Part 6 DESIGN STANDARDS

[Ord. 2011-03, 6/27/2011, § 22-601]

The standards and requirements contained in this Part shall apply as minimum design standards for subdivisions and/or land developments within the Township. In addition, subdivisions and/or land developments shall be designed to comply with the requirements of the Zoning Ordinance [Chapter 27], the Stormwater Management Ordinance [Chapter 23], regulations of the sewer authority or relevant water authority, and regulations of any state or federal jurisdiction as applicable.

All proposed subdivisions and/or land developments shall be designed, laid out, arranged, constructed and coordinated with all presently existing facilities and improvements that serve the subject tract, including, but not limited to, the (A) transportation network, (B) sewer collection, conveyance and treatment facilities, (C) water supply and distribution facilities, and (D) stormwater management facilities, as necessary to accommodate prospective traffic, provide adequate sewer and water service, promote proper stormwater management, facilitate fire protection, prevent flooding and conform to the Comprehensive Plan, including any urban growth area, the Official Map, and any regulations or plans adopted in furtherance thereof. All proposed subdivisions and/or land developments shall also be designed, laid out, arranged, constructed and coordinated to ensure that abutting lots shall continue to have safe and convenient access in accordance with the standards of this chapter or, if such lots do not presently have such access, to have access at least equal to the level existing prior to the proposed subdivision and/or land development. The applicant shall submit studies and reports with the preliminary plan application and the final plan application, which shall clearly identify any assumed, proposed and required improvements to existing facilities. If an applicant submits a study, report or plan that contains improvements assumed to be installed by others and compliance with the design standards in this chapter is based upon the completion of such assumed improvements, the design standards of this chapter shall not be considered as met unless the applicant presents evidence that such an entity or entities has/have budgeted funds and/or has entered into contracts for the assumed improvements or unless a plan application for another development that proposes the installation of such improvements has been approved and recorded.

Compliance with Special Exception or Conditional Use Approval. Whenever the Zoning Ordinance [Chapter 27] provides that the use proposed by the applicant for subdivision and/or land development approval shall constitute a use by special exception or a conditional use, the applicant shall obtain such special exception or conditional use approval from the Zoning Hearing Board or the Board of Supervisors, as applicable, prior to the submission of the preliminary plan application. The plan application shall be designed and developed in accordance with any conditions which the Zoning Hearing Board or the Board of Supervisors, as applicable, has imposed upon such approval.

Compliance with Variances of the Zoning Ordinance [Chapter 27]. Whenever the applicant proposes to develop a subdivision and/or land development in a manner that would require a variance from any requirements of the Zoning Ordinance [Chapter 27], the applicant shall obtain such variance from the Zoning Hearing Board prior to the submission of the preliminary plan application. The plan application shall be designed and developed in accordance with any conditions which the Zoning Hearing Board has imposed upon the grant of such variance or variances.

Compliance with Prior Recorded Plans. Whenever all or a portion of the land contained within an application for subdivision or land development approval constitutes all or a portion of land included in a prior subdivision or land development plan approved by the Township or the County Planning Commission and recorded in the Office of the Recorder of Deeds in and for Lancaster County, Pennsylvania, the plan shall comply with all conditions, restrictions and notes imposed on the prior approval and/or included upon the recorded subdivision or land development plan. The applicant shall identify all prior recorded subdivision and/or land development plans of which all or a portion of the land contained in the plan was a part and all conditions, restrictions and notes that affect the current application. Failure to identify all applicable conditions, restrictions and notes of record on prior plans constitutes a violation of this chapter. The applicant shall submit with the preliminary plan application a statement identifying the prior plans reviewed; the conditions, restrictions and notes that would impact development in accordance with the plan application for which approval has been requested; and, an explanation of the manner in which the proposed plan application has been designed to comply with such conditions, restrictions and notes. This information shall be signed by the applicant or the applicant's licensed design professional.

§ 22-602 Streets, Access Drives and Driveways.

[Ord. 2011-03, 6/27/2011, § 22-602; as amended by Ord. 2013-02, 7/22/2013, §§ 2, 3; and by Ord. 2014-03, 4/14/2014, § 4]

General Arrangement. The following criteria shall be considered in the design of streets in all subdivision and land development plans:

The arrangement of streets shall conform to applicable municipal comprehensive plans, official maps, and Township and state street and highway plans as have been duly adopted.

For streets not shown on a comprehensive plan, official map or adopted highway plan, the arrangement shall provide for the appropriate extension of existing streets and shall conform as closely as possible to the original topography.

Residential streets other than arterials, collectors and marginal access streets shall be arranged so as to discourage excessive speeds.

Streets shall be designed with drainage grates that are safe for crossing by bicycles or horse-drawn vehicles.

Adequate vehicular and pedestrian access shall be provided to all lots.

Curvilinear streets and cul-de-sacs should be utilized only where their use will be consistent with adjoining development patterns, topography, and natural features of the site. Curvilinear streets shall not be used immediately adjacent to an existing grid street system without providing a transition that continues and protects the existing grid pattern. New street systems platted adjacent to an existing village shall not be merely looped back on local access streets within the village, but shall connect with, or be designed to connect with in the future, streets of a higher class. Consideration shall be given to the dispersal of traffic from commercial and employment centers and to the ultimate functioning of the street system.

Cul-de-sacs shall not be permitted unless the applicant shows to the satisfaction of the Board of Supervisors that a loop street cannot be provided, that adequate access for emergency vehicles can be provided, that areas to accommodate snow removal will be provided and that improved pedestrian access will be provided. The applicant shall also show that such cul-de-sac will be consistent with adjoining development patterns, topography, and natural features of the site. See § 22-602.16.

Streets shall be laid out to provide convenient and safe access to all lots. Where appropriate, the Board of Supervisors may require additional cartway improvements and right-of-way width along existing street frontages to accommodate the anticipated traffic increases and to facilitate vehicular turning movements to and from individual lots.

Where a development abuts an existing or proposed arterial street, the Board of Supervisors may require the use of marginal access streets, reverse frontage lots or other such treatment that will provide protection for abutting properties, reduce the number of intersections with the arterial street, and separate the local and through traffic.

Where a development abuts an existing or proposed arterial or collector street, the Board of Supervisors may require the use of shared access drives or driveways between adjacent lots or uses in order to reduce the number of access drives and driveways connecting to such arterial or collector streets.

Street Hierarchy.

Streets shall be classified in a street hierarchy system with design tailored to function, subject to the approval of the Board of Supervisors.

Each street shall be classified and designed to the standards for the appropriate street classification for its entire length.

Private Streets. Private streets are prohibited unless such streets meet the design standards of these regulations for local access streets. All subdivision streets shall be dedicated to the public unless design objectives of the development warrant private ownership. Approval of a subdivision involving a private street shall be solely at the discretion of the Board of Supervisors. Applications that propose a private street shall be accompanied by an agreement, which shall be recorded with the Lancaster County Recorder of Deeds as part of the final plan. This agreement shall establish the conditions under which the street will be constructed and maintained, as well as conditions controlling an offer of dedication, and shall stipulate:

(1)

The street shall be constructed and maintained to conform to the specifications of this chapter.

(2)

The landowners of the abutting lots shall include with any future offer for dedication sufficient monies, as estimated by the Township Engineer, to restore the street to conformance with Township standards.

(3)

An offer for dedication of the street shall be made only for the street as a whole.

(4)

The method of assessing maintenance and repair cost.

(5)

An agreement by the landowners of 51% of the front footage thereon shall be binding on the landowners of the remaining lots.

Arterial Street Design. The design standards for arterial streets shall be as specified by PennDOT for state highways, and as specified by Township standards for Township streets classified as arterial streets under the federal Aid System.

Determination of Required Right-of-Way and Cartway Width for Local and Collector Streets.

Right-of-way, cartway and shoulder widths for each local and collector street shall be as follows:

Table 22-6-1
		Minimum Required Width
Street Classification		Right-of-Way	Cartway
Collector
	With parking or non-motorized lane	60 feet	36 feet
	Without parking or non-motorized lane	60 feet	28 feet
Local Access
	With parking or non-motorized lane	50 feet	34 feet
	Without parking or non-motorized lane	50 feet	28 feet

All plans shall be designed to provide for the entire required right-of-way and cartway, except as provided below. The right-of-way shall be measured from street line to street line and shall be sufficiently wide to contain the cartway, curbs, shoulders, sidewalks, graded areas, utilities and shade trees.

(1)

Within the T-1 and T-2 Districts where lots fronting on an existing street are being subdivided or are the subject of a land development plan, the developer shall only be required to provide the entire required right-of-way along the existing street.

The right-of-way width of a new street that is a continuation of an existing street shall in no case be continued at a width less than the existing street. Where the right-of-way width of the new street is greater than the existing street, a transition area shall be provided, the design of which is subject to approval by the Board of Supervisors.

The right-of-way shall reflect future development as indicated by the Comprehensive Plan or Official Map, if any.

Drainage Swales. The construction of drainage swales shall be provided where curbs are not required.

Curbs.

Curbs shall be provided as follows:

(1)

Along all new streets in subdivisions except within the T-1 or T-2 Districts.

(2)

Along all new streets and parking compounds within a land development.

(3)

Along each side of any existing street required to be improved by the Board of Supervisors.

Curbs shall be constructed according to the specifications set forth in Appendix 22-16.

Curbs shall be the standard vertical curb type except that standard slant curbing may be used in residential subdivisions. The transition from one type of curb to another shall be affected only at a street intersection.

Depressed curbs at driveways shall be no higher than 1 1/2 inch above the street surface. The length of a depressed curb shall not exceed 35 feet without a safety island. This safety island shall not be less than 15 feet in length. Pipes or grates or other construction shall not be placed in the gutter to form a driveway ramp.

Curbing shall be designed to provide a ramp for bicycles and wheel chairs at each intersection, at the principal entrances to buildings that front on parking lots, and at all crosswalks. All ramps shall comply with applicable state and federal regulations pertaining to handicapped access.

The Board of Supervisors may waive the installation of curbs when:

(1)

Shoulders are required.

(2)

Soil or topographic conditions make the use of shoulders and drainage swales preferable.

(3)

It is in the best interest of the Township to preserve its rural character by using shoulders and drainage swales instead of curbs.

Sidewalks.

Sidewalks and associated graded areas within existing and proposed street rights-of-way shall be required by the Board of Supervisors as follows:

(1)

Along all new streets in subdivisions and land developments except within the T-1 or T-2 Districts.

(2)

Along each side of any existing street required to be improved by the Board of Supervisors.

(3)

When the subject tract is within 1/2 mile of pedestrian generators such as schools, community facilities, shopping centers, and the like.

(4)

To continue a sidewalk on an existing street, to link areas, or as indicated in the Comprehensive Plan.

Sidewalks shall be placed parallel to the street within the right-of-way unless a waiver has been granted to preserve topographical or natural features, or to provide visual interest, or unless the applicant shows that an alternative pedestrian system provides safe and convenient circulation.

Within land developments, sidewalks shall be located to provide pedestrian access between uses and parking areas, other uses within the lot and with adjacent streets.

Pedestrian way easements 10 feet wide may be required by the Board of Supervisors through the center of blocks more than 600 feet long to provide circulation or access to schools, playgrounds, shopping or other community facilities.

Sidewalk width shall be a minimum of four feet six inches; wider widths may be necessary near pedestrian generators and employment centers. Where sidewalks abut the curb and cars overhang the sidewalk, widths shall be six feet.

Sidewalks and graded areas shall be constructed according to the specifications set forth in Appendix 22-17.

Vertical Alignments. Vertical street alignments shall be measured along the street centerline. The minimum grade of all streets shall be 1% and the maximum grade of all streets shall be 10%.

Vertical curves shall be used in changes in grade exceeding 1%. The minimum lengths (in feet) of vertical curves shall be 30 times the algebraic difference in grade. For example, if a 3% upgrade is followed by a 4% downgrade, the algebraic difference in grade is 7 [+3-(-4)=7]; the minimum length of the vertical curve would then be 210 feet [30 by seven equals 210].

Where the approaching grade exceeds 7% on any or all streets at a four-way street intersection, or the terminating street at a three-way intersection, a leveling area shall be provided on the streets with such excessive grade. Such leveling areas shall have a maximum grade of 4% for a minimum length of 75 feet measured from the intersection of the centerlines.

The maximum grade within the diameter of a turnaround at the terminus of a permanent cul-de-sac shall be 5%.

Horizontal Alignments. Horizontal street alignments shall be measured along the street centerline. Horizontal curves shall be used at all angle changes in excess of 2°. Single long radius curves shall be used rather than a series of curves with varying radii or a series of short curves separated by short tangent segments. The minimum horizontal curve radius for streets shall be 150 feet.

Perimeter Streets. Plans with street locations along the perimeter of the subject tract shall be required to show setback lines and clear sight triangles within the adjacent lots. Permission to place such setback lines and clear sight triangles within the adjacent lots shall be obtained from the adjacent landowners.

Cartway Alignment. The centerline of the street cartway shall correspond with the centerline of the street right-of-way.

Street Intersections.

Multiple intersections involving the junction of more than two streets are prohibited.

The distance between the centerline of streets intersecting at grade with a local access street shall be no less than 150 feet measured along the centerline of the street being intersected.

The distance between the centerline of streets intersecting at grade with a collector street shall be no less than 300 feet measured along the centerline of the street being intersected.

The distance between the centerline of streets intersecting at grade with an arterial street shall be no less than 600 feet measured along the centerline of the street being intersected.

Right angle intersections shall be used whenever possible. No street shall intersect another at an angle of less than 75°.

