
|
Common Names
|
Mature Height
(feet)
|
|
Carpinus caroliniana
|
Musclewood, Ironwood, Blue beech, American hornbeam, Water beech
|
35 to 50
|
|
Crataegus phaenopyrum
|
Washington hawthorn
|
20 to 35
|
|
Ostrya virginiana
|
American hophornbeam, Ironwood
|
35 to 50
|
|
Quercus imbricaria1
|
Shingle oak, Laurel oak
|
30 to 45
|
|
NOTE:
| |
|---|---|
|
1
|
Varieties, hybrids and/or cultivars available.
|
|
Parking: Medium-Large Trees
| ||
|---|---|---|
|
Botanical Name
|
Common Names
|
Mature Height
(feet)
|
|
Acer saccharum (cultivars only)
|
Sugar maple, Rock maple, Hard maple
|
75 to 100
|
|
Fraxinus americana1
|
White ash
|
75 to 100
|
|
Fraxinus pennsylvanica1
|
Green ash, Red ash
|
75 to 100
|
|
Gleditsia triacanthos
|
Thornless honeylocust
|
40 to 70
|
|
Juniperus virginiana1
|
Eastern red cedar
|
50 to 75
|
|
Liquidambar styraciflua "Rotundifolia"1
|
American sweet gum, Red gum
|
60 to 100
|
|
Nyssa sylvatica
|
Black/Sour gum
|
50 to 75
|
|
Quercus palustris
|
Pin oak
|
50 to 60
|
|
NOTE:
| |
|---|---|
|
1
|
Varieties, hybrids and/or cultivars available.
|
D.
Shade Tree.
(1)
Applicability. Any development proposing the creation of new
public and private road(s) shall provide shade trees along the length
of such road.
(2)
Design Standards.
(a)
Shade trees shall be installed one to three feet outside of
the public right-of-way.
(b)
Trees on one side of the street shall be separated by no more
than 40 feet and shall be offset from street trees on the opposite
side of the street, per the following figure. Existing healthy trees
with a minimum diameter of four inches at a height of four feet and
located between the cartway edge and the right-of-way may be included
in the calculation, with the approval of the Supervisors.
 |
(c)
Trees shall be resistant to salt and deicing compounds, able
to withstand drought and concentrated heat from a large paved surface,
and have deep root systems to prevent cracked pavements and sidewalks.
Species must be indigenous to the area. The species on the following
lists are acceptable. Before other species will be permitted, the
applicant must demonstrate to the Board that such species meet the
criteria contained in this section:
|
Shade Trees: Small Trees (15 feet to 45 feet)
| ||
|---|---|---|
|
Botanical Name
|
Common Names
|
Mature Height
(feet)
|
|
Carpinus caroliniana
|
Musclewood, Ironwood, Blue beech, American hornbeam, Water beech
|
35 to 50
|
|
Crataegus crusgalli1
|
Cockspur hawthorn
|
20 to 35
|
|
Ostyra virginiana
|
American hophornbeam, Ironwood
|
35 to 50
|
|
Oxydendrum aboreum
|
Sourwood, Sorrel tree, Lily-of-the-valley tree
|
35 to 50
|
|
Quercus imbricaria1
|
Shingle oak, Laurel oak
|
30 to 45
|
|
NOTE:
| |
|---|---|
|
1
|
Varieties, hybrids and/or cultivars available.
