[Ord. 2011-03, 6/27/2011, § 22-601]
1. 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.
2. 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.
3. 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.
4. 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.
5. 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.
[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]
1. General Arrangement. The following criteria shall be considered in
the design of streets in all subdivision and land development plans:
A. 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.
B. 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.
C. Residential streets other than arterials, collectors and marginal
access streets shall be arranged so as to discourage excessive speeds.
D. Streets shall be designed with drainage grates that are safe for
crossing by bicycles or horse-drawn vehicles.
E. Adequate vehicular and pedestrian access shall be provided to all
lots.
F. 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.
G. 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.
H. 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.
I. 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.
J. 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.
2. Street Hierarchy.
A. Streets shall be classified in a street hierarchy system with design
tailored to function, subject to the approval of the Board of Supervisors.
B. Each street shall be classified and designed to the standards for
the appropriate street classification for its entire length.
C. 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.
D. 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.
3. Determination of Required Right-of-Way and Cartway Width for Local
and Collector Streets.
A. 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
|
B. 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.
C. 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.
D. The right-of-way shall reflect future development as indicated by
the Comprehensive Plan or Official Map, if any.
4. Drainage Swales. The construction of drainage swales shall be provided
where curbs are not required.
5. Curbs.
A. 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.
B. Curbs shall be constructed according to the specifications set forth
in Appendix 22-16.
C. 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.
D. 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.
E. 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.
F. The Board of Supervisors may waive the installation of curbs when:
(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.
6. Sidewalks.
A. 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.
B. 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.
C. 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.
D. 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.
E. 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.
F. Sidewalks and graded areas shall be constructed according to the
specifications set forth in Appendix 22-17.
7. 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%.
A. 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].
B. 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.
C. The maximum grade within the diameter of a turnaround at the terminus
of a permanent cul-de-sac shall be 5%.
8. 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.
A. 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.
B. Cartway Alignment. The centerline of the street cartway shall correspond
with the centerline of the street right-of-way.
9. Street Intersections.
A. Multiple intersections involving the junction of more than two streets
are prohibited.
B. 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.
C. 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.
D. 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.
E. Right angle intersections shall be used whenever possible. No street
shall intersect another at an angle of less than 75°.
F. 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.
G. 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.
H. 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.
A. 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.
B. 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.
A. 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.
B. 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.
C. 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.
D. 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:
A. 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.
B. 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.
C. 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.
D. 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.
E. Movement within the non-motorized lanes shall flow in the same direction
as the adjacent travel lane.
F. 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:
A. 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.
B. All streets to be owned and maintained by PennDOT shall be designed
in accordance with PennDOT specifications.
16. Cul-de-Sac Streets.
A. 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.
B. 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.
C. All cul-de-sac streets shall have a minimum length of 250 feet and
a maximum length of 600 feet.
D. 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.
E. 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:
A. 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.
B. 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.
C. 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.
D. 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.
E. Proper sight distance shall be provided at access drive intersections with existing streets according to the requirements of Subsection
10.
F. 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.
G. 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.
H. 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.
I. 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.
J. 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
|
K. 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.
L. 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. 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.
B. 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.
C. Proper sight distance shall be provided at access drive intersections with existing streets according to the requirements of Subsection
10.
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.
A. 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.
B. 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.
C. 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.
D. Parking regulation signs shall be placed along streets within the
right-of-way in areas that restrict parking.
E. 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.
A. 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.)
B. Utility and shade tree areas shall be planted with grass, ground
cover, or treated with other suitable cover material.
24. Underground Wiring.
A. 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.
B. 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.
C. 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.
D. 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.
[Ord. 2011-03, 6/27/2011, § 22-603; as amended
by Ord. 2012-05, 11/13/2012, § 31]
1. 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].
2. Off-street parking areas shall be oriented to and within a reasonable
walking distance of the buildings they are designed to serve.
3. 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.
4. 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.
A. 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.
B. Where a pedestrian aisle meets a drive aisle or access drive, a crosswalk
shall be provided.
5. Parking structures are permitted in the T-5 District. Parking structures
shall conform in all applicable respects to the area and bulk regulations
therein.
6. 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.
7. Parking Area Landscaping. See §§ 22-610.10, 22-610.11,
and 22-1012 through 22-1016 for parking area landscaping requirements.
8. 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:
A. Bicycle parking facilities shall be convenient to the uses for which
they are provided.
B. 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.
[Ord. 2011-03, 6/27/2011, § 22-604; as amended
by Ord. 2012-05, 11/13/2012, § 32]
1. 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.
