[Ord. 179, 8/8/2011, § I]
1.
The following standards shall be complied with in all subdivision and land development, and are intended as the minimum for the promotion of the public health, safety and welfare. If an applicant, however, can clearly demonstrate to the satisfaction of the Board that because of peculiar conditions pertaining to his land, the literal enforcement of these standards would cause undue hardship, such variations from their literal interpretation may be permitted as may be reasonable and consistent with the purpose and intent of this chapter, subject to the satisfaction of § 22-704 of this chapter. Such variations shall represent the least change from the standard.
2.
All proposed subdivisions shall comply fully with the existing zoning
regulations applicable to the land, and no parcel of land shall be
created, either by inclusion or exclusion from a proposed subdivision,
that cannot be properly utilized for a permitted use under the existing
zoning regulations.
3.
Physical improvements to the property being subdivided shall be provided,
constructed and installed as shown on the Plan of Record, in accordance
with the requirements of the Township.
4.
The design of all improvements in a subdivision or land development
shall be in accordance with the design specifications, standards and
requirements as set forth in this chapter and/or other applicable
ordinances or, in the absence of the foregoing, in accordance with
the applicable provisions of the latest design specifications of the
Pennsylvania Department of Transportation, the Pennsylvania Department
of Environmental Protection and/or such other governmental agency
or body which promulgates or otherwise issues design standards, specifications
and requirements relevant to the work. In the event that there are
no design specifications, standards or requirements, as aforesaid,
applicable to the design and construction of any improvements, or
parts thereof, in a subdivision or land development, the design, and
the specifications, standards and requirements proposed by the applicant
for such improvements shall be subject to the approval of the Township
Engineer.
[Ord. 179, 8/8/2011, § I]
1.
No land shall be developed for residential purposes unless all known
hazards to life, health, or property from flood, fire and disease
shall have been eliminated or unless the plans for the development
shall provide adequate safeguard against such hazards.
2.
If, in the opinion of the Planning Commission, an applicant proposes
streets or building development which would destroy existing tree
growth, whether by reason of street alignment, grading or otherwise,
the Planning Commission may recommend to the Board of Supervisors:
A.
That the Board not approve the preliminary plan.
B.
An alternate method of subdivision which would preserve as many of
the existing trees as is reasonably possible that are of eight inch
and greater DBH.
C.
That, as a condition of the Board's approval, the applicant be required
to plant two new trees of not less than 2 1/2 inch caliper for
every existing tree of eight inch and greater DBH which would be destroyed,
such new trees to be planted on the lots and not as street trees,
as approved by the Board.
(1)
Where approved by the Board of Supervisors as a condition of
subdivision or land development approval, required replacement trees
may be substituted for greater numbers of trees of smaller caliper
than otherwise required.
(2)
Required replacement plantings shall be in addition to any required street trees or other landscape material required under applicable provisions of this chapter or the Zoning Ordinance [Chapter 27].
(3)
Where approved by the Board of Supervisors as a condition of
subdivision or land development approval, some or all of the required
replacement plantings may be installed at a site other than that subject
to required replacement planting.
(4)
In lieu of actual tree replacement, the Board of Supervisors
may request an applicant to place the equivalent cash value, as agreed
upon by the Township and the applicant, of some or all of the required
replacement trees into a special fund established for that purpose.
Such fund shall be utilized by the Township for the purchase and installation
of trees elsewhere in the Township.
|
The purpose of this particular regulation shall be to maintain
the supply of natural vegetation, prevent erosion of the topsoil on
the site and surrounding properties, foster the retention of ground
water supply and generally promote the health, safety and welfare
of the citizens.
|
[Ord. 179, 8/8/2011, § I]
1.
General Lot Design Standards.
A.
Lot dimensions, areas and orientation shall be appropriate for the
type of development and use contemplated, and sufficient to provide
the required space for off-street parking and other accessory uses.
B.
Side lot lines shall be at right angles to straight street lines,
and radial to curved street lines and cul-de-sac turnarounds.
C.
Lot lines shall follow municipal boundaries rather than cross them,
in order to avoid jurisdictional problems.
2.
Tract Frontage Standards.
A.
All tracts proposed for subdivision or land development shall have direct access to a public street and, where applicable, shall have a frontage in accordance with zoning standards, but in no case shall such access be less than the minimum width required for right-of-ways pursuant to § 22-406, Subsection 1, plus such additional area as may be necessary to accommodate required landscaping under § 22-428, with the ability to demonstrate adequate traffic safety to enter the public street.
B.
Any proposed lots abutting an existing or proposed arterial or collector street in the Township shall be designed as reverse frontage lots having access to the street with a lower function, as required in the Zoning Ordinance [Chapter 27].
C.
All residential lots using reverse frontage shall have a rear yard
with a minimum depth of 75 feet, measured in the shortest distance
from the proposed dwelling unit to the proposed right-of-way, and
shall, within such rear yard and immediately adjacent to the right-of-way,
have an easement for a landscape screen at least 20 feet in width,
across which there shall be no right of access.
3.
Building Setback Lines. The minimum building setback line shall be in accordance with the Zoning Ordinance [Chapter 27].
4.
Interior Lots. No interior lots shall be permitted in accordance with the Zoning Ordinance [Chapter 27].
5.
Crosswalks.
A.
Crosswalks may be required by the Board of Supervisors, as recommended
by the Planning Commission, to facilitate pedestrian circulation and
to give access to community facilities where situations warrant concern
for the safety and welfare of Township residents.
B.
The design and installation of required crosswalks shall be in accordance
with the provisions of the Federal Highway Administration "Manual
on Uniform Traffic Control Devices" and approved by the Township Engineer.
[Ord. 179, 8/8/2011, § I]
1.
Monument Standards.
A.
Permanent concrete monuments shall be accurately placed along the
right-of-way line of all existing and proposed streets internal to
or abutting the exterior boundary of each property subject to subdivision
or land development at the following locations:
[Amended by Ord. 209, 12/12/2016]
(1)
At least one monument at each intersection.
(2)
At changes in direction of street lines.
(3)
At each end of each curved street line (e.g., points of curvature
and tangency); only one side of each street need be monumented.
(4)
An intermediate monument wherever topographical or other conditions
make it impossible to sight between two otherwise required monuments.
(5)
At such other places along the line of streets as may be determined
by the Township Engineer to be necessary so that any street may be
readily defined in the future.
B.
All monuments shall be placed by a registered professional engineer
or surveyor so that the scored point created by an indented cross
or drilled hole in the top of the monument shall coincide exactly
with the point of intersection of the lines being monumented.
C.
Monuments shall be set with their top level with the finished grade
of the surrounding ground.
E.
Common open space and community sewage disposal areas shall be monumented.
2.
Marker Standards.
A.
Markers (lot pins) shall be accurately placed at all lot corners
within a subdivision or land development, at the intersection of all
lines forming angles and at changes in directions of lines in the
boundary (perimeter) of each property subject to subdivision or land
development, except along a street right-of-way.
[Amended by Ord. 209, 12/12/2016]
[Ord. 179, 8/8/2011, § I]
1.