The cartway edge at street intersections shall be rounded by a tangential arc with a minimum radius of 20 feet for local access streets and 30 feet for intersections involving arterial and collector streets. The street right-of-way radii at intersections shall be substantially concentric with the edge of the cartway.

Where appropriate, the Board of Supervisors may require additional traffic lanes to facilitate safe vehicular turning movements at existing or proposed street intersections within or bordering subdivision or land development plans.

Clearly marked crosswalks shall be provided at all intersections when sidewalks or pedestrian easements are provided in a development. Crosswalks may also be required by the Board of Supervisors at other locations to promote the convenience and safety of pedestrian traffic. The design of crosswalks and the materials used shall be consistent with the standards of PennDOT.

10.

Sight Distance at Street Intersections.

Proper sight distance shall be provided at all new street and all new access drive intersections in accordance with the latest edition of the PennDOT Design Manual, Part 2, "Highway Design" (Publication 13), § 2.17.F.

At all street intersections where stop signs or other stop control devices are not proposed, clear sight triangles shall be required and shall include the area on each street corner that is formed by a triangle where the two legs of the triangle extend 100 feet from the centerline intersection of the two intersecting streets along the centerlines of said streets. The planting of trees or other plantings or the location of structures exceeding 30 inches in height that would obstruct the clear sight across the area of the clear sight triangle shall be prohibited; and a public right-of-entry shall be reserved for the purpose of removing any object, material or otherwise, that obstructs the clear sight.

11.

Lot Access.

The Board of Supervisors may disapprove any point of ingress or egress to any lot or development from any street when the proposed ingress or egress would create unsafe conditions, reduce the capacity of the adjoining street, result in substandard circulation and impaired vehicle movement, or be inconsistent with the Comprehensive Plan.

The Board of Supervisors may require the applicant to provide ingress and egress to a particular lot through the remainder of the subject tract or other properties over which he has control. The Board of Supervisors may also require the use of shared access drives or driveways between adjacent lots or uses in order to reduce the number of access drives and driveways connecting to such arterial or collector streets.

In approving ingress or egress from any state highway, the Board of Supervisors can only approve those access points that are not in conflict with safety standards of PennDOT. A highway occupancy permit is required for each access point onto a state highway.

The receipt of a highway occupancy permit does not assume direct approval of the Board of Supervisors. The Board of Supervisors may require the applicant to reapply for such a permit if the location of the access approved by said permit is in conflict with any provision of this chapter or if the Board of Supervisors feels the location of the access will hinder the safe and efficient movement on any state highway or the proper development of the subject tract. In the event that, after such reapplication, PennDOT refuses to modify the highway occupancy permit to conform with the provisions of this chapter, the PennDOT decision shall prevail.

12.

Non-motorized Vehicle Lanes. All non-motorized vehicle lanes shall be designed according to one of the following standards:

Separate bicycle paths shall be required if such paths have been specified as part of the Comprehensive Plan or recommended in an adopted recreation or transportation plan or study, or where determined by the Board of Supervisors to be appropriate due to existing or projected bicycle use patterns.

Bicycle lanes, where required, shall be placed in the outside lane of a street, adjacent to the curb or shoulder. When on-street parking is permitted, the bicycle lane shall be between the parking lane and the outer lane of moving vehicles. The lanes shall be delineated with markings, preferably striping. Raised reflectors or curbs shall not be used.

Separate carriage lanes shall be required if such lanes have been specified as part of the Comprehensive Plan or recommended in an adopted transportation study.

Carriage lanes, when required, shall be located adjacent to the outside travel lane of the cartway and may be contained within the shoulder. When on-street parking is permitted, the carriage lane shall be located between the outside travel lane and the parking lane.

Movement within the non-motorized lanes shall flow in the same direction as the adjacent travel lane.

Non-motorized vehicle lanes shall be constructed according to the specifications set forth in Appendix 22-18.

13.

Street Provisions for Future Developments. Where appropriate, areas shall be reserved for future street usage in conjunction with the development of adjacent lots. Areas reserved for future street usage shall not be required to be improved; however, these areas shall be reserved for street improvements to be provided by the developer of the adjacent lot. Wherever there exists a dedicated or platted area reserved for future street usage along the boundary of the subject tract, the adjacent street shall be extended into the subject tract provided this use is not adverse to the man-made or natural features of the site.

14.

Extension of Existing Streets. The extension of existing streets that are presently constructed with a cartway different from the standards of this chapter shall be provided with a transition area, the design of which is subject to approval by the Board of Supervisors.

15.

Street Improvements. All street paving shall conform to the following specifications:

All new streets, other than those owned and maintained by (PennDOT) shall be designed with the following cross-sectional specification: (all courses are compacted thickness): An eight-inch thick 2A stone sub base, a four-inch thick 25-millimeter Superpave base course, and a 1 1/2-inch thick 9 1/2-millimeter Superpave wearing course. All pavement shall be Superpave HMA and mixed with PG-64-22 oil at 0.3 to < 3,000,000 ESAL's, and Skid Resistance Level (SRL-H), unless otherwise requested by the Township.

All streets to be owned and maintained by PennDOT shall be designed in accordance with PennDOT specifications.

16.

Cul-de-Sac Streets.

A cul-de-sac street shall not be permitted when a through street is feasible. The feasibility of a through street shall be based on the physical features of the subject tract, the potential for extension of the street to adjoining lots, restrictions imposed by other government regulations and the ability of the design to meet all other requirements of this chapter. When cul-de-sac streets are proposed, the application shall be accompanied by written analysis of the merits of the design and the reasons that a through street would not be feasible. Approval of cul-de-sac streets shall be at the sole discretion of the Board of Supervisors.

Permanent cul-de-sac streets, when permitted, shall be designed to serve a maximum of 250 AADT for residential development and a maximum of 500 AADT for nonresidential development.

All cul-de-sac streets shall have a minimum length of 250 feet and a maximum length of 600 feet.

The length of a cul-de-sac street shall be measured from the centerline intersection with the through street to the center point of the turnaround.

Cul-de-sacs shall have a paved circular or "P" shaped turnaround. The minimum radius of the outer edge of the paved turnaround shall be 50 feet. The right-of-way for the turnaround shall maintain the same distance between the cartway edge and the right-of-way line as maintained for the straight sections of the street.

17.

Future Access Strips. Future access strips are street rights-of-way reserved for future street improvements. They shall be designed in conformance with the design requirements of a street, and the contiguous lots shall contain proper setbacks and sight distance reservations.

18.

Access Drives. Access drives shall be designed to meet the following requirements:

Any lot that utilizes an access drive shall have frontage along a public or private street. Only one access drive shall be permitted per lot, except in accordance with Subsection 18H below.

The plan shall note that the access drive does not qualify for dedication to the Township and that the landowners assume all responsibility for its maintenance. A maintenance and access agreement shall be recorded for all shared access drives.

Access drives shall be designed for their intended function. All travel lanes shall be a minimum of 12 feet wide, however, sufficient design information shall be submitted to indicate the number of travel lanes and width proposed have been designed to accommodate the anticipated traffic to and from the development.

Parallel parking shall only be permitted along access drives when sufficient cartway width is proposed to accommodate both the travel lanes and parking stalls. Perpendicular parking that would require vehicles to back into travel lanes of an access drive is prohibited.

Proper sight distance shall be provided at access drive intersections with existing streets according to the requirements of Subsection 10.

The Board of Supervisors reserves the authority to disapprove the location of any access drive intersection with an existing or proposed street as stipulated in Subsection 11.

Access drives shall be constructed and maintained with a paved surface of concrete or bituminous materials, or another approved dust-free material suitable to the Board of Supervisors.

An additional access drive may be permitted only under one of the following:

(1)

One additional access drive may be allowed for properties with a continuous frontage along one roadway of 500 feet or more, and one additional driveway for each additional 500 feet of frontage, if the Board of Supervisors determines the design meets the purpose of this Part.

(2)

Two one-way access drives may be permitted along a frontage along a single road of at least 125 feet, provided the access drives do not interfere with operations at other access drives or driveways or along the street.

(3)

An additional access drive designed and designated for service vehicles may be considered for commercial or industrial uses of over 50,000 square feet where the location of the access will not interfere with traffic operations along the cartway or conflict with nearby access points.

(4)

The Board of Supervisors may determine additional access drives are justified when the traffic impact study, submitted by the applicant and accepted by the Township, clearly demonstrates that a poor level of service (E or F, as described in the Highway Capacity Manual, by the Transportation Research Board, Washington, D.C.) would result at the access point and the additional access point will not compromise traffic operations along the cartway. The burden of such documentation is on the applicant.

To reduce left-turn conflicts, new nonresidential access drives shall be aligned with those across the cartway where possible. If alignment is not possible, access drives should be offset a minimum of 150 feet from those on the opposite side of the roadway. Longer offsets may be required depending on the expected inbound left-turn volumes of the driveways.

Minimum spacing between two nonresidential access drives, measured from near edge to near edge of the access drives, shall be determined based upon posted speed limits along the parcel frontage as follows:

	Spacing Between Commercial Driveways
	Posted Speed Limit (MPH)	Minimum Driveway Spacing (in feet)
	25	125
	30	155
	35	185
	40	225
	45 and higher	300

Access drives shall be from a lesser classified street when available, unless physical features such as mature trees, steep slopes, wetlands, streams, or other such physical features would preclude such access from a lesser classified street, as determined by the Board of Supervisors.

The use of shared access drives and service roads, in conjunction with driveway spacing, is intended to preserve traffic flow along major thoroughfares and minimize traffic conflicts, while retaining reasonable access to the property. Where noted above, or where the Board of Supervisors determines that reducing the number of access points may have a beneficial impact on traffic operations and safety while preserving the right of the property owner to reasonable access, access from a side street, a shared driveway or service road connecting two or more properties or uses may be required. In particular, access drives or parking lot maneuvering lane connection between properties or uses may be required to be constructed by the applicant, or easements for such a drive in the future; provided, in the following cases:

(1)

Where the spacing standards between driveways or from intersections cannot reasonably be met.

(2)

When the driveway could potentially interfere with traffic operations at an existing or potential traffic signal location.

(3)

The property frontage has limited sight distance.

(4)

The Township Engineer recommends a second means of emergency access.

19.

Residential Driveways. Proposed driveways shall be designed in accordance with the Township Zoning Ordinance [Chapter 27]; however, the Board of Supervisors reserves the authority to disapprove the location of any driveway intersection with an existing or proposed street.

A single means of direct or indirect access shall be provided for each separately owned residential parcel. Where access is taken from an existing Township Road, the Township may request that this access be via a shared driveway. Where access is taken from a new street proposed as part of the application, this access may be from a single driveway.

Driveways shall be from a lesser classified street when available, unless physical features such as mature trees, steep slopes, wetlands, streams, or other such physical features would preclude such access from a lesser classified street, as determined by the Planning Commission.

Proper sight distance shall be provided at access drive intersections with existing streets according to the requirements of Subsection 10.

20.

(Reserved)

21.

Street Names. Continuations of existing streets shall be known by the same name. Names for new streets shall not duplicate or closely resemble names of existing streets. All new street names are subject to the approval of Lancaster County-Wide Communications. All street names shall conform, where applicable, to any Township plan for street names. Private streets shall be named in conformance with this section.

22.

Signs.

Design and placement of traffic signs shall follow the requirements specified in the Manual on Uniform Traffic Control Devices for Streets and Highways, as amended, published by the U.S. Department of Transportation.

At least two street name signs shall be placed at each four-way street intersection and one at each "T" intersection. Signs shall be installed under light standards and free of visual obstruction. The design of street name signs should be consistent, of a style appropriate to the Township, of a uniform size and color, and erected in accordance with Township standards.

Private streets shall be provided with street name signs in conformance with this section. The plan shall note that it is the responsibility of the developer to install street name signs for private streets.

Parking regulation signs shall be placed along streets within the right-of-way in areas that restrict parking.

Site information signs within all land developments shall follow a design theme related and complementary to other elements of the overall design of the development.

23.

Utility and Shade Tree Areas.

Utilities and shade trees shall generally be located within the street right-of-way on both sides of and parallel to the street. (An alternative placement for shade trees is outside the public right-of-way.)

Utility and shade tree areas shall be planted with grass, ground cover, or treated with other suitable cover material.

24.

Underground Wiring.

All electric, telephone, television, and other communication facilities, both main and service lines servicing new developments, shall be provided by underground wiring within easements or dedicated public rights-of-way, installed in accordance with the prevailing standards and practices of the utility or other companies providing such services.

Lots that abut existing easements or public rights-of-way where overhead electric or telephone distribution supply lines and service connections have heretofore been installed may be supplied with electric and telephone service from those overhead lines, but the service connections from the overhead lines of the utilities shall be installed underground. In the case of existing overhead utilities, should a street widening, or an extension of service, or other such condition occur as a result of the subdivision and necessitate the replacement or relocation of such utilities, such replacement or relocation shall be underground.

Where overhead lines are permitted as the exception, the placement and alignment of poles shall be designed to lessen the visual impact of overhead lines as follows: alignments and pole locations shall be carefully routed to avoid locations along horizons; clearing swaths through wooded areas shall be avoided by selective cutting and a staggered alignment; trees shall be planted in open areas and at key locations to minimize the view of the poles and the alignments; and alignments shall follow rear lot lines and other alignments.

Subject to regulations and restrictions of the applicable utility company, year-round screening of any utility apparatus appearing above the surface of the ground, other than utility poles, shall be required.

25.

Mass Transit Routes. Where mass transit routes exist, or where the Comprehensive Plan, an adopted traffic impact study, or an adopted transit plan has proposed the establishment of a mass transit route, the developer of any subdivision or land development adjacent to the transit route shall provide pedestrian access, vehicular pull-off areas, transit shelters with associated street furniture and lighting, and signage as required by the Board of Supervisors to adequately provide safe access to the transit route.