2. Residential Blocks.
A. All blocks in a residential subdivision shall have a minimum length
of 300 feet and a maximum length of 800 feet.
B. Blocks depth shall be in a range of 200 to 400 feet.
C. Block depth to alleys shall be in the range of 100 to 200 feet.
3. 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.
4. Specific Lot Configuration Requirements.
A. 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.
B. 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.
C. 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.
D. 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.
E. 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.
F. Flag lots may be permitted in an urban growth area.
G. 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.
H. 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.
I. 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.
[Ord. 2011-03, 6/27/2011, § 22-605]
1. Easements for sanitary sewer facilities, stormwater management facilities,
public or private utilities or pedestrian access shall meet the following
standards:
A. Location of Easements. To the fullest extent possible, easements
shall be adjacent to lot lines.
B. 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.
C. 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.
D. 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.
E. 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].
F. 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.
[Ord. 2011-03, 6/27/2011, § 22-606]
1. 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.
2. 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.
[Ord. 2011-03, 6/27/2011, § 22-607]
1. Stormwater Management. All stormwater management facilities shall be designed in accordance with the Penn Township Stormwater Management Ordinance [Chapter
23].
2. Stormwater Infiltration at Off-Street Parking Area Edges.
A. Surface off-street parking areas shall be constructed to direct stormwater
flows to bio-infiltration areas located at the edges of such facilities.
B. 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.
C. Such infiltration areas shall have a minimum ten-foot width, and
shall be constructed with the approval of the Township Engineer.
3. Stormwater Infiltration Within Off-Street Parking Areas.
A. Surface off-street parking areas shall be constructed to direct stormwater
flows to bio-infiltration areas located within designated planting
strips.
B. 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.
C. Such infiltration areas shall have a minimum eight-foot width, and
shall be constructed with the approval of the Township Engineer.
4. Floodplain. Floodplain areas shall be established and preserved as
provided below:
A. 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].
B. 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.
C. 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.
5. 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.
6. Soil Erosion and Sedimentation Control.
A. 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.
B. 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.
C. 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.
D. 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.
E. 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.
F. Whenever feasible, natural vegetation shall be retained, protected
and supplemented.
G. 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.
H. 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.
I. 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.
J. 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.
K. 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.
L. 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.
M. 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.
N. 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.
O. 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.
P. 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.
Q. 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.
[Ord. 2011-03, 6/27/2011, § 22-608]
1. Sanitary Wastewater Disposal.
A. 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.
B. 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.
C. All public sewer facilities shall be designed and constructed in
accordance with the requirements of the sewer authority.
D. 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.
E. 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.
F. 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].
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.
A. 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.
B. All public water facilities shall be designed and constructed in
accordance with the requirements of the relevant water authority.
C. 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.
D. 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.
E. 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.
3. 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.
A. 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.
B. 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:
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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.
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(5)
Collection of Data. Data shall be collected in conjunction with
the aquifer test as follows:
(a)
Prior to the Test.
1)
Collection of geologic data of the area to be tested including
well logs, if available.
2)
History of water level fluctuations in the area when available.
3)
The location, relative elevations and static water levels in
the pumped well and the observation well or wells.
4)
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:
3)
Elapsed time since pumping started/stopped (in minutes + seconds).
4)
Depth to water below land surface.
5)
Drawdown or recovery (in feet) + 10ths.
6)
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.
4. 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.
5. 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:
A. 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.
B. 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.
C. The proposed development is recommended for exemption by a qualified
geologist based upon certified hydrogeological information.
D. 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.
6. 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.
A. 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.
B. Specifications for Stormwater Management Basins.
(1)
No stormwater management basin shall be placed in or over the
following features:
(c)
Lineaments in carbonate areas.
(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.
[Ord. 2011-03, 6/27/2011, § 22-609]
1. Trees shall be preserved wherever possible. No specimen tree shall
be disturbed.
2. 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.
A. Aesthetic values, including autumn coloration, type of flowers and
fruit, bark and crown characteristics, amount of dieback present.
B. Natural resource protection, via stream bank stabilization, soil
erosion control, wildlife habitat.
C. Functional value for shade and as a windbreak.
D. Susceptibility of tree to insect and disease attack and to air pollution.
E. Typical species longevity.
F. Wind firmness and characteristic of soil to hold trees.
G. Existence of disease, rot or other damage to the tree.
H. Protection of buildings (e.g., dead and large limbs hanging over
buildings should be removed).
3. 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.