Proposed streets shall be consistent with such street plans or parts
thereof as have been prepared and officially adopted by the Township,
including without limitation, recorded subdivision plans and the Roadway
Classification Map of the Township, as amended from time to time.
2.
Proposed streets shall further conform to such Township, county and
state road and highway plans as have been prepared, adopted and/or
filed as prescribed by law.
3.
Thoughtful and imaginative design of streets and their relationship
to the arrangement and shape of lots is required. An important element
is the blending with topography to produce curvilinear design and
reasonable grades. The rectilinear design of streets and lots, involving
long straight sections of street, shall be avoided.
4.
Local streets shall be laid out so as to discourage through traffic,
but provisions for street connections into and from adjacent areas
may be required.
5.
Where a proposed major subdivision abuts or contains an existing
or proposed major thoroughfare, the Board shall require dedication
of additional right-of-way specified hereinafter and marginal access
streets, rear service alleys, reverse frontage lots, or such other
treatment as will provide protection for abutting properties, reduction
in the number of intersections with the major thoroughfare and separation
of local and through traffic.
6.
Dead end streets shall not be permitted.
7.
Where streets and other public improvements continue into adjoining
municipalities, evidence of compatibility of design, particularly
with regard to street widths, shall be submitted and approved by both
municipalities. The applicant shall coordinate such design with both
municipalities to avoid abrupt changes in cartway width or in improvements
provided.
8.
Where a proposed major subdivision abuts an existing subdivision
having a dedicated street or cul-de-sac bulb dead-ending at a common
property line, the proposed major subdivision shall make provision
for extension of such dedicated street within the proposed subdivision.
9.
Where lots abut an existing street, additional paving or other street
improvements shall be required for such an existing street to the
extent deemed by the Board to be in the public interest.
[Amended by Ord. No. 228, 12/10/2018]
[Ord. 179, 8/8/2011, § I; as amended by Ord. 192,
8/13/2012, § I]
1.
For all new streets in the Township, the minimum width for the right-of-way,
cartway and each shoulder shall be as follows:
|
Street Function
|
Right-of-Way Width
|
Paved Cartway Width
|
Each Shoulder1 Width
| ||
|---|---|---|---|---|---|
|
Arterial Streets
| |||||
|
Principal Arterial
|
Per PennDOT
|
Per PennDOT
|
Per PennDOT
| ||
|
Minor Arterial
|
60'
|
28'
|
8'
| ||
|
Collector Streets
| |||||
|
Major Collector
|
60'
|
28'
|
8'
| ||
|
Minor Collector
|
52'
|
28'
|
6'
| ||
|
Local Streets
| |||||
|
Primary Distributor
|
52'
|
28'
|
4'
| ||
|
Secondary Distributor
|
52'
|
28'
|
4'
| ||
|
Local Access Streets2 (with curb)
|
52'
|
28'
|
None
| ||
|
Local Access Streets2 (without curb)
|
50'
|
24'
|
4'
| ||
|
Cul-de-Sac Street
|
52'
|
28'
|
4'
| ||
|
Alley
|
20'
|
16'
| |||
|
Commercial Streets
|
60'
|
28'
|
8'
| ||
|
Cul-de-Sac Street
|
60'
|
28'
|
8'
| ||
|
NOTES:
| ||
|---|---|---|
|
1
|
If curbs are provided, see the Standard Public Improvement Specifications
for curb and sidewalk construction.
| |
|
2
|
Including single access loop streets and residential culs-de-sac. Dimensions include turnaround area (see § 22-411).
| |
2.
Divided cartway streets (or boulevards), or parts thereof, may be
permitted subject to approval by the Board of Supervisors, upon recommendation
of the Planning Commission, and the following requirements:
A.
Each cartway shall be one-way and 12 feet in width with a shoulder or curb as required in Subsection 1, above.
B.
The minimum separation between cartways shall be 10 feet and shall
not exceed 20 feet, and such separation area shall be landscaped according
to a plan recommended by the Planning Commission and approved by the
Board of Supervisors.
C.
Each side of each cartway shall be curbed, where required, with curbs
meeting the specifications of Section 5 of the Standard Public Improvement
Specifications.
3.
Marginal access streets shall be designed based on the appropriate street characteristics noted in Subsection 1 to provide adequate access to the existing and future land uses being served by the facility. A marginal access street serving residential uses shall be considered a local access street. A marginal access street serving commercial and industrial uses shall be considered a commercial street.
4.
The Township may require additional right-of-way and cartway widths
for the following purposes:
A.
To promote public safety and convenience.
B.
To provide parking space in commercial districts and on-street parking
in areas of high-density residential development.
C.
To accommodate special topographic circumstances which may result
in cut/fill slopes extending beyond the standard right-of-way in all
circumstances to assure accessibility for maintenance operations.
5.
Rights-of-way of lesser width than prescribed in this section shall
not be permitted.
6.
Subdivisions abutting existing streets shall be required to provide,
for dedication, sufficient land to provide the ultimate right-of-way
for such existing streets in accordance with the provisions of this
section.
7.
Where a subdivision or land development abuts an existing street
of improper cartway or right-of-way width or alignment, the Board
of Supervisors shall require the dedication of land sufficient to
widen the street or correct the alignment and require the installation
of improvements and/or the escrow of money where deemed necessary
in order to improve said cartway.
[Amended by Ord. 209, 12/12/2016]
8.
No fences, hedges or plantings shall be permitted within the right-of-way
of any street.
[Ord. 179, 8/8/2011, § I]
In the case where lots created within a subdivision are large
enough to accommodate either further subdivision, or a higher intensity
of development, and thus may result in higher traffic levels, the
Township may require that additional right-of-way be provided to permit
the future development of a higher order street.
[Ord. 179, 8/8/2011, § I]
1.
There shall be a minimum center-line grade of 1%. Center-line grades
shall not exceed the following:
|
Street Function
|
Maximum Grade
| |
|---|---|---|
|
Arterial
|
6%
| |
|
Collector
|
7%
| |
|
Local
|
8%
| |
|
Commercial
|
5%
|
2.
In the approach to an intersection, the street grade shall not exceed
the following percentage for the classification of street indicated
below. These approach grades shall extend for a minimum of 100 feet
from the nearest right-of-way of the intersection street:
|
Street Function
|
Maximum Grade
| |
|---|---|---|
|
Arterial
|
3%
| |
|
Collector
|
4%
| |
|
Local
|
6%
| |
|
Commercial
|
3%
|
3.
At all changes of street grades where the difference in center-line
slope exceeds 1%, vertical curves shall be provided per AASHTO, "A
Policy on Geometric Design of Highways and Streets."
4.
Under no circumstances shall maximum grades be permitted using the
minimum curve radii.
[Ord. 179, 8/8/2011, § I]
1.
Whenever street lines are deflected in excess of 5°, connection
shall be made by horizontal curves. Horizontal curves shall be provided
in accordance with AASHTO, "A Policy on Geometric Design of Highways
and Streets," as amended.
2.
The minimum center-line radii for horizontal curves shall be provided
per AASHTO, "A Policy on Geometric Design of Highways and Streets,"
as amended. Center-line radii and superelevation shall be provided
in accordance with AASHTO Standards.