|
|
Shade Trees: Medium-Large Trees
| ||
|---|---|---|
|
Botanical Name
|
Common Names
|
Mature Height
(feet)
|
|
Acer rubrum1
|
Red maple
|
40 to 60
|
|
Acer saccharum (Cultivars only)
|
Sugar maple, Rock maple, Hard maple
|
75 to 100
|
|
Celtis occidentalis1
|
Hackleberry, Sugarberry
|
75 to 100
|
|
Diospyros virginiana
|
Common persimmon
|
50 to 75
|
|
Fraxinus americana1
|
White ash
|
75 to 100
|
|
Fraxinus pennsylvanica1
|
Green ash, Red ash
|
75 to 100
|
|
Gleditsia triacanthos inermis
|
Thornless honeylocust
|
30 to 70
|
|
Juniperus virginiana
|
Easter red cedar
|
50 to 75
|
|
Liquidambar styraciflua "Rotundifolia"1
|
American sweet gum, Red gum
|
60 to 100
|
|
Nyssa sylvatica
|
Black/Sour gum, Pepperidge
|
50 to 75
|
|
Prunus serotina
|
Black cherry, Wild cherry
|
50 to 75
|
|
Quercus alba1
|
White oak
|
50 to 100
|
|
Quercus coccinea1
|
Scarlet oak
|
50 to 90
|
|
Quercus macrocarpa1
|
Bur oak, Mossycup oak
|
75 to 100
|
|
Quercus palustris
|
Pin oak
|
50 to 60
|
|
Quercus prinus
|
Chestnut oak, White chestnut oak
|
50 to 75
|
|
Quercus velutina
|
Black oak
|
75 to 100
|
|
Tilia cordata
|
Littleleaf linden
|
50 to 60
|
|
Zelkova serrata
|
Japanese zelkova
|
50 to 80
|
|
NOTE:
| |
|---|---|
|
1
|
Varieties, hybrids and/or cultivars available.
|
|
Landscaping: Street/Urban Shrubs
| ||
|---|---|---|
|
Botanical Name
|
Common Names
|
Mature Height
(feet)
|
|
Aronia arbulifolia1
|
Red chokeberry
|
6 to 12
|
|
Aronia melanocapa
|
Black chokecherry
|
3 to 6
|
|
Cephalanthus occidentalis
|
Button bush
|
3 to 12
|
|
Cornus sericea
|
Red twig dogwood
|
3 to 12
|
|
Ilex glabra1
|
Ink berry
|
6 to 12
|
|
Juniperus communis1
|
Common juniper
|
3 to 6
|
|
Kalmia latifoia1
|
Mountain laurel, Calicobush
|
12 to 20
|
|
Lindera benzoin1
|
Common spice bush
|
6 to 12
|
|
Myrica pennsylvanica
|
Northern bayberry
|
5 to 12
|
|
Psychocarpus opulifolius
|
Ninebark
|
5 to 9
|
|
Rubus occidentalis
|
Blackcap/black raspberry
|
3 to 6
|
|
Vaccinium corymbosum
|
High bush blueberry
|
6 to 12
|
|
Viburnum cassinoides
|
Witherod viburnum
|
6 to 12
|
|
Viburnum nudum "Winterthur"
|
Smooth witherod
|
5 to 12
|
|
Viburnum dentatum
|
Arrowwood, Arrow viburnum
|
6 to 12
|
|
NOTE:
| |
|---|---|
|
1
|
Varieties, hybrids and/or cultivars available.
|
[Ord. 2000-02, 3/9/2000, § 611; as added by Ord.
2003-10, 10/9/2003; as amended by Ord. 2003-11, 10/9/2003]
1.
Street Access. Every building and lot shall have access to a public
street or an approved private street. Unless clearly impractical,
all residential lots shall have direct access only to a local street.
Where lots are created having frontage along existing roads, the proposed
street pattern shall provide reverse-frontage access to a local street
within the development, rather than access on to the existing road.
Front yard setback shall be calculated from the local road.
2.
Double Frontage. Where a lot is created between two parallel roads, access from both roads shall be prohibited. In such cases, the provisions of Subsection 1 shall apply.
3.
Cul-de-Sac Frontage. No more than four lots shall front along the
turning circle of a cul-de-sac. Unless clearly impractical, all lot
lines shall radiate from the center of the turnaround.
4.
Access Intersection Distance. All accessways from lots to a public
street shall locate a minimum distance from an intersection based
on the classification of a road as defined by the Comprehensive Plan.
5.
Parking Lot Setback. Parking lots shall be set back from any public
road or property line a minimum of 10 feet. Where practical, access
to parking lots shall be provided by a common service driveway or
a minor street to avoid direct access onto a collector or arterial
road. Access driveways should be separated by 100 feet and a minimum
of 200 feet from any intersection.
6.