§ 22-603 Parking Facilities.

[Ord. 2011-03, 6/27/2011, § 22-603; as amended by Ord. 2012-05, 11/13/2012, § 31]

Vehicular Parking Facilities. All vehicular parking facilities and internal drives within parking areas shall be designed to allow for the safe and efficient movement of vehicles within a development and on the adjacent street in accordance with the Township Zoning Ordinance [Chapter 27].

Off-street parking areas shall be oriented to and within a reasonable walking distance of the buildings they are designed to serve.

Parking areas of 20 or more spaces shall be suitably landscaped to minimize noise, glare and other nuisance characteristics as well as to enhance the environment and ecology of the site and surrounding area. See Part 10, "Form Based Code: General Manual of Written and Graphic Design Standards," pages 10-12 through 10-17, for requirements pertaining to the landscaping of off-street parking areas.

Large parking lots, containing more than 50 parking spaces, shall be broken down into sections, not to exceed 50 parking spaces, separated from other sections by pedestrian aisles, bioinfiltration areas, or planting strips.

Pedestrian aisles shall be a minimum of six feet in width, and shall be oriented to efficiently direct access toward building entrances. Pedestrian aisles shall otherwise conform to the design standards required for sidewalks contained in § 22-1002 of this chapter.

Where a pedestrian aisle meets a drive aisle or access drive, a crosswalk shall be provided.

Parking structures are permitted in the T-5 District. Parking structures shall conform in all applicable respects to the area and bulk regulations therein.

Parking Area Stormwater Infiltration. See §§ 22-607.2, 22-607.3, 22-1010, and 22-1011 of this chapter for parking area stormwater infiltration requirements.

Parking Area Landscaping. See §§ 22-610.10, 22-610.11, and 22-1012 through 22-1016 for parking area landscaping requirements.

Bicycle Parking Facilities. Bicycle parking facilities for nonresidential land uses shall be provided when required by the Board of Supervisors subject to the following regulations:

Bicycle parking facilities shall be convenient to the uses for which they are provided.

Bicycle parking facilities shall permit at least three feet of free space between any bicycle attached to a security device and the edge of a curb or sidewalk. For areas where motor vehicles are permitted to park overhanging a curb or sidewalk, the distance shall be increased to four feet. For streets having no curb or sidewalk, the minimum clearance shall be three feet between any bicycle attached to a security device and the outside edge of the street shoulder.

§ 22-604 Blocks and Lots.

[Ord. 2011-03, 6/27/2011, § 22-604; as amended by Ord. 2012-05, 11/13/2012, § 32]

Configuration. The configuration of blocks and lots shall be based upon the minimum and maximum lot area requirements, the salient natural features, the existing improvements, the proposed improvements and the adjacent development pattern. Lot configurations should provide for flexibility in building locations while providing safe vehicular and pedestrian circulation. Lots with areas that are two or more times the minimum requirements shall, wherever feasible, be designed with configurations that allow for additional subdivision.

Residential Blocks.

All blocks in a residential subdivision shall have a minimum length of 300 feet and a maximum length of 800 feet.

Blocks depth shall be in a range of 200 to 400 feet.

Block depth to alleys shall be in the range of 100 to 200 feet.

Nonresidential Blocks. Blocks in nonresidential areas may vary from the requirements of Subsection 2 when required by the nature of the use. Adequate provisions shall be made for off-street parking, loading areas and traffic circulation.

Specific Lot Configuration Requirements.

In order to avoid jurisdictional problems, lot lines shall, wherever feasible, follow municipal boundaries rather than cross them. Where a lot is divided by a municipal boundary, the minimum standards of both municipalities shall apply.

Generally, side lot lines shall be radial or perpendicular to street right-of-way lines. Exceptions may include cases where proposed lot lines follow existing lot lines, improvements or natural features.

All lots shall front on a public street unless a private street is approved for access. Principal vehicular access to lots shall be provided from the frontage along the approved street, or from an approved alley.

Lots resulting from a proposed subdivision that will be large enough to be further subdivided shall be configured to facilitate such future subdivision. Adequate street right-of-way shall be provided as necessary. The Board of Supervisors may require a sketch plan of such large lots that indicates the potential future subdivision generally in conformance with the design standards of this chapter.

Subdivisions shall be designed to accommodate the current and future development of the subject tract, the development potential of adjacent lots, the development goals and policies of applicable comprehensive plans and applicable standards of the Township Zoning Ordinance [Chapter 27]. Lots shall be designed with adequate access by providing the required lot width at the street right-of-way line.

Flag lots may be permitted in an urban growth area.

Double frontage lots are prohibited except where provided as reverse frontage lots. Reverse frontage lots are only permitted when a reduction of driveway intersections along a street with a high volume of vehicular movements is desired. Additionally, reverse frontage lots may be permitted when rear alleys are proposed to provide vehicular access to lots. All reverse frontage lots shall include an identification of the frontage for use as street access.

Single-family detached and single-family semi-detached residential reverse frontage lots shall have within every rear yard that is adjacent to any street right-of-way, other than an alley, a planted screen within a buffer easement of at least 10 feet in depth running the entire width of the proposed lot across which there shall be no vehicular access. Accessory structures such as garages and sheds may form a portion of the screen buffer.

Each lot within a development shall be provided with a street number approved by both the Lancaster County-Wide Communications and the Board of Supervisors. Prior to the use and occupancy of a lot, the street number for the lot shall be required to be displayed in a location clearly visible and readable from all streets abutting the lot. Where a lot contains multiple buildings or dwelling units, each building and dwelling unit shall be identified prior to its use and occupancy in a manner acceptable to the Board of Supervisors so that emergency services can easily identify the location of every building and dwelling unit in a time of emergency.

§ 22-605 Easements.

[Ord. 2011-03, 6/27/2011, § 22-605]

Easements for sanitary sewer facilities, stormwater management facilities, public or private utilities or pedestrian access shall meet the following standards:

Location of Easements. To the fullest extent possible, easements shall be adjacent to lot lines.

Easement Conflicts Prohibited. Nothing shall be placed, planted, set or put within the area of an easement that would adversely affect the function of the easement or conflict with the easement agreement.

Width of Pedestrian Easements. Pedestrian easements shall have a minimum width of 10 feet or two times the width of the pathway or trail, whichever is greater.

Width of Utility Easements. Public utility easements in favor of the sewer and water authorities shall have a minimum width of 30 feet; other public utility easements shall have a minimum width of 20 feet, and private utility easements shall have a minimum width of 10 feet. All utility companies are encouraged to use common easements.

Stormwater Drainage Easements Required. The applicant shall reserve easements where stormwater management facilities are existing or proposed, whether located within or beyond the subject tract. Said easements shall be provided in accordance with the provisions of the Penn Township Stormwater Management Ordinance [Chapter 23].

Variable Petroleum Easement Widths. Where any petroleum or petroleum product transmission line traverses a subdivision or land development, the applicant shall confer with the applicable transmission or distribution company to determine the minimum distance which shall be required between each structure and the centerline of such petroleum or petroleum product transmission line.

§ 22-606 Survey Monuments and Markers.

[Ord. 2011-03, 6/27/2011, § 22-606]

Monumentation of Streets. When required by the Board of Supervisors, monumentation shall be shown on the final plan to define the exact location of all streets and to enable the re-establishment of all street lines.

Location of Monument Alternatives. Permanent stone or concrete monuments shall be accurately placed along at least one side of each street at the beginning and end of all curves and at all angles. As an alternative to permanent stone or concrete monuments for streets with concrete curbs, holes may be drilled in the curb along at least one side of each street at the beginning and end of all curves and at all angle points. In the event that any of these points are inaccessible, drilled holes in the curb, offset and referenced from lot corners may be substituted providing there is no more than 300 feet between drilled hole locations.

§ 22-607 Stormwater Management and Floodplain Controls.

[Ord. 2011-03, 6/27/2011, § 22-607]

Stormwater Management. All stormwater management facilities shall be designed in accordance with the Penn Township Stormwater Management Ordinance [Chapter 23].

Stormwater Infiltration at Off-Street Parking Area Edges.

Surface off-street parking areas shall be constructed to direct stormwater flows to bio-infiltration areas located at the edges of such facilities.

Infiltration areas shall be planted with indigenous, facultative plant species capable of living under fluctuating environmental conditions brought about by flooding, drought, and varying oxygen levels within the soil. They shall be regularly maintained to prevent establishment of invasive weeds and/or debris collection.

Such infiltration areas shall have a minimum ten-foot width, and shall be constructed with the approval of the Township Engineer.

Stormwater Infiltration Within Off-Street Parking Areas.

Surface off-street parking areas shall be constructed to direct stormwater flows to bio-infiltration areas located within designated planting strips.

Such infiltration areas shall have a minimum eight-foot width, and shall be constructed with the approval of the Township Engineer.

Floodplain. Floodplain areas shall be established and preserved as provided below:

A one-hundred-year floodplain shall be established for all watercourses and shall be delineated in accordance with the provisions of the Township Zoning Ordinance [Chapter 27].

The inclusion of a floodplain within lots in order to meet minimum lot area and yard requirements is allowed provided each such lot contains sufficient area exclusive of the floodplain for buildings and, when applicable, on-lot sanitary wastewater disposal systems and replacement drain field area.

The five-hundred-year floodplain corridor shall be identified on plans and that any structures located between the one-hundred- and five-hundred-year floodplain be flood-proofed to the limits of the five-hundred-year floodplain corridor.

Wetlands. No subdivision or land development shall involve uses, activities or improvements that would entail encroachment into, the regrading of, or the placement of fill in wetlands in violation of state or federal regulations. Applicants shall submit evidence to the Board of Supervisors that, if wetlands are present on the site, the DEP and the U.S. Army Corps of Engineers have been contacted to determine the applicability of state and federal wetland regulations. Any approval of the Board of Supervisors shall be contingent on full compliance with any requirements of any regulatory agency, and no action by the Board of Supervisors shall be relied on in lieu of a permit issued by the appropriate agency.

Soil Erosion and Sedimentation Control.

The applicant or applicant's agent undertaking land disturbance activity including, but not limited to, grading, excavating, or disturbance of topsoil or vegetative cover, or introduction of fill material that may affect the existing flow of surface water within or down-slope from the subject parcel, shall be required to:

(1)

Collect on-site run-off and manage its release to a point of discharge into a natural watercourse of the drainage area.

(2)

Protect and clean the down-slope, and adjoining properties of silt and debris washed from the subject property as a result of land disturbance activities on the subject property.

(3)

Install all drainage and erosion control improvements as required by the approved soil erosion and sediment control plan.

Measures to minimize soil erosion and sedimentation shall meet the standards and specifications contained in the DEP Soil Erosion and Sediment Pollution Control Manual, as amended, and the Pennsylvania Clean Streams Law, 35 P.S. § 691.1 et seq., [25 Pa.Code,] Chapter 102, Erosion and Sedimentation Control, Rules and Regulations, as amended and the specifications contained herein. The Township Engineer or other duly authorized agent shall ensure compliance with the appropriate specifications.

The Township may require measures to be incorporated into the plan for soil erosion and sediment control in addition to and/or more stringent than those required by the PA DEP Manual, or by the Lancaster County Conservation District.

The disturbed area and the duration of exposure shall be kept to a practical minimum and the disturbed soils shall be stabilized immediately after earth disturbance ceases.

The erosion control and stormwater management structures and systems shall be installed in accordance with the approved sequence of construction and shall be completed as quickly as possible.

Whenever feasible, natural vegetation shall be retained, protected and supplemented.

Sediment laden water shall be trapped by the use of erosion and sediment control best management practices (BMP) such as inlet protection, sediment basins, sediment traps, or similar measures until the disturbed area is permanently stabilized and BMP removal is approved by the Lancaster County Conservation District. Accumulated sediment shall be removed to ensure continued adequate capacity in the BMPs in accordance with the PA DEP Manual.

When required by the most recent regulations of the DEP, development plans will be filed by the Conservation District with the DEP for issuance of a National Pollutant Discharge Elimination System (NPDES) permit.

Soil erosion and sediment control plans shall incorporate facilities for stormwater management in accordance with the policies and regulations of the Lancaster County Conservation District.

Earthmoving operations shall be minimized where possible and practicable to preserve desirable natural features and the topography of the site in accordance with the following:

(1)

Stripping of vegetation, re-grading or other development shall be done in such a way that will minimize soil erosion.

(2)

To the maximum extent practicable, mature, healthy trees of at least six inches in caliper and other significant existing vegetation shall be retained and protected. Such trees shall not be removed, except as provided on the approved subdivision and/or land development plan. The filling of soil more than five inches over the roots of trees to be preserved is prohibited (The roots are presumed to extend out from the tree as far as the tree's branches extend outward, or a distance of one foot for each inch DBH).

(3)

Land disturbance shall be limited to the actual construction site and an access strip.

The permanent final vegetation and structural soil erosion control and drainage measures shall be installed as soon as practical in the development in accordance with the approved plans.

If erosion and sediment pollution control best management practices fail to perform as expected, replacement best management practices or modifications of those installed will be required as determined by the Township Engineer.

The following practices shall be required for all subdivisions and/or land developments, where applicable:

(1)

Silt fence shall be installed on each subdivision lot downslope of the disturbed area prior to any lot disturbance. Straw bale barriers shall not be used.

(2)

The appropriate E&S BMPs shall be placed at all inlets, headwalls, basin outlets and similar drainage structures during the construction period in order to prevent sediment from entering any watercourse, storm drainage system, or system that does not discharge to an E&S BMP, adjoining property, or other areas downstream.