3.
A tangent of at least 100 feet shall be introduced between all horizontal
curves on collector and arterial streets and between reverse curves
on local streets.
4.
Super elevation in accordance with PennDOT standards shall be required
when curve radii are less than 600 feet on arterial streets.
[Ord. 179, 8/8/2011, § I]
1.
Right angle intersections shall be required.
2.
No more than two streets, creating a four-way intersection, shall
cross at the same point.
3.
Intersection spacing shall be measured from center line to center
line and shall be based on the following requirements:
A.
Intersections along arterials shall be located not less than 1,000
feet from another arterial or collector street, or not less than 500
feet when intersected by any other lower classified street type.
B.
Intersections along collector streets shall be located not less than
500 feet from an arterial street, or not less than 250 feet from any
other classified roadway.
C.
Any intersection by a local street, marginal access street, or commercial
driveway, regardless of the major street classification, shall be
not less than 150 feet from another roadway.
D.
Additional intersection spacing beyond these requirements shall be
required when needed to provide efficient traffic flow, avoid queuing
issues, or accommodate turning lanes, as determined by a traffic impact
study.
E.
Intersection spacing less than the required minimums shall be considered
by the Board of Supervisors if a traffic study identifies a traffic
benefit for the surrounding roadway network or no adverse conditions
will be created as a result of the reduced intersection spacing.
4.
Streets entering from opposite sides of another street forming two
T-intersections shall be offset based on the following criteria:
A.
When the offset intersections occur along a local, commercial or
collector roadway, the intersecting streets shall be offset by the
following minimum spacing requirements as measured from center line
to center line:
(1)
When the intersecting roadways are two local streets or a driveway
to a major development, or at least one intersecting roadway is a
collector street, then the roadways shall be offset by 150 feet.
(2)
When the two intersecting roadways are collector streets, then
the roadways shall be offset by 250 feet.
(3)
When the intersecting roadways are both collector streets, or
at least one intersecting roadway is an arterial street, then the
roadways shall be offset by 500 feet.
(4)
Additional intersection spacing beyond these requirements shall
be provided when needed to provide efficient traffic flow, avoid queuing
issues, accommodate turning lanes, or if either of the intersecting
roadways is signalized, as determined by a traffic impact study.
B.
When the offset intersections occur along an arterial street, the
intersecting streets shall be offset in accordance with Subsection
3A above.
C.
Near-right/Far-left offsets (i.e., the first intersecting street
is located to the right and the second intersecting street is located
to the left) should be avoided on non-local roads to the extent feasible
to reduce conflicts between intersections for left-turn vehicles.
Additional offset spacing may be required, as determined by a traffic
impact study, beyond the minimum criteria set forth in Subsection
4A.
5.
Where curbs are required, curb radii shall not be less than 35 feet,
forming a tangential arc, and the top curb grade lines for intersecting
streets shall be so designed that would meet at a common point if
projected. For all intersections involving an arterial street, a forty-foot
radius shall be required, and on commercial streets a fifty-five-foot
radius shall be required.
6.
Obstructions to Vision.
[Amended by Ord. No. 228, 12/10/2018]
A.
All driveway and street intersections shall be designed and maintained
in such a manner that a clear view is obtained for vehicles entering
and exiting the intersection or driveway, according to the following:
(1)
The measurement and calculation of required sight distances
for all driveways and intersections shall be in accordance with the
Pennsylvania Code, Title 67, Chapter 441, Access to and Occupancy
of Highways by Driveways and Local Roads, as amended from time to
time.
(2)
PennDOT-recommended sight distance requirements are typically
based upon the posted speed limit. However, in those instances where
the speed of traffic may create an unsafe sight distance as determined
by the Township Traffic Engineer, the applicant may be required to
verify the 85th percentile speed of traffic. If it is impossible to
achieve PennDOT-recommended sight distances, then the minimum acceptable
sight distance values may be used based upon the 85th percentile speed
of traffic, if necessary, upon recommendation of the Planning Commission
and the Township Traffic Engineer.
(3)
If recommended by the Planning Commission upon advice of the
Township Traffic Engineer, the applicant shall provide a sight distance
profile plan verifying adequate sight distance exists which shall
be acceptable to the Planning Commission and the Township Traffic
Engineer. The profile plan shall be prepared by a Pennsylvania licensed
professional engineer and shall show at least the following: existing
roadway profiles (spot elevations at fifty-foot increments and twenty-five-foot
increments along vertical curves), proposed roadway profiles, all
sight line profiles (six inches or more of sight line clearance above
the finished grade), proposed site grading and temporary grading easements.
B.
On any lot, no wall, fence or other obstruction shall be erected,
allowed or maintained, and no hedge, tree, shrub or other plant material
shall be planted or exist, which obscures the view of approaching
traffic along streets or at intersections.
C.
On a corner lot, nothing shall be erected, placed or allowed to grow
which obscures the view within a clear sight triangle defined by the
following:
(1)
Above the height of 2 1/2 feet and below the height of
12 feet measured from the center line grades of the intersecting streets.
(2)
Within the area bounded by the center line of intersecting streets
and a line joining points on these center lines 75 feet from an intersection
of center lines of such streets.
7.
Greater safe sight distance dimensions imposed by PennDOT for intersections
with the state highway system shall supersede the above.
8.
Whenever a subdivision abuts or contains an existing or proposed
street with an ultimate right-of-way of 60 feet or more, the Planning
Commission may recommend and the Board may require restriction of
access to the street by:
A.
Provision of reverse frontage lots.
B.
Provision of service streets along the rear of the abutting lots,
together with prohibition of private driveways intersecting the streets.
C.
Provision of marginal access streets, provided that the reserve strips
establishing such marginal access streets shall be dedicated to the
Township under an agreement meeting the approval of the Township.
[Ord. 179, 8/8/2011, § I]
1.
A single access street shall not be approved wherever a through street
is feasible as determined by the Board of Supervisors upon recommendation
of the Planning Commission.
2.
A cul-de-sac street shall only be permitted when emergency access
drives to an arterial, collector or local street are provided.
3.
A single access street, whether constructed in one or more phases
of development, shall not be more than 1,000 feet in length and shall
not furnish access to more than 20 dwelling units unless clearly impractical
due to tract dimensions or topography. In the case of single access
loop streets, the measurement of the length shall be taken between
the farthest edge of the cartway and the center line of the cartway
of the through street to which it connects. In the case of a cul-de-sac,
such measurement shall be taken between the center of the turnaround
and the center line of the cartway of the street to which it connects.
4.
The Board of Supervisors may permit additional dwelling units to
be served by a single access street upon recommendation of the Planning
Commission, provided due consideration has first been given to the
feasibility of a through street, adjacent land uses, lot dimensions,
topography and drainage.
5.
The following shall be required for single access streets:
A.
Street stub(s) extending to the boundary of the tract, where appropriate,
to provide connection with an adjoining tract(s).
B.
Emergency access drives designed in accordance with the most current
version of the Standard Public Improvement Specifications or designed
to the satisfaction of the Board of Supervisors.
