[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.
E. 
Natural Resource Protection Standards. Natural resources on the site shall be protected in accordance with the requirements of Part 24, Natural Resource Protection Standards, of Chapter 27, Zoning.
[Ord. 2000-02, 3/9/2000, § 603]
1. 
The length, width and shape of blocks shall be determined with regard to the following:
A. 
Provisions of adequate sites for buildings of the type proposed.
B. 
Topographic conditions.
C. 
Applicable zoning requirements.
D. 
Requirements for safe and convenient vehicular and pedestrian circulation, including the reduction in number of intersections with arterial and collector streets.
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:
A. 
Where reverse-frontage lots are used.
B. 
Where double lot depth is prevented by environmental conditions of the site.
C. 
Where the size of the site cannot accommodate double lot depth.
[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:
(1) 
Construct recreation facilities.
(2) 
Improve existing recreation facilities.
(3) 
Pay a fee in lieu of dedication.
(4) 
Provide for any combination of the above.
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:
(a) 
Equipment to meet ASTM 1487-01, IPEMA (International Playground Equipment Manufacturer's Association) certification and ADA.
(b) 
Installation of equipment is in accordance with CPSC-98.
(c) 
Safety surfacing material to be in accordance with ASTM 1292-01.
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]
1. 
To achieve long-term flood damage avoidance and protection of the natural and beneficial floodplain functions, no new buildings resulting from new subdivisions or land development shall be permitted in areas designated as the Flood Hazard District per Chapter 27, Zoning.
2. 
Other land disturbance activities resulting from new subdivisions or land development within the Flood Hazard District shall be done in accordance with Chapter 27, Zoning.
[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.
(10) 
No planting shall obstruct motorist visibility at intersections as described in § 22-708.
(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.
A. 
Local intersecting local, 50 feet.
B. 
Local intersecting collector, 75 feet.
C. 
Local intersecting arterial, 100 feet.
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.
A. 
An EIAM report shall be submitted with the preliminary plan for any of the following:
(1) 
Any nonresidential use that involves the disturbance of more than 0.5 acre.
(2) 
A residential use that involves the creation of five or more lots.
B. 
An updated EIAM shall accompany and form a part of the final plan.
C. 
The EIAM report shall be prepared by a licensed engineer, architect, landscape architect, or land planner.
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.