(3)

Rock construction entrances shall be placed at all entrances to construction areas. Rock construction entrances shall be of sufficient width and length to prevent transportation of sediment off of the construction site.

(4)

Temporary and permanent seeding and mulch specifications shall be noted on all plans. The specifications shall include lime and fertilizer rates of application, as well as other provisions regarding procedures and materials. All locations where earthmoving has ceased for more than two days shall be stabilized with temporary seeding or mulch.

(5)

During roadway grading, water bars shall be installed on all roadway sub-grades to prevent erosion of the subgrades. The water bars shall divert stormwater runoff to an appropriate best management practice.

(6)

The crushed stone base course for driveways, roadways and parking areas shall be applied immediately after grading procedures, in order to prevent soil erosion of the subgrade. All construction and trade vehicles must access a site by the crushed stone driveway and not across the unstabilized earth area. Construction vehicles shall not track mud onto paved drives or roads.

Standards for Grading: Excavation and Fill Requirements.

(1)

No excavation or fill shall be made with an exposed face steeper in slope than three horizontal to one vertical, except under the following condition: The material in which the excavation or fill is to be made is sufficiently stable to sustain a slope of steeper than three horizontal to one vertical, and a written statement to that effect by a licensed professional engineer experienced in erosion control is submitted and approved by the Township Engineer. The statement shall certify that the site has been inspected and that the deviation from the slope specified will not result in injury to persons or damage to property of increased erosion and resulting sedimentation.

(2)

All retaining walls shall be designed and approved in accordance with the following:

(a)

Retaining walls to support the face of excavation shall not exceed a maximum height of five feet or a stepped level or terraced retaining wall system with a combined maximum height of 10 feet.

(b)

Retaining walls greater than 3.5 feet in height shall have a protective pedestrian guard fence.

(c)

All retaining walls shall be designed by a Pennsylvania registered professional engineer whose signature and seal shall appear on the final plan. In-lieu-of a seal on the final plan, final plans may contain a note deferring the professional design to a later shop drawing submittal to be reviewed by the Township Engineer.

(3)

The Township Engineer may require a flatter slope when it is found that the material in which the excavation is to be made is unusually subject to erosion or if other conditions exist which make such a shallower slope necessary for stability and safety.

(4)

The top or bottom edge of slopes shall be located at least five feet from property lines, in order to permit a gradual rounding of the edge without encroaching onto the abutting property.

(5)

Excavation shall not exceed below the angle of repose or natural slope of the soil under the nearest point of any footing or foundation or any existing building or structure unless such footing or foundation is firstly properly underpinned or protected against settlement.

(6)

Grading shall not redirect or concentrate surface water onto an adjacent property.

(7)

During grading operations, necessary measures for dust control to prevent particulate matter from becoming airborne shall be followed.

(8)

Grading equipment shall not be allowed to cross permanent or intermittent streams without first obtaining appropriate permits from the DEP.

(9)

No applicant shall engage in land disturbance activities that endanger any adjoining property, public street, sidewalk, alley or other property from settling, cracking or other damage which might result from such land disturbance. If, in the opinion of the Township Engineer, the land disturbance would create a hazard to life or property unless adequately safe-guarded, the applicant shall construct walls, fences, guardrails, or other structures to safeguard the adjoining property, public street, sidewalk, alley, or other property and persons.

(10)

Excavation or fills shall not encroach on natural watercourses, floodplain areas, constructed channels, or wetlands without the necessary state and federal permits. Excavations or fills located adjacent to natural watercourses or constructed channels shall have suitable protection against soil erosion.

(11)

All fill shall be compacted to provide stability of material and to prevent undesirable settlements. The fill shall be spread in a series of layers, not exceeding 12 inches in thickness, and be compacted by a sheepsfoot roller or other approved method after each layer is spread. The Township Engineer may require compaction tests and reports.

Grading for Drainage.

(1)

All lots, tracts or parcels shall be graded to provide property drainage away from buildings with a minimum slope of 2%, and to dispose of water without ponding. All land within a development shall be graded to drain and dispose of surface water without ponding, except where ponding as in the case of detention basins, is part of the stormwater management system for the proposed subdivision or land development.

(2)

All drainage provisions shall be of such design to adequately handle the surface runoff and carry it to the nearest suitable outlet. Where drainage swales are used to direct surface waters away from buildings, they shall be sodded or planted as required.

Vegetative Cover.

(1)

Removal of trees, tree clusters and associated vegetation layers as a result of earth movement shall be kept to the absolute minimum as defined in § 22-609 of this chapter. Wherever possible, existing vegetation shall be retained and protected.

Responsibility.

(1)

Whenever sedimentation is caused by the removal of vegetation, regrading or other development, it shall be the responsibility of the applicant or applicant's agent causing such sedimentation to remove it from all adjoining surfaces, drainage systems and watercourses and to repair any damage at his or her expense within a time period acceptable to the Township.

(2)

No applicant shall block, impede the flow of, alter, construct any structure, or deposit any material or thing, or commit any act that will affect normal flood flow in any stream of watercourse without having obtained prior approval from the DEP and the Township.

(3)

Where a subdivision or land development is traversed by a watercourse, a drainage easement or right-of-way shall be established along the line of such watercourse, and of adequate width to preserve natural drainage.

(4)

All required drainage and erosion control improvements, whether temporary or permanent, shall be installed by the applicant, at their expense, and in accordance with applicable requirements.

§ 22-608 Sanitary Wastewater Disposal and Water Supply.

[Ord. 2011-03, 6/27/2011, § 22-608]

Sanitary Wastewater Disposal.

The developer shall provide the highest type of sanitary wastewater disposal facility consistent with existing physical, geographical, geological and economic conditions. The following types of sanitary wastewater disposal facilities are listed in order of desirability:

(1)

Publicly owned sanitary wastewater disposal system.

(2)

Privately owned sanitary wastewater system used by one unit of occupancy with subsurface absorption.

(3)

Privately owned sanitary wastewater system used by two or more units of occupancy with treatment other than subsurface absorption or holding tank that is owned by a single individual.

(4)

Privately owned subsurface absorption or drainage fields used by two or more units of occupancy.

If the project is located within an urban growth area, or if the site is within an area planned for sewer service by a municipal sewage facilities plan adopted pursuant to Act 537 of 1966, 35 P.S. § 750.1 et seq., and if public sewer service is available within the following distances, subdivisions and land developments shall be connected to an existing public sanitary sewer system: 200 feet for one unit or two units of occupancy; 300 feet for three units of occupancy; 400 feet for four units of occupancy; and 800 feet for five units to 15 units of occupancy. For developments of greater than 15 units of occupancy that are within 1/2 mile from an existing public sanitary sewer system, or are within an urban growth area, adequate justification shall be provided as to why the developer should not provide a connection to the existing public sanitary sewer system. For developments of greater than 15 units of occupancy that are more than 1/2 mile from an existing system, and outside of an urban growth area, the sanitary sewer strategy shall be determined on a case-by-case basis taking into consideration the density of development, economic considerations and the requirements of the municipal sewage facilities plan.

All public sewer facilities shall be designed and constructed in accordance with the requirements of the sewer authority.

If a public system is not in place or cannot be extended, the developer may provide individual subsurface disposal systems subject to applicable regulations of the DEP; provided, that, if a public sanitary sewer system will be provided to such areas within a six-year period as indicated in the municipal sewage facilities plan, the Board of Supervisors may require installation of a capped system within the street right-of-way.

The Board of Supervisors shall require that approval from the DEP be granted prior to approval of the final plan.

(1)

When appropriate, the Board of Supervisors may condition approval of the final plan on the receipt of the approval of the plan revision module prior to the sale of lots or commencement of construction.

(2)

When a plan revision module for land development is not required, or such approval has been waived by the appropriate authority, written notice of such action shall be submitted to the Board of Supervisors.

Where on-lot sanitary wastewater disposal facilities are to be utilized, each lot so served shall be of a size and shape to accommodate the necessary subsurface wastewater disposal system at a safe distance from building and water supply in accordance with 25 Pa.Code, Chapter 73, Rules and Regulations of the DEP, as amended. All newly created lots shall be tested by the Township sewage enforcement officer to prove that each lot is suitable for on-lot wastewater disposal. No lot shall be created in an area without public sewer unless such lot is suitable for on-lot wastewater disposal and is in compliance with the provisions of the Township On-Lot Sewage Disposal Ordinance [Chapter 18, Part 2].

Water Supply. Whenever an existing or approved water system is accessible to a proposed development, a distribution system shall be provided to furnish an adequate supply of water to each unit of occupancy.

Applicants shall submit to the Board of Supervisors documentation in the form of a copy of a certificate of public convenience from the Pennsylvania Public Utility Commission that the development is located in an area served by a public utility and a statement that the utility has the capacity to serve the development at this time; or a cooperative agreement or an agreement to serve the development from a bona fide cooperative association of landowners or from a municipal corporation, authority or utility. A water system shall be considered accessible to a development, and shall be connected to the development, if public service is available within the following distances: 200 feet for one unit of occupancy; 400 feet for two units of occupancy; 500 feet for three to 10 units of occupancy; and within 1,000 feet for any development resulting in more than 10 units of occupancy.

All public water facilities shall be designed and constructed in accordance with the requirements of the relevant water authority.

Whenever the water supply system contains sufficient capability or is planned to have such capability within two years from the date of final plan approval, fire hydrants shall be provided. The location and kind of fire hydrant shall meet the specifications of the local fire company and the Township when applicable. Suitable agreements shall be established for the ownership and maintenance of such a distribution system.

(1)

Hydrants shall be spaced to provide necessary fire flow, and the average area per hydrant typically should not exceed 120,000 square feet. In addition, hydrants shall be spaced so that each dwelling unit shall be within 600 feet of a hydrant.

(2)

A hydrant shall be located at all low points and at all high points with adequate means of drainage provided.

(3)

If an approved water system will be extended to the subdivision within six years, the Board of Supervisors may require installation of a capped water distribution system.

Where a regional system is not accessible, particularly where on-lot sanitary disposal systems are to be used, a community water supply may be required. If such a system is provided, it shall be approved by the DEP, and appropriate measures shall be provided to ensure adequate maintenance.

Where a pond exists or is proposed within the subject tract, and where the subject tract is not served by public water facilities, the developer shall install a dry fire hydrant system at the pond as directed by the Township to supplement the firefighting capabilities within the Township. The dry fire hydrant system shall be conveniently accessible to firefighting apparatus.

Aquifer Test Required. Prior to installation of any new water system or the subdivision of land into lots that would be served by individual wells in areas or in proximity to areas of known groundwater contamination or inadequate yields of potable supplies, aquifer and water quality tests shall be performed. Areas of known groundwater problems shall be mapped and such information shall be maintained by the Board of Supervisors.

Areas of known ground water problems shall include:

(1)

Areas underlain by serpentinic or schistostic geologic formations.

(2)

Areas in proximity (one mile) of sinkholes, ghost lakes, or drainage entering the ground.

(3)

Contaminated aquifers, including designated clean-up sites.

(4)

Other areas with documented water quantity or quality problems, including pollutants in excess of federal safe drinking water standards.

Aquifer Test Standards and Procedures. No person shall develop land within an area of known groundwater quantity problems without administering and passing on said land the aquifer test required by this section in compliance with the following objectives, standards, methods and procedures:

(1)

Test Objective. The objectives of an aquifer test shall be one or more of the following:

(a)

To obtain sufficient data for the calculations of aquifer performance, including the coefficients of transmissibility and storage, permeability, and specific yield.

(b)

To determine the location and character of geologic boundaries.

(c)

To ascertain the effects of well interference.

(d)

To provide a guide in the spacing of wells for the development of a well field.

(2)

Test Standard. The aquifer test shall establish that the proposed well is capable of supplying potable water at the minimum rate of 400 gallons per day per unit of occupancy at a demand rate of not less than eight gallons per minute for one hour, either with or without the use of a storage system.

(3)

Test Supervision and Evaluation. The aquifer test shall be conducted under the supervision of a qualified geologist or engineer, using testing procedures hereinafter set forth. The geologist or engineer shall be responsible for notifying the Board of Supervisors five working days prior to the start of the test. He or she shall also summarize the test audits significance and make recommendations as to the suitability of the well or wells for the intended uses. The final report of the supervising person shall include an opinion as to whether the proposed use of the well will have an impact upon other existing wells in the immediate surrounding area. The supervising person shall provide the Board of Supervisors with a copy of all field notes and test results.

(4)

Test Method. The method for conducting the aquifer test shall be as follows:

An aquifer test shall be conducted for a minimum of 12 hours at a constant rate of pumping. The pumped well shall be the one proposed for the specific subdivision or land development for which the test is conducted. Two observation wells that have hydraulic continuity with the pumped well are required. The preferred method of analysis of the aquifer test data is the non-equilibrium formula, although other methods are available and may be used. These include various methods of analysis of either the drawdown or recovery data.

(5)

Collection of Data. Data shall be collected in conjunction with the aquifer test as follows:

(a)

Prior to the Test.

Collection of geologic data of the area to be tested including well logs, if available.

History of water level fluctuations in the area when available.

The location, relative elevations and static water levels in the pumped well and the observation well or wells.

The expected discharge of the pumped well.

(b)

During the Test. A standard aquifer test field data sheet shall be required for a pumped well and each observation well. The data sheet shall include columns for listing:

The date.

Clock time.

Elapsed time since pumping started/stopped (in minutes + seconds).

Depth to water below land surface.

Drawdown or recovery (in feet) + 10ths.

Observed discharge at specified intervals.

(c)

Following the Test. In accordance with recognized principles of well hydraulics, graphs shall be prepared to show time drawdown and time recovery for the pumped well and the observation wells. A distance drawdown graph shall be required for anticipated rates of pumping. Computation of the coefficients of transmissibility and storage as well as the rate of pumping, time and drawdown are required as well as other data that may be considered necessary to satisfy the test objectives.