C.
Right-of-way provided for future connection.
6.
Any constructed street stub for access to an adjoining tract or because
of authorized staged development shall be provided with a temporary,
all weather turnaround within the subdivision, and the use of such
turnaround shall be guaranteed to the public until such time as the
street is extended.
7.
The Board of Supervisors may require, as a condition of approval
and to be noted on the plan of record, that parcels with access to
a single access street that are capable of further subdivision or
land development under current zoning regulations shall not be subdivided
and/or developed until the single access street becomes a through
street.
8.
Single access streets, permanently designed as such, shall have a
minimum length of 500 feet.
9.
All cul-de-sac streets, whether permanently or temporarily designed
as such, shall be provided at the closed end with a fully paved turnaround,
unless a fully curbed planting island is constructed, in which case
the minimum paved driving area around the island shall be 21 feet
wide for one-way circulation. When a fully curbed planting island
is to be constructed, the applicant shall be required to submit a
proposal, acceptable to the Township for the maintenance of such planting
island.
10.
The minimum radius to the pavement edge or curb line within the turnaround
area shall be 45 feet for residential streets, and additional width
shall be provided for commercial streets to accommodate the largest
anticipated design vehicle, as determined acceptable by the Board
of Supervisors. The minimum radius of the right-of-way shall be 60
feet.
11.
Drainage of cul-de-sac streets shall preferably be towards the open
end.
12.
The center line grade on a cul-de-sac street shall not exceed 8%
and the grade of the diameter of the turnaround shall not exceed 5%.
13.
The turnaround right-of-way of a cul-de-sac street shall be placed adjacent to the tract boundary and a minimum right-of-way width along the boundary line shall be provided, as prescribed in § 22-406, Subsection 1, for a residential or commercial cul-de-sac, to permit dedication, in accordance with § 22-606 of this chapter, and extension of a street at full width, unless future expansion of a cul-de-sac street is clearly impractical or undesirable. The small triangles of land beyond the cul-de-sac to the boundary shall be dedicated to the Township.
[Ord. 179, 8/8/2011, § I]
1.
Deceleration or turning lanes shall be required by the Township upon
the recommendation of the Township Engineer and the Township Traffic
Engineer along existing and proposed streets.
2.
Deceleration lanes shall be designed to the following standards:
A.
The lane shall have a minimum width of 12 feet, or in the case of
intersections with state highways, such width as is required by the
applicable regulations and standards of PennDOT.
B.
The lane shall be paved the required width for the entire length,
which shall be measured from the center line of the intersecting road.
In addition, there shall be a seventy-five-foot taper, indicated by
a painted yellow stripe, provided at the beginning of the lane so
that traffic can leave the main travel lane smoothly.
C.
The minimum lane length shall be as follows:
|
Posted Speed Limit
|
Minimum Taper
|
Deceleration Lane Length
| |
|---|---|---|---|
|
25 mph
|
75'
|
165'
| |
|
35 mph
|
75'
|
275'
| |
|
45 mph
|
75'
|
300'
|
3.
Acceleration lanes are required only when the need is indicated by
a traffic impact study. The design shall be as per the recommendation
of the Township Engineer. As necessary, a paved taper shall be provided
for right hand turns.
4.
Upon the recommendation of the Township Engineer and the Township
Traffic Engineer, acceleration and deceleration lanes shall be provided
for:
[Ord. 179, 8/8/2011, § I]
1.
All materials entering into the construction of streets and the methods of construction and drainage shall be in accordance with the applicable requirements of PennDOT Specifications, Publication 408, latest revision thereof, and shall be supplied by vendors approved by PennDOT for the supply of such materials. The thickness of all materials shall be as described in the Material Thickness Table, below, and detailed in the Standard Public Improvement Specifications. Inspection of materials and construction methods shall be as approved, and in accordance with § 22-602 of this chapter.
A.
Street Design.
(1)
Thickness of base and paving for new Township streets shall
meet the minimum requirements outlined in Section 2 of the Standard
Public Improvement Specifications and the related Standard Details.
(2)
Paving design is based on overall soil conditions in the Township.
The Board may require additional paving, base or subbase materials
where soil types are inferior, wet or otherwise unsuitable as indicated
by the U.S. Department of Agriculture, Natural Resources Conservation
Service Web Soil Survey, located at http://websoilsurvey.nrcs.usda.gov/app,
or where, in the opinion of the Township Engineer, such conditions
exist.
B.
Subgrade.
(1)
The area within the limits of the proposed road surface shall
be shaped to conform to the line, grade and cross-section of the proposed
road.
(2)
Remove or stabilize all unsuitable subgrade materials.
(3)
Wet or swampy areas shall be permanently drained and stabilized,
as permitted by the regulatory agency having jurisdiction.
(4)
Fills shall be made with suitable materials approved by the
Township Engineer and thoroughly compacted for full width in uniform
layers of not more than eight inches thick. No more than two feet
of fill shall be laid between inspections by the Township Engineer.
(5)
The subgrade shall be thoroughly compacted by rolling with a
minimum 10 ton three-wheel roller. Equivalent vibratory sheepsfoot
or rubber-tired rollers may be used at the discretion of the Township
Engineer. Subgrade shall be compacted, tight and dry, to 95% compaction
at optimum moisture and shall not be soft and spongy under the roller.
Compaction of the subgrade shall extend the full width of the cartway,
including the width to be occupied by shoulders.
(6)
In fill areas compaction tests meeting ASTM or ASHA standards
are required for each three feet of fill thickness. The tests shall
be conducted in each eight-inch layer at one-hundred-fifty-foot intervals.
The tests must be performed by a certified testing laboratory and
results submitted to the Township Engineer. All compaction must be
95% compaction at optimum moisture. Any layer not coming up to standard
will be removed or rerolled until suitable compaction is obtained.
(7)
As an alternate to the compaction and testing requirements described
above, the subgrade may be proof rolled. Proof rolling shall consist
of several passes of a smooth drum vibratory compactor that is capable
of imparting a total (static plus dynamic) drum force of not less
than 550 pounds per linear inch of drum width. It may be necessary
to operate the equipment in the static mode if the groundwater level
is close to the subgrade elevation. Should any unsuitable areas be
detected by the proof rolling that cannot be stabilized by additional
passes of the equipment, the material in such unsuitable areas shall
be undercut and replaced with compacted aggregate fill. The determination
of what, if any, areas are unsuitable shall be at the sole discretion
of the Township Engineer. Any unsuitable areas, as determined by the
Township Engineer, shall be repaired to his satisfaction prior to
the subbase installation.
C.
Paving.
(1)
Paving and base thickness and materials shall be as specified
in Subsection 1A of this section.
(2)
The sub-base course, where required, shall be installed and
compacted in accordance with Pennsylvania Department of Transportation
specifications and shall extend 36 inches on all streets beyond the
paving line when curbs are not to be installed.
(3)
Bituminous base, binder and surface courses shall be laid to
the specified thickness measured, after compaction. All bituminous
courses shall be laid with a mechanical bituminous paver in accordance
with specifications of PennDOT Specifications, Publication 408, latest
edition.