A. 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.
B. 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.
C. No boards or other material shall be nailed to trees during construction,
and no trees shall be sprayed with paint.
D. Heavy equipment operators shall avoid damaging existing tree trunks
and roots. Feeder roots shall not be cut closer than 25 feet from
tree trunks.
E. 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.
F. Tree limbs damaged during construction shall be sawed flush to tree
trunks.
G. The operation of heavy equipment over root systems of such trees
shall be minimized in order to prevent soil compaction.
H. Deciduous trees shall be given a heavy application of fertilizer
to aid in their recovery from possible damage caused by construction
operations.
I. Construction debris shall not be disposed of near or around the bases
of such trees.
4. Tree Replacement.
A. Trees of six-inch caliper or more shall be preserved wherever possible.
B. 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.
C. 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.
D. 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.
[Ord. 2011-03, 6/27/2011, § 22-610]
1. 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:
A. The functional and aesthetic factors that relate to the tract and
to the principal and accessory buildings and other structures.
B. Enhancing views from and within the property.
C. Screening and complementing proposed buildings and other structures.
D. Creating visual interest for the users and/or residents of the proposed
development.
E. Using native plant materials that are hardy and acclimated to the
conditions at the property.
2. A landscape plan shall include notes, diagrams, sketches or other
depictions to present the consideration and analysis of the following:
A. 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.
B. 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.
C. 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.
3. Preliminary and final landscape plans shall reflect the following
detailed criteria:
A. Street trees as required by § 22-608.8 and § 22-1005
through § 22-1009.
B. 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.
4. 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. 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.
B. 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.
C. Five evergreen and/or deciduous shrubs shall be planted for every
20 feet of length of building facade.
D. Trees and shrubs shall be grouped in accordance with specific design
needs and objectives.
E. 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.
F. 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.
G. 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.
H. Recommended shade trees include the following:
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Acer rubrum and cultivars*
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Red Maple
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Carpinus caroliniana*
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American Hornbeam
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Gleditsia triacanthos inermis*
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Thornless Honey Locust
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Nyssa sylvatica*
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Black Tupelo
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Ostrya virginiana*
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American Hop Hornbeam
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Parrotia persica
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Persian Parrotia
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Platanus occidentalis*
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American Sycamore
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Latanus acerifolia
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London Planetree
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Prunus x incam 'Okame'
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Okame Cherry
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Quercus imbricaria
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Shingle Oak
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Quercus macrocarpa*
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Bur Oak
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Quercus phellos*
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Willow Oak
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Quercus rubra*
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Red Oak
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Syringa reticulata 'Ivory Silk'
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Ivory Silk Tree Lilac
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Ulmus americana*
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American Elm
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Zelkova serrata
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Japanese Zelkova
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Trees marked with an asterisk (*) are native to the United States.
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I. The location, type, size, height and other characteristics of landscaping
shall be subject to the review and approval of the Board of Supervisors.
5. 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. A delineation of existing and proposed plant materials.
B. 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.
6. 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. A final version of all of the plan requirements stated above for
a preliminary landscape plan.
B. 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.
C. 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.
D. 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.
E. 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.
7. 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:
A. 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.
B. 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.
C. No more than 50% of the street trees in a single land development
may be of the same species.
D. 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.
E. 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.
F. All planting shall be performed in conformance with good nursery
and landscape practice and to any standards established by the Township.
G. 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.
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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.
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H. 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.
I. 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.
J. Tree placement is subject to locations of existing underground utilities.
K. 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.
L. 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.
M. 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.
8. 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.
9. Streetscape Edge Treatments for Off-Street Parking Areas. The following
shall apply to off-street parking areas containing 20 or more parking
spaces:
A. 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.
B. 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.
C. 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:
A. 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.
B. 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. 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.
B. 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.
C. Planted buffers shall comply with § 22-1015 and § 22-1016.
D. Large buffer area trees and shrubs shall consist of the following
species:
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Abies concolor
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White Fir
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Euonymus kiautschovicus 'Manhattan'
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Spreading Euonymus
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Hydrangea quercifolia
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Oakleaf Hydrangea
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Juniperus virginiana
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Eastern Redcedar
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Rhus aromatica
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Fragrant Sumac
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Rhus typhina
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Staghorn Sumac
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Viburnum trilobum
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American Cranberrybush Viburnum
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E. Trees required for landscape buffers shall have a minimum caliper
of three inches at the time of installation.
[Ord. 2011-03, 6/27/2011, § 22-611]
1. Purpose. The standards established in this section set forth criteria
for:
A. Providing lighting in outdoor public places where public health,
safety, and welfare are potential concerns.