Water Quality Test. No person shall develop land within an area of known groundwater quality problems without conducting a water quality test. In addition, a water quality test shall be conducted concurrently with any aquifer test required in Subsection 3 of this section. Such tests shall be conducted by a certified laboratory. The quality of the water tested shall meet the minimum public health drinking water standards as set forth in the National Safe Drinking Water Regulations of the Environmental Protection Agency as it presently exists or may hereafter be amended, or be capable of treatment to attain said standard of quality. No person shall subdivide or develop land unless the water to be supplied by the proposed water system meets the minimum standards set forth herein.

Criteria for a Request of Exemption. A proposed land development or subdivision that intends to use a groundwater source to supply water to the subject tract may be exempted from these requirements by the Board of Supervisors if one or more of the following criteria are satisfied:

The proposed development is located 1/4 mile or less, in the same geologic unit, from a previous aquifer test, within the past two years, and the previous test showed transmissibility (T) values greater than 1,000.

The proposed development has had two aquifer tests on different sides of the proposed development within 1/2 mile in the same geologic unit within the past two years, with "T" values greater than 1,000.

The proposed development is recommended for exemption by a qualified geologist based upon certified hydrogeological information.

If Subsection 4 applies to the proposed development and the documented water problem relates to quality and not quantity, then the aquifer test may be exempted. However, a water quality test shall be conducted.

Hazards Associated with Carbonate Rock. All subdivisions and land developments located in areas underlain by carbonate geologic formations shall be designed and constructed to minimize any impacts that may affect, increase, diminish, or change any natural drainage, natural springs, or water table. No development that in the opinion of the Board of Supervisors poses significant risks in stimulating the formation of sinkholes or in causing hydrologic connection of contaminate surface water with subsurface aquifers shall be approved.

Hydrogeologic Report Required. When, in the opinion of the Board of Supervisors, there is a probable likelihood that a development will affect or be affected by carbonate geologic hazards the Board of Supervisors shall require submission of a hydrogeologic report. In reaching a determination of whether a development will affect or be affected by carbonate geologic hazards, the Board of Supervisors shall consider the presence or absence of carbonate features in the vicinity of the development, the testimony of qualified expert witnesses, and such other reasonable information as may be available. Any hydrogeologic report shall be prepared at the expense of the applicant by a hydrogeologist or engineer qualified in such matters. Each hydrogeologic report shall contain:

(1)

A map showing all sinkholes, depressions, lineaments, faults, outcrops, springs, drainage entering the ground, water table, soil mottling and ghost lakes, and all features that may relate to the quality and availability of groundwater within one mile distance.

(2)

A map outlining all wells or drinking water supplies within a radius of three miles of the subject tract.

(3)

A listing of all referenced data, published and otherwise.

(4)

A topographic site map with the subject tract clearly outlined.

(5)

A map indicating the location and design of all on-site wastewater disposal systems.

(6)

A description of anticipated water quality impacts to areas located down gradient and areas located along the geologic strike.

(7)

A description of any mitigation measures that could be applied to minimize impacts of the proposed development or to correct existing problems.

Specifications for Stormwater Management Basins.

(1)

No stormwater management basin shall be placed in or over the following features:

(a)

Sinkholes.

(b)

Closed depressions.

(c)

Lineaments in carbonate areas.

Fracture traces.

Caverns.

Ghost lakes.

Disappearing streams.

(2)

Stormwater management basins shall not be located closer than 100 feet from the rim of sinkholes or closed depressions, nor within 100 feet from disappearing streams; nor shall these basins be located closer than 50 feet from lineaments or fracture traces; nor shall these basins be located closer than 25 feet from surface or identified subsurface pinnacles.

§ 22-609 Tree Protection and Replacement.

[Ord. 2011-03, 6/27/2011, § 22-609]

Trees shall be preserved wherever possible. No specimen tree shall be disturbed.

Where a proposed subdivision or development necessitates the clearing of trees or portions of tree masses, applicants shall be guided by the following criteria in selecting trees and ornamentals for retention or clearing.

Aesthetic values, including autumn coloration, type of flowers and fruit, bark and crown characteristics, amount of dieback present.

Natural resource protection, via stream bank stabilization, soil erosion control, wildlife habitat.

Functional value for shade and as a windbreak.

Susceptibility of tree to insect and disease attack and to air pollution.

Typical species longevity.

Wind firmness and characteristic of soil to hold trees.

Existence of disease, rot or other damage to the tree.

Protection of buildings (e.g., dead and large limbs hanging over buildings should be removed).

Applicants shall be required to exercise care to protect trees from damage during construction. Tree removal shall be limited to the actual construction site necessary to build and move construction equipment. The Board of Supervisors may require that the recommendations of an ISA certified arborist for the preservation of trees be included in the plan, and/or that an ISA certified arborist be present during critical phases of site demolition and/or construction.

No more than five inches of soil shall be placed around the trunks of trees that are to remain. For those trees which are to remain, where more than five inches of soil are to be placed, tree wells shall be constructed to preserve such trees.

Trees to remain shall be protected by three-foot (minimum) high wooden-slat snow fencing, orange construction fencing, or chain-link fencing, placed at the dripline of such trees.

No boards or other material shall be nailed to trees during construction, and no trees shall be sprayed with paint.

Heavy equipment operators shall avoid damaging existing tree trunks and roots. Feeder roots shall not be cut closer than 25 feet from tree trunks.

Tree trunks and exposed roots damaged during construction shall be protected from further damage by being pruned flush; and, if trunks are scarred, they shall be traced out for proper healing. All soil shall be properly backfilled and tamped around such trucks and roots.

Tree limbs damaged during construction shall be sawed flush to tree trunks.

The operation of heavy equipment over root systems of such trees shall be minimized in order to prevent soil compaction.

Deciduous trees shall be given a heavy application of fertilizer to aid in their recovery from possible damage caused by construction operations.

Construction debris shall not be disposed of near or around the bases of such trees.

Tree Replacement.

Trees of six-inch caliper or more shall be preserved wherever possible.

For trees that are of six-inch caliper or more to be destroyed, the landowner or developer shall plant replacement trees in accordance with the following:

(1)

One tree of not less than 2 1/2 to three inches in caliper for each tree of six inches up to 18 inches in caliper to be destroyed.

(2)

Two trees of not less than 2 1/2 to three inches in caliper for each tree of 18 inches up to 30 inches in caliper to be destroyed.

(3)

Three trees of not less than 2 1/2 to three inches in caliper for each tree of 30 inches or more in caliper to be destroyed.

(4)

Trees that are less than six inches caliper shall not be counted toward the caliper replacement requirement.

(5)

Trees that are considered invasive shall not be counted toward the caliper replacement requirement. A tree species shall be considered invasive per the determination of the Pennsylvania Department of Conservation and Natural Resources (DCNR), a licensed landscape professional, or other similarly qualified institution or individual, at the discretion of the Board of Supervisors.

(6)

Trees that are deemed by a certified arborist, or other tree care professional as approved by the Township, to be diseased or dead, shall not be counted toward the caliper replacement requirement.

Replacement trees shall not be less than two inches in caliper, unless the Township and applicant agree to an alternative landscaping scheme, for the purposes of reforestation, reclamation, erosion control, stream bank restoration, and the like. Under such alternative circumstances, a licensed landscape design, nursery, or horticulture professional shall provide the planning, design, construction oversight, and a determination of equal cost value to the required replacement caliper inches.

Fee-in-lieu. If the applicant does not propose to install all required replacement trees and/or alternative landscaping on the subject tract, the applicant shall pay a fee in lieu of planting the replacement trees and/or alternative landscaping. The fee in lieu shall be based upon the then current average wholesale cost of installing the required caliper inches of two-inch caliper trees. The applicant shall pay this sum, in full, to the Township prior to the release of the final plan for recording. The Township shall use such funds for tree planting and landscaping along Township streets or within Township parks and open space.

§ 22-610 Landscaping.

[Ord. 2011-03, 6/27/2011, § 22-610]

Landscape Plan Submission. All landscape plans shall be submitted at the time of preliminary plan approval for any land development, except for minor land developments, for which a landscape plan shall be submitted at the time of final plan approval. Plans shall be based on and reflect the following:

The functional and aesthetic factors that relate to the tract and to the principal and accessory buildings and other structures.

Enhancing views from and within the property.

Screening and complementing proposed buildings and other structures.

Creating visual interest for the users and/or residents of the proposed development.

Using native plant materials that are hardy and acclimated to the conditions at the property.

A landscape plan shall include notes, diagrams, sketches or other depictions to present the consideration and analysis of the following:

An analysis of the site in terms of the existing views to and from the areas which are proposed for development, existing topography and vegetation conditions and other existing conditions which are relevant to the site.

An analysis of proposed planting and other landscaping needs as related to screening views of buildings, screening buildings and sections of buildings, screening parking areas and other areas where vehicles are parked, screening storage areas, screening site utilities and other appropriate types of screening.

The consideration of locations where plantings and other landscaping is needed to provide visual interest, define outdoor space, complement the proposed architectural style and achieve other functional and aesthetic requirements for landscaped areas.

Preliminary and final landscape plans shall reflect the following detailed criteria:

Street trees as required by § 22-608.8 and § 22-1005 through § 22-1009.

The outer perimeter of all parking areas shall be screened. Effective screens shall be accomplished using plant materials, fencing or walls and/or mounding using earthen berms.

All industrial, institutional, office, commercial and/or multifamily buildings on properties of one acre or greater shall be landscaped in accordance with the following criteria:

A combination of evergreen and deciduous trees and shrubs shall be used as foundation plantings, i.e., plantings to be installed in reasonably close proximity to the facades.

One three to 3 1/2 inch caliper deciduous tree shall be planted for every fifty-foot length of building edge, such tree to be a minimum of 11 to 13 feet in height at the time of planting; and one eight- to ten-foot evergreen tree shall be planted for every 50 feet of length of building facade. In calculating the length of building facade for these planting requirements, the length of the building occupied by loading bays may be deducted from the total building perimeter.

Five evergreen and/or deciduous shrubs shall be planted for every 20 feet of length of building facade.

Trees and shrubs shall be grouped in accordance with specific design needs and objectives.

Other landscaping, including trees, shrubs and ground covers, shall be provided along walkways, in courtyards, around sitting areas, at the entrance to the site and in other highly visible locations, especially on the outer side of any internal access roads which are visible from a public street which may adjoin a property, at the entrance to buildings and around structures used for service, storage or maintenance purposes.

Requirements and standards for landscaping, in addition to that specified above, shall be as determined by the Board of Supervisors. The Board of Supervisors may require plantings to reduce glare; to abate other nuisances; to enhance the planting area in conjunction with streets; and to fulfill screening, buffering and other functional purposes.

The following minimum native plantings shall be provided:

(1)

At least 80% of all street trees shall be native to the United States.

(2)

At least 50% of all evergreen trees shall be native to the United States.

(3)

At least 50% of all deciduous shrubs, evergreen shrubs, and groundcovers shall be native to the United States.

Recommended shade trees include the following:

	Acer rubrum and cultivars*	Red Maple
	Carpinus caroliniana*	American Hornbeam
	Gleditsia triacanthos inermis*	Thornless Honey Locust
	Nyssa sylvatica*	Black Tupelo
	Ostrya virginiana*	American Hop Hornbeam
	Parrotia persica	Persian Parrotia
	Platanus occidentalis*	American Sycamore
	Latanus acerifolia	London Planetree
	Prunus x incam 'Okame'	Okame Cherry
	Quercus imbricaria	Shingle Oak
	Quercus macrocarpa*	Bur Oak
	Quercus phellos*	Willow Oak
	Quercus rubra*	Red Oak
	Syringa reticulata 'Ivory Silk'	Ivory Silk Tree Lilac
	Ulmus americana*	American Elm
	Zelkova serrata	Japanese Zelkova
	Trees marked with an asterisk (*) are native to the United States.

The location, type, size, height and other characteristics of landscaping shall be subject to the review and approval of the Board of Supervisors.

The preliminary landscape plan shall be drawn at a scale of at least one inch equals 50 feet. It shall be totally coordinated with the overall site plan in terms of its relationship to proposed buildings, roads, parking areas, walks, fencing, benches, signs, lighting and other like structures. It shall contain the following:

A delineation of existing and proposed plant materials.

A delineation of other landscaping features, such as berms, planting beds to be used for herbaceous plants, areas to be devoted to lawns and other elements of the proposed improvements, such as fences, walls, berms, retaining walls, lighting, benches, signs, paving, stone, tree wells and the like.

A final landscape plan shall be submitted after the Township has reviewed the preliminary landscaping plan and submitted comments on the plan to the applicant. The final landscape plan shall be drawn at a scale of one inch equals 50 feet. It shall be totally coordinated with the overall site plan and shall contain the following:

A final version of all of the plan requirements stated above for a preliminary landscape plan.

A plant schedule wherein the botanical and common name of proposed plants are listed, along with the quantity, caliper, height, spread and other dimensions and characteristics.

Details for the planting and staking of trees and the planting of shrubs and any other details which depict other related installation or protection, such as ground cover spacing, tree fencing, tree grates and guards, tree wells and the like.

Information regarding the continued maintenance of all plantings and notes indicating that all plantings will be installed, maintained and replaced if dead or diseased in locations as shown on the approved landscape plan.

All final landscape plans shall be accompanied by a cost estimate prepared by the landowner or developer. The cost estimate shall be evaluated by the Township and revised by the Township if necessary. The cost estimate shall serve as a basis of establishing an escrow account related to landscaping.