(4)
Crown board and straight edge shall be used for checking street
construction. Maximum tolerance shall not exceed 1/4 inch in the finished
surface.
(5)
Delivery slips for all material deliveries shall be furnished
to the Township Engineer.
(6)
Failure to adhere to the above specifications shall give the
Board cause to refuse to accept streets for dedication.
D.
Grading and Shoulders.
(1)
In accordance with Section 2.5 of the Standard Public Improvement
Specifications, roadways shall be graded for the full width of the
right-of-way on each side. Paved shoulders shall be graded at a slope
of 3/4 of an inch per foot. Earthen shoulders shall be graded within
a minimum slope of 1/2 inch per foot and a maximum slope of one inch
per foot. Beyond the limits of this grading, banks shall be sloped
to prevent erosion, but this slope shall not be greater than three
feet horizontal to one-foot vertical with tops of slope in cuts rounded.
All unpaved areas between the right-of-way and the curb or shoulders
(as the case may be) shall be covered with not less than four inches
of topsoil, fertilized and seeded in a manner and with materials specified
in Section 804 of PennDOT Specifications, Publication 408, latest
edition thereof.
[Ord. 179, 8/8/2011, § I]
Private streets may be permitted in a unified development that
is owned or operated by a homeowners association, which shall guarantee
the maintenance of the streets, subject to all of the road design
and construction standards of this Part.
[Ord. 179, 8/8/2011, § I]
[Ord. 179, 8/8/2011, § I]
1.
Curbs shall be installed along both sides of all proposed streets
and shall be the vertical type. Curbs shall always be required where
sidewalks are required.
2.
Grass swales may be permitted, in lieu of curbs, within rights-of-way
in developments of less than 10 lots, subject to the approval of the
Board of Supervisors.
3.
No drainage of any kind shall be conducted over the top of curbs
and sidewalks, except where the drainage crosses from driveways, and
all underground drainage conductors shall be installed in accordance
with the Standard Public Improvement Specifications.
4.
Curbs shall be provided in all new parking areas located within a
land development.
5.
All curbs shall be constructed of monolithic concrete. Such concrete
shall develop a compressive strength of 3,500 pounds per square inch
(psi) in 28 days. Certification of the concrete mix shall be provided
to the Township.
6.
Curbs shall be constructed and installed in accordance with the Standard
Public Improvement Specifications.
[Ord. 179, 8/8/2011, § I]
1.
Proposed streets that are in alignment with already existing and
named streets shall bear the names of the existing streets.
2.
In no case shall the name of a proposed street duplicate, or be similar
to an existing street name in the Township or in any zip code within
the Township or in an adjacent municipality, irrespective of the use
of the suffix, street, road, avenue, boulevard, driveway, place, court,
lane, etc.
3.
All street names shall be subject to the recommendation of the Planning
Commission and the approval of the Board of Supervisors.
4.
Street name signs shall be installed at all street intersections.
The design and placement of such signs shall be subject to approval
by the Township and installed in accordance with the Standard Public
Improvement Specifications.
5.
Traffic control signs shall be shown on final plans for all streets.
Signs and posts shall meet PennDOT standards. The Township may require
additional signs prior to dedication of roads.
[Ord. 179, 8/8/2011, § I]
1.
All major subdivisions and land developments shall have either sidewalks
or pedestrianways acceptable to the Township. All residential developments
shall provide sidewalks on both sides of the street. Curbs shall always
be required where sidewalks are required. The location of all proposed
sidewalks and pedestrian ways shall be approved by the Township.
[Amended by Ord. No. 2020-247, 11/9/2020]
2.
Concrete sidewalks shall be provided on all collector streets abutting
or within a subdivision; on all streets within 1,000 feet of and leading
to a school; on all commercial streets; and at such other locations
deemed by the Board of Supervisors to be necessary for the safety
and convenience of the public.
[Amended by Ord. No. 228, 12/10/2018]
3.
Sidewalks may be required on only one side of the street in subdivisions
or land developments if there are residential lots on only one side
of the street.
4.
Concrete sidewalks shall be provided along all streets and parking
areas located in nonresidential subdivisions or land developments
unless it can be shown, to the satisfaction of the Board of Supervisors,
that pedestrian traffic does not follow or mix with vehicular traffic,
in which case, both sidewalks and curbs may not be required.
5.
Concrete sidewalks, in all new developments or street construction, shall be located entirely within the street right-of-way, and shall be located a minimum of three feet and seven inches from the curb line, measured from the curb line to the street side edge of the sidewalk. Sidewalks shall be installed in accordance with the provisions of this section and the Standard Public Improvement Specifications. A grass planting strip shall be provided between the curb and sidewalk. All required street trees shall be installed on the residence side of the sidewalk in accordance with § 22-428 of this chapter. In developed areas of the Township, the existing conditions shall be considered in the application of these location requirements. Curb cut ramps, which are compliant with the Americans with Disabilities Act, 42 U.S.C. § 12101 et seq., as amended, and with all other applicable legal requirements, shall be provided at all street intersections, and shall be installed in accordance with the Standard Public Improvement Specifications.
6.
Sidewalks shall be constructed and installed in accordance with Section
5 of the Standard Public Improvement Specifications.
7.
The paved width of sidewalks shall be a minimum of five feet in all
new developments or street construction. In no case shall a bike path
be combined with a sidewalk in developed areas of the Township, the
existing conditions shall be considered in the application of these
requirements.
8.
Publicly accessible trails may be provided in lieu of sidewalks when
approved by the Board of Supervisors upon recommendation of the Planning
Commission, subject to the satisfaction of the following conditions
and criteria:
[Added by Ord. No. 2019-234, 9/9/2019]
A.
The roadway adjacent to the proposed trail is an arterial or collector
street.
B.
The trail shall be contained within an easement area established
by an easement agreement satisfactory to the Township upon advice
of the Township Solicitor, which shall be recorded.
C.
The trail shall be accessible to the general public.
D.
No trail shall be constructed where a proposed dwelling fronts on
the street.
[Ord. 179, 8/8/2011, § I]
1.
All parking areas shall comply with the standards of the Zoning Ordinance [Chapter 27] and the specifications contained herein.
2.
All parking areas shall be paved and curbed in compliance with the specifications for local streets as provided in § 22-413 and Section 5 of the Standard Public Improvement Specifications.
3.
On-street parallel parking shall be permitted within residential
and commercial developments when provided along lower volume local
streets and commercial streets and where adequate off-street parking
is provided. The following criteria shall apply to on-street parking:
A.
On local streets within residential developments having an anticipated
average daily traffic volume less than 500, on-street parking may
be provided without a separate parking lane or stalls, with approval
of the Board of Supervisors upon recommendation of the Planning Commission
and the Township Traffic Engineer, provided the paved street cartway
is a minimum of 28 feet in width.
B.
When on-street parking is proposed beyond the typical cartway width
of the street, then parallel on-street parking stalls shall measure
eight feet wide and 22 feet long in order to accommodate vehicular
maneuverability and storage.
C.
On-street parking shall be prohibited along the primary route(s)
through a development when it is designed to serve as a collector
or primary distributor street for the development.