Responsibilities. The applicant shall be held responsible for improvements
to existing roadways and for the construction of any necessary traffic
control devices, including acceleration and deceleration lanes as
required by the Pennsylvania Department of Transportation of state
highways and/or Township roadways, as the case may be.
[Ord. 2000-02, 3/9/2000, § 609; as added Ord. 2003-10,
10/9/2003; and as amended by Ord. 2003-11, 10/9/2003]
Interior drives shall be designed so as to prevent blockage
of vehicles entering or leaving a site. Separate areas shall be designed
for loading, unloading and refuse collection so that these activities
will not block or interfere with the use of accessways or parking
areas. Internal drives shall be clearly marked by signs, curbing and
painting.
[Added by Ord. 2015-02, 6/17/2015]
1.
In order to more effectively evaluate subdivision and/or land development,
the applicant proposing the development of any property within the
Township shall be required to disclose the environmental consequences
or effect of such proposals through the submission of an environmental
impact assessment (EIAM) report.
2.
The EIAM report shall contain text, tables, maps and analyses which
document the probable impact resulting from the proposed subdivision
and/or land development and/or other development, consistent with
the format and content outline specified below.
3.
Twelve copies of the EIAM report shall be submitted. Within the EIAM
report, specific emphasis shall be directed toward the proposed project's
effects on and relationship to applicable site, neighborhood (including
areas in adjacent townships, where applicable) and Township-wide resources,
conditions or characteristics. The EIAM report shall describe the
project site, proposed use(s), environmental characteristics and the
environmental effects of the proposal as follows:
A.
An identification of the site location and area through the use of
a location map drawn at a scale of not more than 2,000 feet to the
inch. The location map shall depict all streets, adjoining properties,
zoning district boundaries and municipal boundaries within 3,000 feet
of any part of the tract. In the case of development of a section
of the entire tract, the location map shall also show the relationship
of the section to the entire tract.
B.
An identification of the site character and appearance through the
presentation of photographs or copies thereof. Such photographs shall
provide a representation of what the site looks like from the ground.
Photographs should be properly identified or captioned and shall be
keyed to a map of the site.
C.
An identification of the nature of the proposal through the presentation
of the following:
(1)
A site development plan including notes pertaining to the number and type of lots or units, the square footage and/or acreage of the tract and a depiction of the features which are proposed, such as streets, driveways, parking areas, buildings and other structures, and all impervious surfaces. The plan shall be drawn at a scale of not more than 100 feet to the inch and may be submitted as an attachment to the report. The plan shall reflect all the information required under Subsection 3 herein.
(2)
Plans and elevations depicting the proposed size, square footage,
height, and number of rooms (where applicable) of buildings and/or
other structures.
(3)
A statement indicating the existing and proposed ownership of
the tract and, where applicable, the type of ownership, operation
and maintenance proposed for areas devoted to open space or otherwise
not under the control of a single lot owner.
(4)
A statement indicating the proposed staging or phasing of the
project and a map depicting the boundaries of each stage or phase
of the project. Such boundaries shall be superimposed on a version
of the site development plan.
D.
An identification of natural resources associated with the tract,
including such features as geology, topography, soils, hydrology,
vegetation, wildlife habitat and the like. The identification of natural
resources shall include a narrative description of the aspects of
each of the resources mentioned above. In addition, these resources
shall be mapped at a scale of not more than 100 feet to the inch,
as specified below, and may be either incorporated into the EIAM report
or submitted as attachments to the report.
(1)
A map depicting the geological characteristics of the tract.
Such map shall define the location and boundaries of the rock formations
at or influencing the tract and features such as faults and/or fractures.
(2)
A map depicting the topographical characteristics of the tract.
Such map shall contain contours with at least two-foot intervals and
shall depict slopes from 15% to 20% and greater than 25%.
(3)
A map depicting the soil characteristics of the tract. Such
map shall depict all soil types and shall include a table identifying
soil characteristics pertinent to the proposed subdivision and/or
land development, such as depth to bedrock, depth of water table,
flood hazard potential, and limitations for septic tank filter fields.
The map shall specifically identify any hydric soils, soil with seasonally
high groundwater, and any prime agricultural soils and prime agricultural
land.
(4)
A map depicting the hydrological characteristics of the tract.