Street Trees. Street trees shall be provided in all residential subdivisions with densities equal to or greater than one dwelling unit per acre and in all commercial and residential land developments within the T3, T-4 and T-5 Districts. All street trees shall be provided by the developer in accordance with the following standards:

The trees shall be nursery grown in a climate similar to that of the locality of the subject tract. Varieties of trees shall be subject to the approval of the Board of Supervisors.

All trees shall have a normal habit of growth and shall be sound, healthy and vigorous; they shall be free from disease, insects, insect eggs and larvae.

No more than 50% of the street trees in a single land development may be of the same species.

Street tree caliper shall be a minimum of two inches at the time of installation. Where more than 50 feet of contiguous streetscape improvements are proposed, tree caliper shall be a minimum of three inches at the time of installation.

Trees shall be planted between the street right-of-way line and the setback line except where the Township has authorized placement of trees within the street right-of-way. Trees shall be planted so future growth of the trees shall not interfere with the street cartway, sidewalk or utilities. Street tree branching shall not interfere with clear sight triangles. Trees for streetscapes and parking areas shall be responsible pruned to maintain bottom tree branches at least eight feet above sidewalk areas and at least 10 feet above vehicular areas at maturity.

All planting shall be performed in conformance with good nursery and landscape practice and to any standards established by the Township.

Requirements for the measurements, branching, grading, quality, balling and burlapping of trees shall follow the code of standards recommended by the American Nursery and Landscape Association in the American Standard for Nursery Stock, ANSIZ60, current edition, as amended.

Other tree species may be used provided acceptable information is submitted to the Board of Supervisors to indicate that the species are hardy street trees. No one species shall comprise more than 25% of the entire number of street trees in a particular development.

See § 22-1006 for the designation and description of small, medium and large street trees. Small street trees selected from the Township's approved list, or accepted alternatives, shall be spaced a minim of 20 feet and a maximum of 40 feet apart. Medium and large street trees selected from the Township's approved list, or accepted alternatives, shall be spaced a minimum of 40 feet and a maximum of 60 feet apart.

Tree locations shall generally be staggered on opposing sides of a street, unless the width of the street is in excess of 40 feet, requiring alignment of proposed lighting and trees on opposite sides of the street to obtain proper illumination levels.

Tree placement is subject to locations of existing underground utilities.

Trees shall not be planted within five feet of access drives, within 25 feet of existing trees, within bus stop zones, or within five feet of hydrants and permanent streetscape furnishings. Full visibility of traffic signals, street intersections, and wayfinding signage (both vehicular and pedestrian forms) shall always be maintained.

Street trees are to be maintained and guaranteed for a minimum of two years. Planting of trees shall occur within the standard planting season for such trees (typically March through November). No more than one-third of the tree shall be damaged or dead without replacement. Replacement trees shall conform to all requirements of this chapter and shall be maintained and guaranteed for a minimum of two planting seasons.

See also See Part 10 of this chapter, "Form Based Code: General Manual of Written and Graphic Design Standards," for additional requirements and guidance with respect to street tree planting.

Ground Cover. Ground cover shall be provided on all areas of the subject tract to prevent soil erosion. All areas that are not covered by paving, stone or other solid material shall be protected with a suitable vegetative ground cover.

Streetscape Edge Treatments for Off-Street Parking Areas. The following shall apply to off-street parking areas containing 20 or more parking spaces:

Surface off-street parking areas shall be separated from public streetscapes by low-growing, evergreen hedges, fences, and/or masonry structures to create a pedestrian-scaled streetscape environment while minimizing the visual impact of such parking areas.

The height of all hedges, fences, and masonry structures shall be no greater than 42 inches, and shall be located within buffer areas with a minimum width of 10 feet adjacent to public sidewalks.

Such edge treatments shall apply to parking areas with bituminous paving, as well as to limited-use parking areas constructed with stabilized turf or other porous material(s).

10.

Interior Plantings for Off-Street Parking Areas. The following shall apply to off-street parking areas containing 20 or more parking spaces:

Curbed "islands" for tree and groundcover plantings shall be provided as illustrated in Part 10, "Form Based Code: General Manual of Written and Graphic Design Standards," page 10-16.

Such edge treatments shall apply to parking areas with bituminous paving, as well as to limited-use parking areas constructed with stabilized turf or other porous material(s).

11.

Planting Screen for Reverse Frontage Lots.

A planting screen within a buffer easement along the rear of reverse frontage lots shall consist of one row of staggered mixed evergreen and deciduous trees that shall be at least six feet in height when planted and shall be spaced not more than 10 feet apart on center. The trees shall be of such species so as to attain a height at maturity of not less than 20 feet. Deciduous plant materials shall comprise no more than 30% of the number of plants in the buffer. The required height of the buffer planting may be achieved in part by mounding or installation of plants along a berm.

All planting shall be performed in conformance with good nursery and landscape practice. Plant materials shall conform to the standards recommended by the American Nursery and Landscape Association in the American Standard for Nursery Stock, ANSIZ60, current edition, as amended.

Planted buffers shall comply with § 22-1015 and § 22-1016.

Large buffer area trees and shrubs shall consist of the following species:

	Abies concolor	White Fir
	Euonymus kiautschovicus 'Manhattan'	Spreading Euonymus
	Hydrangea quercifolia	Oakleaf Hydrangea
	Juniperus virginiana	Eastern Redcedar
	Rhus aromatica	Fragrant Sumac
	Rhus typhina	Staghorn Sumac
	Viburnum trilobum	American Cranberrybush Viburnum

Trees required for landscape buffers shall have a minimum caliper of three inches at the time of installation.

§ 22-611 Lighting.

[Ord. 2011-03, 6/27/2011, § 22-611]

Purpose. The standards established in this section set forth criteria for:

Providing lighting in outdoor public places where public health, safety, and welfare are potential concerns.

Controlling glare from non-vehicular light sources that impair safe travel.

Protecting neighbors and the night sky from nuisance glare and stray light from poorly aimed, placed, applied, maintained, or shielded light sources.

Applicability. Outdoor lighting shall be required for safety and in areas of public assembly and travel, including, but not limited to: streets, multi-family dwelling units, commercial, industrial, recreation areas, and institutional uses. The Township may require lighting to be incorporated for other uses or locations, as deemed necessary. The glare control requirements herein apply to lighting in all above mentioned uses as well as sign, architectural, landscaping, and residential lighting.

Lighting Plan. Lighting shall be provided in accordance with an illumination plan designed by the Pennsylvania Power and Light Company or in conformance with the IES lighting standards (see Appendix 22-15).

Illumination Levels. Lighting shall have intensities and uniformity ratios in accordance with the current recommended practices of the Illuminating Engineering Society of North America (IESNA), as contained in the IESNA Lighting Handbook.

Lighting Fixture Design.

Dedicated fixtures shall be of a type and design appropriate to the lighting application and aesthetically acceptable to the Township. See Part 10, "Form Based Code," page 10-6.

For lighting horizontal tasks such as roadways, sidewalks, entrances, and parking areas, fixtures shall meet IESNA fully shielded criteria (no light output emitted above 90° at any lateral angle around the fixture). Individual fixtures whose aggregate lamp output does not exceed 1,800 lumens (typical household outdoor lighting) are exempt from this requirement.

The use of floodlighting, spotlighting, wall-mounted fixtures, decorative globes and spheres, and other fixtures not meeting IESNA full-cutoff criteria shall be permitted only with the approval of the Township, based upon applicability in retaining the character of the Township and achieving acceptable glare control.

Spotlights, if used, shall be placed on standards pointing toward the buildings and positioned so the source of such lighting is not visible to residents of the building nor to anyone passing by, rather than on the buildings and directed outward, which creates dark shadows adjacent to the buildings.

Fixtures shall be equipped with, or be modified to, incorporate light directing and/or shielding devices such as shields, visors, skirts, or hoods to redirect offending light distribution and/or reduce direct or reflected glare. Glare control shall be achieved primarily by such means as cutoff fixtures, shields and baffles, and appropriate application of fixture mounting height, wattage, aiming angle and fixture placement.

Control of Nuisance and Disabling Glare.

All outdoor lighting shall be aimed, located, designed, fitted, and maintained so as not to present a hazard to drivers or pedestrians by impairing their ability to safely travel. The height and shielding of lighting standards shall provide proper lighting without hazard to drivers or nuisance to residents, and the design of lighting standards shall be of a type appropriate to the development and the Township.

Unless for safety, security, or all-night operations, lighting shall be controlled by automatic switching devices that extinguish such lighting between 11:00 p.m. and dawn.

Lighting proposed for use after 11:00 p.m., or after the normal hours of operation, shall be reduced by an average of 75% from that time until dawn, unless supporting a specific purpose.

Vegetation screens shall not be employed to serve as the primary means for controlling glare.

The intensity of illumination projected onto an existing residential use from an existing property boundary shall not exceed the following vertical footcandles, measured at the existing property line at a height of five feet:

(1)

Six tenths footcandles in the T-5 District.

(2)

Two tenths footcandles in T-4 District.

(3)

One tenths footcandle in T-1, T-2 and T-3 Districts.

Directional fixtures, e.g., floodlights and spotlights, shall be so shielded, installed and aimed that they do not project their output into the windows of neighboring residences, adjacent uses, past the object being illuminated, skyward or onto a public roadway or pedestrian way.

Externally illuminated billboards and signs shall be lighted by fixtures mounted at the top of the billboard or sign and aimed downward. The fixtures shall be designed, shielded and aimed to shield the source from off-site view and to restrict the light output onto and not beyond the sign or billboard. At no point on the face of the sign or billboard shall the illumination exceed 30 initial vertical footcandles with a maximum to minimum uniformity ration not to exceed 6:1.

Only the United States flag, the state flag, and the POW/MIA flag shall be permitted to be illuminated from dusk till dawn. No other flags shall be illuminated past 11:00 p.m. Flag lighting sources shall not exceed 7,000 initial lamp lumens per flagpole. The light source shall have a beam spread no greater than necessary to illuminate the flag and shall be fully shielded.

Under-canopy lighting, for such applications as gas/service stations, hotel/theater marquees, fast-food/bank/drugstore drive-ups, shall be accomplished using flat-lens full-cutoff fixtures aimed straight down and shielded in such a manner that the lowest opaque edge of the fixture shall be below the light source at all lateral angles. The illumination in the area directly below the canopy shall not exceed 20 average footcandles and the maximum shall not exceed 30 footcandles.

The use of white strobe lighting for tall structures such as smokestacks, chimneys and radio/communications/television towers is prohibited during hours of darkness, except as specifically required by FAA.

Installation.

Electrical feeds to lighting standards shall be run underground, not overhead.

Lighting standards in parking areas shall be placed outside paved areas or on concrete pedestals at least 30 inches high above the pavement, or by other approved protective means.

Except for certain recreational lighting covered elsewhere in this Part, fixtures not meeting IESNA full-cutoff criteria shall not be mounted in excess of 16 feet above finished grade and fixtures meeting IESNA full-cutoff criteria shall not be mounted in excess of 20 feet above finished grade. For the illumination of greater than 100 contiguous parking spaces, the Township may permit the use of a mounting height not to exceed 25 feet for fixtures meeting IESNA full-cutoff criteria when it can be demonstrated to the satisfaction of the Township that light trespass and glare control requirements in this chapter have been met.

Spacing of standards shall be equal to approximately four times the height of the standard.

Recreational Uses. The nighttime illumination of outdoor recreational facilities for such sports as baseball, basketball, soccer, tennis, track and field, and football typically necessitate higher than normally allowed fixture mounting heights and aiming angles, utilize very high-wattage lamps and potentially produce unacceptable levels of light trespass and glare when located near residential properties. Permission to illuminate such facilities shall be granted only when the Township is satisfied that the health, safety and welfare rights of nearby property owners and the Township as a whole have been properly protected. When recreational uses are specifically permitted by the Township for operation during hours of darkness, the following requirements shall apply:

Recreational facilities for basketball, baseball, football, soccer, miniature golf, tennis or track and field shall not be illuminated if located within 1,000 feet of a property containing a residential use.

Maximum mounting heights for recreational lighting shall be in accordance with the following:

Basketball: 20 feet.

Football: 70 feet.

Soccer: 70 feet.

Little League Baseball.

(a)

Two-hundred-foot radius: 60 feet.

(b)

Three-hundred-foot radius: 70 feet.

(5)

Lacrosse: 70 feet.

(6)

Miniature Golf: 20 feet.

(7)

Swimming Pool Aprons: 20 feet.

(8)

Tennis: 20 feet.

(9)

Track and Field: 20 feet.

Plan Submission. For subdivision and land-development applications where site lighting is required by this Part, is otherwise required by the Township, or proposed by applicant, lighting plans shall be submitted to the Township for review and approval with preliminary and final subdivision/land development plan applications and conditional use applications and shall contain the following:

A plan or plans of the site, complete with all structures, parking spaces, building entrances, traffic areas (both vehicular and pedestrian), vegetation that might interfere with lighting, and adjacent uses that might be adversely impacted by the lighting. The lighting plan shall contain a layout of all proposed fixtures by location, orientation, aiming direction, mounting height and type. The submission shall include, in addition to existing and proposed area lighting, all other exterior lighting, e.g., architectural, building-entrance, landscape, flag, sign, etc.

A ten-foot by ten-foot illuminance grid (point-by point) plot of maintained horizontal footcandles overlaid on the site plan, plotted out to 0.0 footcandles, which demonstrates compliance with the light trespass, illuminance and uniformity requirements as set forth in this Part or as otherwise required by the Township. When the scale of the plan, as judged by the Township, makes a ten-foot by ten-foot grid plot illegible, a larger grid spacing may be permitted.