[Ord. 179, 8/8/2011, § I]
See § 22-428.
[Ord. 179, 8/8/2011, § I]
1.
The proposed method of sanitary sewage disposal shall be in accordance
with the East Coventry Township officially adopted Act 537 Sewage
Facilities Plan, as amended, as evidenced by Sewage Facilities Planning
Modules or an exemption or deviation therefrom (e.g., a Request for
Planning Waiver and Non-building Declaration) approved by the Pennsylvania
Department of Environmental Protection or other responsible agency.
Approval of a Sewage Facilities Planning Module or a planning module
exemption by the Pennsylvania Department of Environmental Protection,
the Board of Supervisors, or any other responsible agency does not
constitute a reservation of capacity or establish or guarantee that
sewage treatment capacity is or will be available. Sewage treatment
capacity is available only on a first-come, first-serve basis and
shall only be reserved upon payment by the applicant of the full amount
of the current tapping fee for each EDU being reserved, plus the payment
of quarterly fees for reservation of capacity, in such amounts as
are established from time to time by resolution or ordinance of the
Board of Supervisors.
2.
All subdivisions and land developments shall be served by a public
sewer system when either the existing principal structure or the proposed
principal structure(s), or any part thereof, are within 150 feet from
the public sewer. Where a public sewer is not within 150 feet of either
the existing principal structure or the proposed principal structure(s),
or any part thereof, in which 10 lots or more are proposed, but is
planned to be available to the subdivision or land development in
the Act 537 Sewage Facilities Plan within 10 years after the time
of filing the initial application for plan approval, the applicant
shall install capped sewer lines, including lateral connections, unless
waived by the Board of Supervisors, as may be necessary to provide
adequate service to each lot when connection with the sewer system
is made.
3.
Where a public sewer system is not available to serve a subdivision
or land development at the time the initial application for plan approval
is filed with the Township, and is not planned to be available to
the subdivision or land development in the Act 537 Sewage Facilities
Plan within 10 years after such time of filing, the applicant shall
prepare an analysis of alternative on-site sewage disposal systems
and an evaluation of the most suitable system for the site. Such alternatives
shall include, but are not necessarily limited to, the following:
4.
For purposes of this section and the other provisions of this chapter,
a public sewer system shall be considered "available" to the subdivision
or land development when (A) an operational public sanitary sewer
main is located in a street or easement on or abutting all or a major
portion of the land which is the subject of the subdivision or land
development, and (B) the publicly operated treatment plant, to which
the main transports sewage, has capacity available to accept and treat
the anticipated sanitary sewage flow from the subdivision or land
development.
5.
When capped sewer lines are required to be installed, the sewer lines
shall be suitably capped at the limits of the subdivision, and the
laterals shall be capped until sewers are provided. On-site disposal
facilities also shall be provided in the interim. Design of capped
sewer systems shall be subject to approval by the Pennsylvania Department
of Environmental Protection and the Township. The specifications for
sanitary sewers are contained in the "Technical Specifications for
Construction of Sanitary Sewers and Appurtenances" for East Coventry
Township.
6.
Sanitary sewers shall be designed and constructed in strict accordance
with the Pennsylvania Department of Environmental Protection and the
Township standards. A copy of the approval by the Township of such
systems shall be submitted with the final plan. Permits, where required,
shall be obtained before construction of a sanitary sewer system is
started.
7.
Sanitary sewers shall not be used to carry stormwater.
8.
All lots which cannot be connected to a public or community sanitary
sewage disposal system in operation at the time of construction of
an occupied building shall be provided with an individual on-site
sanitary sewage disposal system meeting the design standards of Title
25, Chapter 73, Rules and Regulations of the Pennsylvania Department
of Environmental Protection.
9.
If individual on-site sanitary sewage disposal facilities are to
be utilized, the applicant shall prepare a feasibility report to be
incorporated in the Land Planning Modules to be submitted. Such report
shall compare the cost of providing on-site facilities with alternate
sewage disposal methods. Based on the analysis of this report, the
Township may require the installation of a public sanitary sewer system
or capped sewer constructed in accordance with Township regulations.
10.
Where individual on-site sanitary sewage facilities are to be utilized,
each lot so served shall be of a size and shape to accommodate the
necessary length of tile fields at a safe distance from, and where
feasible at a lower elevation than the proposed well and building(s)
to facilitate gravity flow.
11.
Where community on-lot sewage disposal systems are to be utilized that require a building or structure to be located above ground, such building or structure shall be completely screened from the view of any adjacent properties, according to the screening provisions of § 22-428 of this chapter.
12.
Sanitary Sewage Disposal System(s).
A.
Sanitary sewage disposal systems shall be provided consistent with
the design standards and requirements contained in Title 25, Chapter
73, Rules and Regulations of the Pennsylvania Department of Environmental
Protection.
B.
Whenever an applicant proposes that individual on-site sanitary sewage
disposal systems shall be utilized within the subdivision, before
the issuance of a building permit, an on-site system shall be designed
and a permit obtained from the Chester County Health Department.
C.
In all other cases, the applicant shall provide a complete community
or public sanitary sewage disposal system. The design, installation,
ownership and maintenance of such systems shall be subject to the
approval of the Township Engineer, the Planning Commission and the
Board of Supervisors, and to the approval of the Pennsylvania Department
of Environmental Protection. As a minimum, the design of each community
on lot sanitary sewage disposal system shall provide a reserve area
in the event the primary subsurface disposal area should fail. The
reserve area shall be located within soils suitable to support such
a system and shall not be located within the required open space.
Both the primary and reserve area shall be tested, preserved from
structures, and noted on the final plan.
13.
Deep Probe Test Pits and Soil Percolation Test Requirements.
A.
Deep probe test pits and soil percolation tests shall be performed
for all subdivisions wherein existing structures utilizing an on-lot
sewage disposal system and building(s) at the time of construction
will not be connected to a public or community sanitary sewage disposal
system in operation. Deep-hole test pits are recommended as a further
means of guaranteeing suitability of a site.
B.
Deep probe test pits and soil percolation tests shall be made in
accordance with the procedure required by the Pennsylvania Department
of Environmental Protection by either a registered professional engineer
or a registered sanitarian and/or the Pennsylvania Sewage Facilities
Act sewage enforcement officer.
C.
Deep probe test pits and soil percolation tests shall be performed
on each lot within the site of the proposed on-site sanitary sewage
disposal facilities for both the primary and backup disposal area
and noted on the final plan. For lots that contain an existing structure
that utilizes an on-lot sewage disposal system, deep probe test pits
and soil percolation tests shall be performed to establish an area
for the backup disposal facilities.
D.
Testing is required for both a primary and replacement sewage absorption
area. Both sites and test holes must be shown on the final plans.
[Ord. 179, 8/8/2011, § I]
1.
Adequate and potable water supply system(s) shall be installed consistent
with design principles and requirements contained in this chapter
and Pennsylvania Department of Environmental Protection regulations.
2.
All subdivisions and land developments shall be served by a public
water system where such system is available.
3.