Such map shall depict: surface water resources, their drainage characteristics,
watersheds and floodplains, headwater areas, wetland margins, riparian
buffers, and groundwater resources. Surface water resources include
features such as creeks, runs and other streams, ponds, other natural
bodies of water, springs, wetlands, and any man-made impoundments.
Groundwater resources include features such as aquifers and aquifer
recharge areas.
(5)
A map depicting the vegetation characteristics of the tract.
Such map shall define the locations and boundaries of the wooded areas
of the tract and shall note the types of vegetation that exist in
terms of their species types and sizes, identifying any specimen vegetation,
specimen tree(s), or higher value tree species. The identification
of wooded areas shall depict the classification(s) as shown on the
Woodland Classification Map.
(6)
A map depicting characteristics associated with wildlife habitats.
Such map may draw upon the vegetation, hydrology and soil maps in
order to express habitat characteristics associated with terrestrial
and aquatic wildlife on the tract and the relationship of the overall
habitat(s). Such map shall denote any species of special concern areas.
E.
An identification of the land use conditions and characteristics
associated with the tract, such as: current and past use, land cover,
and encumbrances, and the relationship of these to adjacent tracts.
The identification of land use conditions and characteristics shall
include a narrative description of the above. In addition, the following
maps, drawn at a scale of not more than 100 feet to the inch, unless
otherwise noted, shall be incorporated into the EIAM report or submitted
as attachments to it:
(1)
A map depicting the land cover characteristics of the tract.
Such map shall define existing features, including: paved or other
impervious surfaces, wooded areas, cultivated areas, pasture, old
fields, lawns and landscaped areas and the like.
(2)
A map depicting any encumbrances to the tract. Such map shall
define easements and other areas where certain use privileges exist.
(3)
A map depicting the land uses adjacent to the proposed tract.
Such map may be at the same scale as the location map.
F.
An identification of the historic and archaeological resources associated
with the tract, such as areas, buildings, structures and/or routes
and trails. Areas, buildings, structures and/or routes and trails
included on the National Register of Historic Places, the Pennsylvania
Inventory of Historic Places, the Historic American Building Survey,
and those identified in the Comprehensive Plan, shall be identified.
The identification of historic and archaeological resources shall
include a narrative description of the above. In addition, a map,
drawn at a scale of not more than 100 feet to the inch, depicting
historic and archaeological resources shall be incorporated into the
EIAM report or submitted as an attachment to the report.
G.
An identification of the visual resources associated with the tract,
such as areas that have a particular amenity value and areas that
offer interest in viewing the tract, specifically including the White
Clay Wild and Scenic River, and any area described in the Comprehensive
Plan as a scenic road, visual accent, visual intrusion, vista point
or viewshed. The identification of visual resources shall include
a narrative description of the above. In addition, a map, drawn at
a scale of not more than 100 feet to the inch, depicting visual resources
shall be incorporated into the EIAM report or submitted as an attachment
to the report.
H.
An identification of the community facility needs associated with
the user and/or resident of the proposed subdivision and/or land development.
The community facility needs assessment shall indicate in narrative
form the type of services which will be in demand. Where applicable,
community facilities (such as schools, park and recreation areas,
libraries, hospitals, and other health care facilities, fire protection,
police protection, ambulance, and rescue service and postal services)
shall be discussed in terms of the ability of existing facilities
and services to accommodate the demands of future users and/or residents
of the lots and/or tract and the need for additional or expanded community
facilities.
I.
An identification of the utility needs associated with the user and/or
resident of the proposed subdivision and/or land development. The
utility needs assessment shall indicate in narrative form the type
of installations which will be in demand. Utilities (such as those
used for water supply, sewage disposal, refuse disposal, storm drainage,
communications and electrical transmission) shall be discussed in
terms of: the ability of existing utility installations to accommodate
the demands of the future users and/or residents of the lots and/or
tract; the need for additional or expanded utility installations;
the ability to achieve an adequate, potable quantity of water whenever
individual wells are proposed; the ability to achieve an adequate
system for on-site sewage disposal whenever such a system is proposed;
and the ability to achieve an adequate system for storm drainage and
stormwater management.