The maintenance (light-loss) factors, IES candela file nomenclature, lamp-lumen ratings and specific lamp manufacturer's lamp ordering nomenclature, used in calculating the presented illuminance levels.

Description of the proposed equipment, including fixture catalog cuts, photometrics, glare reduction devices, lamps, on/off control devices, mounting heights, pole foundation details and mounting methods.

When landscaping plans are involved, they shall contain the lighting fixture locations and shall demonstrate that the site lighting and landscaping have been coordinated to minimize conflict between vegetation and intended light distribution, both initially and at vegetation maturity.

Plan Notes. The following notes shall appear on the lighting plan:

(1)

Post-approval alterations to lighting plans or intended substitutions for approved lighting equipment shall be submitted to the Township for review and approval.

(2)

The Township reserves the right to conduct post-installation inspections to verify compliance with the chapter requirements and approved lighting plan commitments, and if deemed appropriate by the Township, to require remedial action at no expense to the Township.

(3)

All exterior lighting shall meet IESNA full-cutoff criteria unless otherwise approved by the Township.

10.

Post-Installation Inspection.

The Township reserves the right to conduct a post installation nighttime inspection to verify compliance with the requirements of this Part and, if appropriate, to require remedial action at no expense to the Township.

11.

Street Lighting Dedication.

The Township shall accept dedication of street lighting facilities located within the right-of-way of a street dedicated to the Township.

Until such time as the street lighting is dedicated, the developer of the tract (who has escrowed the street lighting) shall be responsible for any and all costs associated with each streetlight. Such costs shall include, but not be limited to: administration, placement, and maintenance. Electrical charges shall be the responsibility of the Township at the issuance of the first building occupancy permit within the development.

Streetlights not dedicated to the Township shall remain the responsibility of the developer or appropriate private entity including all cost and responsibilities for the lighting in perpetuity.

12.

See also Appendix 22-15, "Illumination Guidelines for Street, Parking, and Pedestrian Areas."

§ 22-612 Parks and Open Space Uses.

[Ord. 2011-03, 6/27/2011, § 22-612]

Dedication. All plans for residential subdivisions or residential land developments shall provide for the dedication of land for park and open space uses, and/or upon agreement by the applicant, the construction of recreation facilities, the payment of fees in lieu thereof, the private reservation of land, or any combination thereof. All dedications of land for park and open space purposes shall be consistent with standards contained within the Comprehensive Plan if such plan meets the intent and criteria of the Pennsylvania Municipalities Planning Code, 53 P.S. § 10101 et seq. Any such dedications shall be determined to be acceptable by the Board of Supervisors.

General Requirements. Applicants shall designate areas of residential subdivisions or residential land developments for parks, playgrounds, or other public open space and recreational uses in accordance with the Comprehensive Plan. Where specific standards are not provided in the Comprehensive Plan, dedication shall be in accordance with the requirements of this section. If the Comprehensive Plan specifically designates a future park site within the proposed development, all plans shall be designed in conformance with such provision and shall identify the location of the land to be dedicated such that it corresponds to the park and recreation plan designation. The applicant shall make an irrevocable offer of dedication of such land to the Township as required by the Board of Supervisors. Title to such land shall be good and marketable, free of liens or other defects, and acceptable to the Solicitor of the Township. The Board of Supervisors may, upon agreement of the applicant, authorize the transfer of the land to a homeowner's association or to a nonprofit corporation whose purpose is the conservation or preservation of land.

Amount of Land Required to Be Dedicated. The amount of park and open space land to be dedicated shall be equal to, and in conformance with, standards adopted by the Board of Supervisors as expressed in the Comprehensive Plan. Where no such standards are provided, the following criteria shall be utilized:

Consistent with the Manheim Central Region's Official Comprehensive Recreation, Parks, Open Space and Greenway Plan, the amount of park and open space land to be dedicated shall equal 0.050 of an acre per each dwelling unit.

Residential subdivisions of land involving less than two lots individually or cumulatively, and residential land developments consisting of less than five units of occupancy individually or cumulatively, shall be exempt from this requirement.

Residential subdivisions of land where more than 20% of the units are to be reserved for the housing of low-income households, or where the housing is financed by public monies, may be exempted from these requirements if adequate parks and open space are provided by other means.

(1)

The applicant shall enter into an agreement with the Board of Supervisors to provide low-income housing and shall demonstrate that such housing is affordable to low-income households within the Township. A low-income household is defined as a household earning less than 50% of the median family income of Lancaster County.

(2)

After development, it shall be the responsibility of the developer to present evidence to the Board of Supervisors, that the housing, as constructed, is affordable to low-income households. Failure to provide low-income housing when dedication of park and open space land has been exempted because of the pledge to provide such housing shall constitute a violation of this chapter and shall require that the applicant pay a fee in lieu of the dedication in accordance with Subsection 4 herein.

Fee in Lieu of Dedication. Notwithstanding anything contained in the above sections, the applicant may, with the consent and approval of the Board of Supervisors, elect to pay a fee to the Township in lieu of the park and open space dedication.

The amount of any fee to be paid in lieu of dedication of land shall be equal to the average fair market value of the land otherwise required by this section or shall be in accordance with any flat fee in-lieu schedule adopted by the Board of Supervisors that establishes a fixed price per lot, unit, or acre. The formula to be used in computing the fee based upon fair market value shall be:

N x (average FMV of 1 acre) = fee

	Where:
		N	=	the number of acres required to be dedicated for park and open space purposes, calculated in accordance with Subsection 3, and FMV = fair market value.

The applicant shall provide the Board of Supervisors with all information necessary to determine the fair market value of the land, including, but not limited to, the following:

(1)

If the applicant is the equitable owner, or purchased the land in fee simple less than two years prior to the preliminary or final plan submission, a copy of the agreement of sale or real estate transfer tax affidavit of value.

(2)

If the applicant is the equitable owner, or purchased the land in fee simple more than two years prior to the preliminary or final plan submission, an opinion of value of the land by a state certified appraiser acceptable to the Board of Supervisors.

Any applicant aggrieved by the fee established shall have the right to secure a second opinion of value of the land by a state certified appraiser acceptable to the Board of Supervisors. The two estimated values shall be averaged, with the result being the amount upon which the fee shall be based.

Such fee shall be payable to the Board of Supervisors prior to recording of each phase of the plan and shall be in an amount equal to the percentage of the total number of dwelling units in the phase.

Parkland Acquisition Fund. All fees paid by the developer in lieu of dedication of park and open space land shall be paid to the Board of Supervisors and upon its receipt shall be deposited in a separate interest-bearing account. Fees deposited to this account shall be administered as required by the Municipalities Planning Code, 53 P.S. § 10101 et seq.

General Design Criteria. Except as provided in Subsections 7 and 8 below, the type of areas to be dedicated for park and open space land within a subdivision or land development plan shall principally involve neighborhood parks that are defined as "those parks providing primarily active outdoor recreational opportunities located within a 1/2-mile radius from a majority of the residences to be served thereby." Exceptions to this shall be when dedications are made to a community park that serves the subdivision or land development and is located within a two-mile radius of the majority of the residences to be served, or a county park that serves residences located within a ten-mile radius. The land set aside for park and open space uses shall meet the following design criteria:

The park and open space land shall be reasonably located so as to serve all of the residents of the subdivision or land development.

The park and open space land shall be accessible from a public street or shall adjoin and become a part of an already existing public park or open space area that is accessible from a public street. Where access to the park is by public street, the width of the frontage shall be a minimum length deemed necessary by the Board of Supervisors for access, visibility of the site, and public safety.

No more than 25% of the park and open space land shall contain detention basins or other stormwater management facilities, or be located within a floodplain or wetland unless such area is part of a linear trail or greenway along an existing watercourse.

The park and open space land shall be compact and contiguous and shall meet lot configuration requirements for lots within a residential subdivision unless the land shall be used as a continuation of an existing trail as set forth in Subsection 7, as a trail or linear park as set forth in Subsection 8, or the land is located adjacent to and combined with existing park and open space land, or specific topographic features require a different configuration. An example of such topographic features would be the provision of public open space along a scenic creek.

When the park and open space land required to be dedicated is less than five acres in size, the park and open space land shall be located at a suitable place on the periphery of the subdivision or land development so a more usable lot will result when additional park and open space land is obtained upon development of the adjacent land.

When public park and open space land exists adjacent to the subject tract to be subdivided or developed, the park and open space land shall be located to adjoin and enlarge the presently existing park and open space land.

At least 50% of the finished grade of the park and open space land shall have a slope of 3% or less unless the land shall be used as a continuation of an existing trail as set forth in Subsection 7, as a trail or linear park as set forth in Subsection 8, or the preservation of specific, valuable topographic features results in a greater slope (e.g., provision of public space along a scenic watercourse).

The park and open space land shall be accessible to utilities such as sewer, water and power that are provided within the subdivision, and the developer shall extend such utilities to the park and open space land if required by the Board of Supervisors.

If the developer is planning to construct facilities for recreation on the dedicated property as an amenity for the development, such facilities shall be constructed in accordance with current standards established by the National Recreation and Park Association. Where applicable, facilities constructed shall also comply with the accessibility guidelines of the Americans with Disabilities Act of 1990. Playground equipment constructed or placed on park land shall be in compliance with guidelines from the Consumer Products Safety Commission.

Existing Trails. When a subdivision or land development is traversed by or abuts an existing public trail customarily used by pedestrians or equestrians, the applicant shall make provision for the continued recreational use of the trail subject to alterations of the course of the trail within the boundaries of the development under the following conditions:

The points at which the trail enters and exits the subject tract shall remain unchanged.

The proposed alteration exhibits quality trail design according to the generally accepted principles of landscape architecture.

The proposed alteration does not run coincidentally with a paved street intended for use by motorized vehicles. The land set aside for the continuation of such existing trail shall be included within the amount of park and open space land required by Subsection 3.

Trails and Linear Parks. The Board of Supervisors may require the applicant to provide trails and linear parks for dedication, which may be credited toward the park and open space land requirement described in Subsection 3. Trails and linear parks developed and dedicated for public use may be credited toward the park and open space land requirement provided that such trails and linear parks meet the following standards:

Actual dedications of land shall be a minimum width of 75 feet.

The trail or linear park shall conform to any applicable Township master park and open space plan, any county-wide trail and recreation master plan, and appropriate Township and county comprehensive plans.

The minimum right-of-way width of a pedestrian easement containing a trail that crosses private land shall be two times the width of the trail. Easements may be dedicated to the Township, the county, or other organization that, in the judgment of the Board of Supervisors, is appropriate. In all cases, however, such easements shall provide for public use at reasonable times.

Trails shall have a vertical clearance of no less than 10 feet.

Width of the trail surface may vary depending upon type of use to be accommodated, but in no case shall such width be less than five feet.

Municipal Fund Reimbursement. The Board of Supervisors may from time-to-time decide to purchase land for parks in or near the area of actual or potential development. If the Board of Supervisors purchase park and open space land within a distance of 1/2 mile, subsequent park and open space land dedications within that area may, upon agreement with the applicant, be in cash only and shall be calculated on a percentage basis to reimburse the actual cost of acquisition and/or cost of development of such land for park and open space purposes by the Township. The cash amount shall be equal to the sum of the average price per acre of such land plus the actual costs of adjacent streets and on-site utilities (or an estimate of such actual costs provided by the Township Engineer) divided by the number of lots or dwelling units in the development. Once the Township has been reimbursed entirely for all such park and open space land, this subsection shall cease to apply and the other subsections of this section shall again be applicable.

10.

Additional Recreation Reservations. The provisions of this section are minimum standards and shall not be construed as prohibiting a developer, with the approval of the Board of Supervisors, from dedicating or reserving other land for recreation purposes in addition to the requirements of this chapter.

11.

Private Reservation of Land. Notwithstanding anything contained in the above subsections, the applicant may, with the consent and approval of the Board of Supervisors, elect to fulfill the open space requirements through the private reservation of a recreation area.

Any project that proposes the private reservation of land shall be accompanied by an agreement, which is acceptable to the Solicitor of the Township, and which shall be recorded prior to or concurrent with the preliminary plan approval. Such agreement shall stipulate:

(1)

Maintenance of the designated open space is the responsibility of either the applicant, a homeowners association, a condominium unit owners association, or other recognized conservation organization.

(2)

The availability of such private open space to nonresidents of the development.

(3)

The method by which the private reservation may be offered for public dedication.

(4)

The land cannot be developed for other than open space purposes.

(5)

The land cannot be sold or disposed of except to another organization formed to own and maintain said open space and without first offering to dedicate the land and improvements to the Township.

If such lands are to become common elements of a homeowners or unit owners association of any type, then such association's organizational by-laws shall conform to the requirements of applicable law.

12.

Construction of Recreation Facilities. Notwithstanding anything contained in the above subsections, the applicant may, with the consent and approval of the Board of Supervisors, elect to fulfill the open space requirements through the construction of recreational facilities.

All approved recreation facilities constructed in lieu of land dedication shall be completed and dedicated to the Township before 50% occupancy has been reached in any applicable subdivision or land development.

The Board of Supervisors may avail itself of all remedies provided by the Municipalities Planning Code, 53 P.S. § 10101 et seq., including, but not limited to, the withholding of permits to ensure compliance with this provision.

§ 22-613 Historic and Cultural Resources.

[Ord. 2011-03, 6/27/2011, § 22-613]

Archaeological Investigations. No development shall be developed on a site identified by the Pennsylvania Historical and Museum Commission as containing features of archaeological significance until:

A complete level 1 and level 2 archaeological survey of the site is completed.

The State Historic Preservation Officer determines that the project will not disturb the cultural significance or artifacts on the site.