Where the applicant proposes that individual on-site water supply
systems shall be utilized within the subdivision, before the issuance
of a building permit, a permit shall be obtained subject to the standards
provided for within Section 501, Chapter 500, Rules and Regulations
of the Chester County Health Department.
4.
Wherever required by the Township within the existing public water
franchise area, the subdivision shall be provided with a complete
public water distribution system by the Pennsylvania American Water
Company, its successor or the legally licensed franchisee for the
area. The design and installation of such public system shall be subject
to the approval of the Township and the water company.
5.
Wherever a public water system is provided, fire hydrants, as approved
by the Township, shall be installed for fire protection. Where fire
hydrants are installed, they shall meet the specifications of the
Insurance Services Office (ISO), and the location shall be approved
by the Township.
A.
Generally, all fire hydrants shall be located on a minimum looped
eight inch line.
B.
Fire hydrants shall be spaced in a development so that all proposed
building(s) will be no more than 600 feet from the hydrant measured
along traveled ways and shall provide a minimum of 1,000 GPM at a
residual pressure of 20 pounds per square inch (psi) for a two-hour
period at the highest usable floor.
C.
For additional fire protection, a dry hydrant may be required to
be incorporated into existing and proposed ponds or reservoirs and
an access easement not less than 20 feet in width provided for emergency
use.
6.
Minimum Water Supply Requirements.
A.
In all subdivisions and land developments served by public water,
the following water pressure and volume requirements shall apply:
(1)
Residential Use. A minimum domestic pressure of 50 pounds per
square inch (psi) shall be provided at each house to be connected
to the water main. The system to which the residential unit is connected
shall have sufficient capacity to supply a minimum of 300 gallons
of water per residential unit per day within the subdivision or land
development.
(2)
Commercial or Industrial Use. A public water supply shall be
required for all new commercial and industrial subdivisions and/or
land developments. The public water supplier shall certify in writing,
to the satisfaction of the Board of Supervisors, that sufficient water
pressure and volume is available to serve the commercial or industrial
use. A minimum pressure of 50 pounds per square inch (psi) shall be
provided at each commercial or industrial building connected to the
water supply main. When a builder wishes to connect to a public water
system, a study will be made to determine if there is adequate water
to supply the building and use. For purposes of fire protection in
commercial and industrial districts, 1,000 GPM at 20 pounds per square
inch (psi) residual pressure, at the highest usable floor, is required
or as required for ISO certification.
7.
Approvals Conditioned Upon Adequacy of Public Water Supply. No subdivision
or land development application proposing a public water supply system
shall be granted preliminary or final approval unless the applicant
demonstrates, by a fair preponderance of the credible evidence, full
compliance with the provisions of this section.
[Ord. 179, 8/8/2011, § I]
1.
All other utility lines including, but not limited to electric, gas,
street light supply, cable television, other electronic services and
telephone shall be placed underground. Installation of all utilities
shall be in strict accordance with the engineering standards and specifications
of the public utility concerned.
2.
In accordance with the provisions of Act 178, all developers, contractors,
etc., will contact all applicable utilities and accurately determine
the locations and depth of all underground utilities within the boundaries
of the tract proposed for development, prior to excavation. A list
of the applicable utilities and their phone numbers shall appear on
the plans submitted for review and proof that the applicant has contacted
said utilities shall be provided to the Township prior to final plan
approval.
3.
Gas, Electric and Petroleum Product Utilities. There shall be a minimum distance of 50 feet, measured at the shortest distance, between any proposed dwelling, industrial or commercial building and any existing natural gas, electric, telecommunications or petroleum product utility right-of-way or property line. See § 22-431 of this chapter for setback requirements for transmission pipelines as defined in § 22-402 herein.
[Amended by Ord. 209, 12/12/2016]
4.
Utility Poles. Proposed utility poles shall be located, and/or existing
poles shall be relocated, a minimum of two feet behind the curb face
or four feet behind the shoulder, all within the right-of-way.
[Ord. 179, 8/8/2011, § I]
1.
Storm Drainage Required. Where a major subdivision development is proposed, a stormwater management system, including a storm sewer system and all appurtenances and retention or detention facilities shall be required to be constructed by the owner or applicant in any area from which the surface or subsurface drainage could impair public safety, cause physical damage to adjacent lands or public property, or be required by the provisions of Chapter 9, Grading and Excavating, Part 1, Stormwater Management, of the East Coventry Township Code of Ordinances.
[Ord. 179, 8/8/2011, § I]
Initial construction of any site shall consist of stripping
and piling of topsoil from all areas planned to be disturbed. The
area stripped shall be kept to a minimum. Upon completion of other
construction, the entire amount of topsoil stripped shall be replaced
on the site. No topsoil shall be disposed of, by sale or otherwise,
off the site of the construction without the approval of the Township.
The removal of topsoil from any site resulting from the sale of trees
shall not be permitted without the replacement of an equal amount
of topsoil.
[Ord. 179, 8/8/2011, § I; as amended by Ord. 196,
8/12/2013, §§ I and II; and by Ord. 205, 12/14/2015, §§ X,
XI]
1.
Purpose. The purpose of this section is to implement the park, recreation
and open space goals of the Township as contained in the Parks, Recreation,
and Open Space Plan, including:
A.
Providing a variety and balance of facilities that can meet the recreational
needs of residents, businesses and industries.
B.
Preserving open space and protecting the environmental, scenic and
cultural features of the Township.
C.
Developing a system of facilities that can deliver recreation services
effectively and efficiently.
D.
Providing equitable and convenient accessibility to recreation facilities.
E.
Supporting community development and stability by providing recreation
sites and open space.
2.
Mandatory Dedication of Land for On-Site Park, Recreation and Open
Space Use. Every proposed major residential subdivision of land and/or
residential land development regulated by this chapter and the MPC
shall include the provision of land suitable for dedication for on-site
park, recreation and open space use.
A.
The applicant shall provide land and improvements for park and recreation
use to satisfy the requirements of this section. The amount and composition
of land to be dedicated shall meet the following criteria and standards:
(1)
Consistent with the Parks, Recreation, and Open Space Plan,
the amount of park, recreation and open space land required to be
dedicated shall be 0.074 acres per proposed dwelling unit or building
lot (whichever is greater).
[Amended by Ord. No. 2019-234, 9/9/2019]
(2)
All land to be dedicated, including, without limitation, the
proposed use(s) and the location thereof, shall be designed in accordance
with the requirements of this section and the Parks, Recreation, and
Open Space Plan. The applicant shall present the plan to the Park,
Recreation and Conservation Committee for review and comment on the
land to be dedicated. The Park, Recreation and Conservation Committee
may prepare a recommendation letter for consideration by the Planning
Commission.
(3)
Upon agreement of the Township and the applicant, the applicant
shall be responsible for the provision, construction and/or installation
of park and recreational facilities suitable for the intended use
of the land to be dedicated. The applicant shall present the plan
to the Park, Recreation and Conservation Committee for review and
comment on the proposed park and recreational facilities. The Park,
Recreation and Conservation Committee may prepare a recommendation
letter for consideration by the Planning Commission.
B.