J.
An identification of the relationship of the transportation and circulation
system needs of the proposed subdivision and/or land development to
the existing street or highway network. A discussion of this relationship
shall be in narrative form and shall indicate factors such as: methods
to be used for traffic control within the tract and at points of ingress
to and egress from it; and expected traffic volumes generated from
the subdivision and/or land development, including their relationship
to existing traffic volumes on existing streets for both peak-hour
and non-peak-hour traffic conditions. In addition, there shall be
a discussion of the physical condition of existing streets which will
service the proposed subdivision and/or land development and what
improvements are proposed to remedy any physical deficiencies worse
than Level of Service D.
K.
An identification of the social and demographic characteristics related
to the proposed subdivision and/or land development. The characteristics,
which shall be presented in narrative form, shall include a profile
of the future users and/or residents of the lot and/or tract, including
information such as the number of people expected. Such information
shall be related to initial and completed subdivision and/or land
development conditions.
L.
An identification of the economic and fiscal characteristics related
to the proposed subdivision and/or land development. The characteristics,
which shall be presented in narrative form, shall include a profile
of the Township, county and school district revenues that the proposal
may generate and the Township, county and school district costs it
may create. Such information shall be related to initial and completed
subdivision and land development conditions.
M.
An identification of characteristics and conditions associated with
existing and future air and water quality and noise levels, vibration,
toxic materials, electrical interference, odor, glare and heat, fire
and explosion, smoke, dust, fumes, vapors and gases and/or radioactive
materials.
N.
The implications of the proposed subdivision and/or land development in terms of: the type of beneficial or adverse effects which may result from it; and the duration of these effects in terms of their short-term or long-term nature. To indicate such effects, there shall be a discussion of the implications of the proposed subdivision and/or land development to the resources, conditions and characteristics described in Subsection 3D through M above. In addition to a narrative presentation of implications, the applicant shall display where the subdivision and/or land development adversely affects the tract's resources, conditions or characteristics through the use of a map, drawn at a scale of not more than 100 feet to the inch, wherein the areas adversely affected from proposed development are highlighted. Such map may be either incorporated into the EIAM report or submitted as an attachment to the report. Further, the applicant must demonstrate and specify in the EIAM report how and where the findings in the EIAM report and its attachments are reflected in the subdivision and/or land development plan.
O.
Alternatives to the proposed subdivision and/or land development.
To indicate such alternatives, the applicant shall submit exhibits
or diagrams which will depict the alternatives described in narrative
form. The applicant shall comment on how alternatives such as: revised
location, redesign, layout or siting of buildings, roads and other
structures, alternate methods for sewage disposal and water supply,
reduction in the size of proposed structures or number of structures,
and the like would preclude, reduce or lessen potential adverse impact
or produce beneficial effects.
P.
Probable adverse effects which cannot be precluded. In indicating
such effects, a discussion shall be presented regarding whether they
will have primary or secondary implications, that is, whether the
adverse effects will have direct or indirect influence on a particular
resource, condition or characteristic.
Q.
Measures to Mitigate Adverse Effects. To indicate such measures,
the applicant shall submit exhibits or diagrams which will depict
the type of remedial, protective and mitigative measures described
in narrative form. These resources shall include those required through
existing procedures and standards and those unique to a specific project,
as follows:
(1)
Mitigation measures which pertain to existing procedures and
standards are those related to current requirements of the state,
county and/or Township for remedial or protective action, such as:
sedimentation and erosion control, stormwater runoff control, water
quality control, air quality control, and the like.
(2)
Mitigation measures related to impacts which may be unique to
a specific subdivision and/or land development are those related to
efforts such as: revegetation, screening, fencing, emission control,
traffic control, noise control, reduction in the size or number of
buildings and other structures, relocation of people and/or businesses,
land acquisition, and the like.
R.
Any irreversible environmental changes which would occur due to the
proposed subdivision and/or land development should it be implemented.
To indicate such changes, the use of nonrenewable resources during
the initial and continued phases of the subdivision and/or land development
shall be discussed. Further, the loss of natural resources shall be
indicated through a presentation of the quantity of loss and related
qualitative effects.