Method of Survey. If a complete archaeological survey is required, it shall be conducted under the supervision of an archaeologist in compliance with standards prescribed by the Pennsylvania Historical and Museum Commission. Even if a complete survey is not required, the Board of Supervisors may, upon advice of the State Historic Preservation Officer, require the developer to retain the services of, and have present at the subject tract during any excavations or trenching, an archaeologist with authority to investigate and document any cultural material that might be unearthed.

Report Required. A complete copy of the report of the archaeologist, including a copy of the field notes, shall be submitted to the Board of Supervisors and the State Historic Preservation Officer. Arrangements shall be made by the developer for transfer of any significant artifacts to a depository where such items can be conserved and made available for future study.

Preservation of Historic Features. Subdivisions and land developments shall be designed to preserve, adaptively reuse, or otherwise provide for the historic features of the Township. Modifications or exterior alterations to historic features or sites or new construction adjacent to historic features shall be consistent with the Secretary of the Interior's Standards for Rehabilitation of Historic Properties as published by the National Park Service. Subdivisions and land developments shall also be designed so that new structures do not block historic views or obstruct the view of historic properties, and new construction should be visually complementary to historic structures and consistent with the Secretary of the Interior's guidelines. If because of size, scale, construction material, or type of use a proposed land development or subdivision would jeopardize the historic value of a site or structure, such new construction shall be screened or otherwise visually buffered.

Demolition Restricted. No historic feature as defined by this chapter shall be demolished or moved from its original foundations without approval of the Board of Supervisors. The applicant shall submit to the Board of Supervisors a letter from either the State Historic Preservation Officer or from the Preservation Trust of Lancaster county identifying the significance of the historic feature, potential effects of the development that would be adverse, and possible mitigation measures that could be employed. In evaluating any request for demolition of a historic feature the Board of Supervisors shall take into account the significance of the feature, the condition of the feature, the potential for repair, restoration, stabilization and reuse, the impact of the feature in relation to the development, and the hardship, if any, on the applicant.

Retention of Local Names. Applicants are encouraged to perpetuate historic names or geographic references that are traditionally associated with the area in which a development is located, rather than proposing project names that are not consistent with Township traditions or culture.

§ 22-614 Environmental Impact Assessment.

[Ord. 2011-03, 6/27/2011, § 22-614]

Purpose. In order to provide the Board of Supervisors with an opportunity to more effectively evaluate subdivision and land development applications, the applicant shall be required to disclose the environmental consequences or effects of such proposals through the submission of an environmental impact assessment (EIA) report.

When Required. An EIA report shall be submitted with the preliminary plan application for developments that meet one of the following criteria:

Residential development involving 25 or more dwelling units or lots.

Institutional, commercial or industrial development involving more than 25,000 square feet of gross floor area or more than 100,000 square feet of lot coverage.

Preparation of Report. The EIA report shall be prepared by a qualified professional who shall have experience in the preparation of EIA reports and in the development of opinions and recommendations set forth therein.

Contents. The EIA report shall be submitted in accordance with the format and content specified below. Within the EIA report, specific emphasis shall be directed towards the effect the proposed development will have on the subject tract, the adjacent neighborhood (including areas within adjacent municipalities) and Township-wide resources, conditions or characteristics. Where required information is contained in other supporting documentation within the subdivision or land development plan application, said information can be cited by reference to said supporting documentation.

The EIA report shall include an identification of physical resources associated with the natural environment of the subject tract including such features as geology, topography, soils and hydrology. The identification of physical resources shall include a narrative description of the qualitative and quantitative 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 further specified below:

(1)

A map depicting the geological characteristics of the subject tract. Such map shall define the location and boundaries of the rock formations and other features such as sinkholes, faults or fractures that may influence the development of the subject tract.

(2)

A map depicting the topographic characteristics of the subject tract. Such map shall depict slopes from 0% to 3%, 3% to 8%, 8% to 15%, 15% to 25%, and greater than 25%.

(3)

A map depicting the soil characteristics of the subject tract. Such map shall depict all soil types and shall include a table identifying soil characteristics pertinent to the proposed development such as depth to bedrock, depth of water table, flood hazard potential, prime farmland classifications, limitations for building site development, limitations for sanitary facilities, limitations for water management, and potential for wildlife habitats.

(4)

A map depicting the hydrological characteristics of the subject tract. Such map shall depict surface water resources and their, drainage characteristics, watersheds and floodplains, and groundwater resources. Surface water resources shall include such features as watercourses and wetlands. Ground water resources shall include such features as aquifers and aquifer recharge areas.

The EIA report shall include an identification of the biological resources associated with the natural environment of the subject tract including such features as vegetation and wildlife. The identification of biological resources shall include a narrative description of each of the resources mentioned above. Any protected or endangered species shall be noted. In addition, these resources shall be mapped at a scale of not more than 100 feet to the inch as further specified below.

(1)

A map depicting the vegetation characteristics of the subject tract. Such map shall define the locations and boundaries of the wooded areas of the subject tract and shall note the types of vegetation associations that exist in terms of their species, types and sizes. In addition, all trees 12 inches in caliper or greater shall be accurately located on the map either as free standing trees or as tree masses.

(2)

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 subject tract and the relationships of the overall habitats.

The EIA report shall include an identification of the land use conditions and characteristics associated with the subject tract such as current and past use and land cover, and the relationship of these to adjacent lots. The identification of land use conditions and characteristics shall include a narrative description of the above. In addition, a map depicting the land uses adjacent to the subject tract shall be provided at a reasonable scale not to be less than 2,000 feet to the inch.

The EIA report shall include an identification of the visual resources associated with the subject tract such as areas that have a particular amenity value and areas that offer interest in viewing the subject tract. The identification of visual resources shall include a narrative description of the resources mentioned above. In addition, these resources shall be mapped at a scale of not more than 100 feet to the inch.

The EIA report shall include an identification of the historic resources associated with the tract such as areas, structures and/or routes and trails that are significant. Areas, structures and/or routes and trails included on the National Register of Historic Places, the Pennsylvania Inventory of Historic Places and the Historic American Building Survey and any which may be identified in the Comprehensive Plan shall be identified. The identification of historic 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 resources shall be incorporated into the EIA report or submitted as an attachment to the report.

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 nonpeak hour traffic conditions. In addition, there shall be a discussion of the physical condition of existing streets that will service the proposed subdivision and/or land development and what improvements are proposed to remedy any physical deficiencies.

The EIA report shall include an identification of the anticipated population characteristics related to the proposed development. The characteristics that shall be presented in narrative form shall include a profile of the future residents and users of the development (such as total population, number of school age children, number of elderly persons).

The EIA report shall include an identification of characteristics and conditions associated with existing, construction related, and future air and water quality, light and glare levels, noise levels, vibration, toxic materials, electrical interference, odor, heat, fire, explosives, smoke, dust, fumes, vapors, gases and radioactive materials.

The EIA report shall include an analysis of the proposed development in terms of the type of beneficial or adverse effects that may result from the development and the duration of these effects in terms of their short term or long term nature. This analysis shall consider the effect of the development on each of the resources, conditions and characteristics described in the previous subsections and shall specifically include the following components:

(1)

The applicant shall indicate where the development adversely affects the resources, conditions and characteristics of the subject tract. The applicant shall submit a narrative along with a map drawn at a scale of not more than 100 feet to the inch to describe and illustrate the areas adversely affected from the proposed development. The applicant shall also demonstrate and specify in the EIA report how and where the findings in the EIA report are reflected in the design of the subdivision or land development plan.

(2)

The applicant shall indicate alternatives to the proposed development. The applicant shall submit a narrative along with exhibits or diagrams that shall depict the types of alternatives considered. The applicant shall comment on how alternatives (such as revised location, redesign, layout or siting of buildings, streets and other structures, alternate methods for sewage disposal and water supply, reduction in the size of proposed structures or number of structures) would preclude, reduce or lessen potential adverse impacts or produce beneficial effects.

(3)

The applicant shall indicate probable adverse effects that cannot be precluded. The applicant shall submit a narrative that shall indicate whether the adverse effects will have primary (direct) or secondary (indirect) implications on a particular resource, condition or characteristic.

(4)

The applicant shall indicate what measures are proposed to mitigate adverse effects. The applicant shall submit a narrative along with exhibits or diagrams that shall depict the type of remedial, protective and mitigative measures proposed. These resources shall include those required through existing procedures and standards and those unique to the proposed development.

(5)

The applicant shall indicate any irreversible environmental changes that would occur due to the proposed development. The applicant shall submit a narrative along with exhibits or diagrams that depict the full extent of loss of environmental resources along with the quantity of loss and the related qualitative effects on the subject tract, the adjacent neighborhood and the Township as a whole.

Sustainability Assessment. The EIA Report shall include a sustainability assessment. The sustainability assessment shall include analysis relative to the following goals:

(1)

Revitalization of existing places.

(2)

Conservation of open space and cultural assets.

(3)

Improvement in air quality.

(4)

Improvement in water quality.

(5)

Maintenance of efficient systems.

(6)

Conservation of tax dollars.

(7)

The sustainability assessment shall include the following items:

(a)

Estimated yearly energy consumption by use and type at project completion.

(b)

Estimated yearly waste production by type and volume at project completion.

(c)

Estimated yearly water use by volume at project completion.

(d)

Estimated energy consumption, waste production, and water use required for site preparation and project construction.

(8)

Strategies that will be employed to reduce energy consumption, waste production, and water usage during site preparation and project construction, and at project completion.

(9)

An analysis of barriers to further reduction of resource consumption, whether economic, statutory, regulatory, technological, and the like. This analysis will be used to enhance the ability of Township Officials and staff to identify, promote, and facilitate the implementation of more sustainable and innovative land development practices.

In making its evaluation, the Board of Supervisors, and/or the Planning Commission may request any additional information it deems necessary to adequately assess potential environmental impacts. Further, whenever any information required in Subsection 4C above is not applicable to the proposed subdivision and/or land development, the applicant shall indicate such inapplicability in the narrative of the EIA report, and state why such information is considered to be inapplicable in the case of the particular subdivision and/or land development in question.

The EIA report shall be prepared by an engineer, architect, landscape architect or land planner.

§ 22-615 Green Design.

[Ord. 2011-03, 6/27/2011, § 22-615]

Purpose. Structures and their surrounding landscapes shall be designed, constructed, and maintained:

To decrease energy and water usage.

To improve the efficiency and longevity of building systems.

To decrease the burdens on the environment and public health.

To be consistent with the Comprehensive Plan, Zoning Ordinance [Chapter 27], and the purposes set forth in § 105 of the Municipalities Planning Code, "... to promote the conservation of energy through the use of planning practices and to promote the effective utilization of renewable energy sources." 53 P.S. § 10105.

To minimize both short and long term negative impacts on the environment and public health.

To achieve the foregoing purposes, developments should be designed and constructed as self-sustaining, with reduced energy consumption and infrastructure, and incorporate the orientation, mass, and siting of roads and structures consistent with the valuable natural and cultural resources of the Township.

Green Design Assessment. In addition to the standards specified elsewhere in this Part and in the Zoning Ordinance [Chapter 27], applicants proposing residential development involving 25 or more dwelling units or lots; or an institutional, commercial or industrial development involving more than 25,000 square feet of gross floor area or more than 100,000 square feet of lot coverage, shall submit to the Township, as part of both preliminary and final plan submissions, a green design assessment that addresses the applicability and practicality of incorporating the following standards into the design, construction, and maintenance of the proposed subdivision or land development:

Orienting and siting of building envelopes to maximize solar responsive daylight, natural cooling design, and the potential for passive renewable energy use.

Building with integrated photovoltaic (BIPV) systems taking advantage of available solar resources.

Locating landscaping, screening, and street trees in areas that will not interfere in the future with the ability of structures to utilize solar energy and natural ventilation systems.

Incorporating mature vegetation, if applicable, in natural ventilation planning and wind breaks by minimizing the disturbance of such vegetation.

Employing a LEED (Leadership in Energy and Environmental Design) certified design professional in the early stages of the planning process to design the proposed development to complement the existing environment and reduce resource consumption through building placement, building form and dimensions, constructions materials, and overall site design.

Incorporating the redevelopment and reuse of previously developed sites and structures.

Developing stormwater and wastewater treatment facilities with efficient and innovative on-lot approaches to treatment.

Green design assessments shall include an analysis of the applicability and practicality of each of the design standards set forth herein and shall incorporate those design standards that are applicable to the proposed subdivision or land development. Where a specific design standard is inapplicable or impractical, applicants shall provide written substantiation of its inapplicability or impracticality.

§ 22-616 Public Service Impact Study.

[Ord. 2011-03, 6/27/2011, § 22-616]

Purpose. In order to provide the Board of Supervisors with an opportunity to more effectively evaluate the impact of subdivision and land development applications on public services, the applicant shall be required to disclose the impacts of such proposals through the submission of an public services impacts study.

In addition to the standards specified elsewhere in this Part and in the Zoning Ordinance [Chapter 27], applicants proposing residential development involving 25 or more dwelling units or lots; or an institutional, commercial or industrial development involving more than 25,000 square feet of gross floor area or more than 100,000 square feet of lot coverage shall submit a public services impact study.

The public service impacts study shall include, in narrative form, an identification of the community facility needs associated with the proposed development that will be in demand. Where applicable, community facilities shall include:

Fire protection.

Police protection.

Ambulance and rescue services.

Hospitals and other health care facilities.

Schools.

Park and recreation areas.

Libraries.

Postal services.

These public service and community facility needs shall be discussed in terms of the ability of existing services and facilities to accommodate the demands of future residents and users of the development and the need for additional or expanded public services and/or community facilities.

The study shall document the anticipated condition that will be generated by the proposed development and identify measures that will be taken to mitigate negative impacts.