B. Controlling glare from non-vehicular light sources that impair safe
travel.
C. Protecting neighbors and the night sky from nuisance glare and stray
light from poorly aimed, placed, applied, maintained, or shielded
light sources.
2. 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.
3. 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).
4. 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.
5. Lighting Fixture Design.
A. 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.
B. 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.
C. 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.
D. 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.
E. 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.
6. Control of Nuisance and Disabling Glare.
A. 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.
B. 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.
C. 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.
D. Vegetation screens shall not be employed to serve as the primary
means for controlling glare.
E. 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.
F. 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.
G. 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.
H. 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.
I. 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.
J. 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.
7. Installation.
A. Electrical feeds to lighting standards shall be run underground,
not overhead.
B. 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.
C. 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.
D. Spacing of standards shall be equal to approximately four times the
height of the standard.
8. 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:
A. 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.
B. Maximum mounting heights for recreational lighting shall be in accordance
with the following:
(4)
Little League Baseball.
(a)
Two-hundred-foot radius: 60 feet.
(b)
Three-hundred-foot radius: 70 feet.
(7)
Swimming Pool Aprons: 20 feet.
(9)
Track and Field: 20 feet.
9. 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. 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.
B. 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.
C. 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.
D. 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.
E. 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.
F. 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.
A. 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.
A. The Township shall accept dedication of street lighting facilities
located within the right-of-way of a street dedicated to the Township.
B. 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.
C. 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."
[Ord. 2011-03, 6/27/2011, § 22-612]
1. 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.
2. 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.
3. 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:
A. 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.
B. 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.
C. 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.
4. 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.
A. 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.
B. 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.
C. 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.
5. 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.
6. 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:
A. The park and open space land shall be reasonably located so as to
serve all of the residents of the subdivision or land development.
B. 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.
C. 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.
D. 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.
E. 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.
F. 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.
G. 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).
H. 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.
I. 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.
7. 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:
A. The points at which the trail enters and exits the subject tract
shall remain unchanged.
B. The proposed alteration exhibits quality trail design according to
the generally accepted principles of landscape architecture.
C. 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.
8. 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:
A. Actual dedications of land shall be a minimum width of 75 feet.
B. 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.
C. 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.
D. Trails shall have a vertical clearance of no less than 10 feet.
E. 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.
9. 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.
A. 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.
B. 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.
A. 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.
B. 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.
[Ord. 2011-03, 6/27/2011, § 22-613]
1. 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. A complete level 1 and level 2 archaeological survey of the site
is completed.
B. The State Historic Preservation Officer determines that the project
will not disturb the cultural significance or artifacts on the site.
2. 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.
3. 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.
4. 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.
5. 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.
6. 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.
[Ord. 2011-03, 6/27/2011, § 22-614]
1. 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.
2. When Required. An EIA report shall be submitted with the preliminary
plan application for developments that meet one of the following criteria:
A. Residential development involving 25 or more dwelling units or lots.
B. 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.
3. 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.
4. 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.
A. 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.
B. 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.
C. 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.
D. 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.
E. 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.
F. 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.
G. 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).
H. 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.
I. 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.
J. 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.
5. 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.
6. The EIA report shall be prepared by an engineer, architect, landscape
architect or land planner.
[Ord. 2011-03, 6/27/2011, § 22-615]
1. Purpose. Structures and their surrounding landscapes shall be designed,
constructed, and maintained:
A. To decrease energy and water usage.
B. To improve the efficiency and longevity of building systems.
C. To decrease the burdens on the environment and public health.
D. 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.
E. To minimize both short and long term negative impacts on the environment
and public health.
2. 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.
3. 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:
A. Orienting and siting of building envelopes to maximize solar responsive
daylight, natural cooling design, and the potential for passive renewable
energy use.
B. Building with integrated photovoltaic (BIPV) systems taking advantage
of available solar resources.
C. 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.
D. Incorporating mature vegetation, if applicable, in natural ventilation
planning and wind breaks by minimizing the disturbance of such vegetation.
E. 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.
F. Incorporating the redevelopment and reuse of previously developed
sites and structures.
G. Developing stormwater and wastewater treatment facilities with efficient
and innovative on-lot approaches to treatment.
H. 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.
[Ord. 2011-03, 6/27/2011, § 22-616]
1. 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.
2. 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.
3. 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:
C. Ambulance and rescue services.
D. Hospitals and other health care facilities.
F. Park and recreation areas.
4. 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.
5. 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.