The requirements of this section shall be in addition to, and not
in lieu of:
(1)
Open space that is required to be provided in connection with certain uses, developments, subdivisions and/or other residential living arrangements pursuant to the Zoning Ordinance [Chapter 27].
(2)
Any private park and/or recreation land provided by the applicant
in connection with any proposed residential development.
3.
Park, Recreation and Open Space Design Standards. In designating
areas for parks, recreation and open space within a major subdivision
or land development, the applicant shall adhere to the following criteria
and standards:
A.
The proposed dedication shall be consistent with the Township Comprehensive
Plan.
B.
The land to be dedicated shall be suitable for active recreational
use and designed in accordance with the provisions of the Parks, Recreation,
and Open Space Plan and shall have size, dimensions, topography, access,
soil conditions and general characteristics suitable for the intended
recreational use, without interfering with adjacent dwelling units,
parking, driveways, and roads. Land used for active recreation may
be in the floodplain, but shall not be on slopes exceeding 5%, in
wetlands, or comprised of surface water.
C.
The proposed dedication shall be consistent with natural and historic features protection provisions, as contained in § 22-429 of this chapter.
D.
The linkage of erosion and sediment control or stormwater management
facilities with park, recreation and open space areas may be permitted
if the presence of such facilities does not conflict with proposed
recreational activities or detract from the aesthetic values associated
with the open space.
E.
Wherever possible, recreation and open space areas shall be interconnected
with park, recreation and open space areas on abutting parcels, including
provisions for pedestrian trails for public use to create linked greenways
within the Township.
F.
The proposed dedication shall be coordinated with applicable park,
recreation and open space plans of any federal, state, county, regional,
adjacent municipal, or private organization to compliment various
recreational programs increasing the utility of the park, recreation
and open space areas within the Township.
G.
The land shall be comprised of individual areas not less than 75
feet in width, and not less than 1/2 acre for active recreation facilities,
or two acres for passive recreation or open space facilities.
H.
The land shall be conveniently accessible to residents through both
vehicular and non-vehicular connections that improve the utility of
the land and promote its use. Sufficient parking shall be provided,
as determined by the Board of Supervisors upon recommendation of the
Planning Commission, the Township Engineer, the Township Planner,
the Township Traffic Engineer and the Park, Recreation and Conservation
Committee, regardless of whether the land and facilities are to be
offered for dedication to the Township or, at the present time, are
proposed to remain in private ownership, inasmuch as private facilities
may possibly be offered for dedication to the Township at a later
date.
I.
The land shall be undivided by any public streets, except where necessary
for proper traffic circulation, and then only upon recommendation
of the Township.
J.
The land shall be free of all structures, except those related to
recreational uses.
K.
The land shall be suitably landscaped either by retaining existing
vegetation and wooded areas and/or by utilizing a landscaping plan,
as recommended by the Planning Commission, that enhances open space
areas through plantings that are consistent with the purposes of this
section and minimize maintenance costs.
4.
Fee-in-Lieu of Dedication of Land for On-Site Park, Recreation and
Open Space.
A.
If the Board of Supervisors determines, in its discretion, that (1)
no land within the proposed subdivision or land development is suitable
for dedication as park, recreation or open space, or (2) dedication
of land would be impractical, or (3) the dedication of land for park,
recreation or open space use is not in the best interest of the residents
of the development, then the applicant may elect to pay a fee-in-lieu
of land dedication or to pay a fee-in-lieu in combination with the
dedication of land, subject to approval of the Board of Supervisors.
B.
If the Township and the applicant agree to a fee-in-lieu of land
dedication for park, recreation or open space use or a fee-in-lieu
in combination with the dedication of land to satisfy the requirements
of this section, then the applicant shall enter into an agreement
with the Township, in form and substance satisfactory to the Township,
setting forth the terms and conditions of the fee-in-lieu election.
Once signed by both the applicant and the Township, the agreement
shall become a condition of final plan approval. The following conditions
shall apply:
(1)
The amount of any fee-in-lieu of land dedication shall be equal
to the total fair market value of the land otherwise required to be
dedicated pursuant to this section. Determination of the fee-in-lieu
amount shall be based upon the fair market value of the property as
vacant land on the date of submission of the preliminary plan. The
fair market value of the land shall be determined by an independent
MAI appraiser and shall be the responsibility of, and funded by, the
applicant.
(2)
Payment of the fee-in-lieu amount shall be a condition of final
plan approval and shall be paid to the Township at the time of execution
of the land development agreement with the Township or, if no land
development agreement is to be executed, then prior to the recording
of the approved final plan.
(3)
A note in form and substance satisfactory to the Township shall
be placed on the preliminary and/or final plan stipulating the total
amount of the fee-in-lieu of land dedication to be paid, the basis
for the fee-in-lieu amount, and the timing of payment.
(4)
The applicant, as a condition of final plan approval, shall
execute a Fee-in-Lieu Agreement in form and substance satisfactory
to the Township.
C.
If the applicant elects to pay a fee in lieu of land dedication,
then such payment shall, upon its receipt by the Township, be deposited
in an interest-bearing account, clearly identified as reserved for
providing, acquiring, operating or maintaining park or recreational
facilities. Interest earned on such accounts shall become funds of
that account.
[Amended by Ord. 213, 6/12/2017]
D.
Funds from the fee-in-lieu account shall be used only for the following
purposes when reasonably accessible to the development's residents:
[Amended by Ord. 213, 6/12/2017]
(1)
The acquisition, operation or maintenance of land for parks,
recreation facilities, open space, trails, bikeways or greenways to
expand the Township's public trail system.
(2)
The construction of recreational amenities and infrastructure.
(3)
Costs incidental to such purposes listed above, including, without
limitation, planning, engineering, design, administrative and legal
fees, utility relocation or installation, construction of sewage or
water facilities, vehicular and non-vehicular access signage and the
purchase of park equipment and maintenance.
E.
If the Township used the fee-in-lieu amount paid by the applicant
for a purpose other than the purposes set forth in this subsection,
then the applicant may submit a written request for the refund of
such fees, plus interest accumulated thereon from the date of payment.
The applicant's request shall be reviewed and acted upon by the Board
of Supervisors.
[Amended by Ord. 213, 6/12/2017]
[Ord. 179, 8/8/2011, § I; as amended by Ord. 205,
12/14/2015, §§ XII — XIV]
1.
Outdoor lighting facilities shall be required at the following locations
within major subdivisions and land developments:
[Amended by Ord. No. 2023-260, 6/12/2023]
A.
Off-street parking lots.
B.
Off-street loading areas.
C.
Driveways providing ingress and egress thereto.
D.
Along all roads.
E.
Along all pedestrianways including trails permitted in lieu of sidewalks
but excluding internal trails within subdivision open space.
F.
The requirements and standards of this section shall also apply to
sign, architectural and landscape lighting.
2.
Lighting plans for all major subdivisions and land developments shall be submitted as part of the preliminary plan requirements of § 22-304 of this chapter. Such lighting plans shall include a schematic layout of all proposed lighting fixture locations and isofootcandle plots of individual fixture installations and ten-foot by ten-foot illuminance grid plots for multifixture installations that demonstrate full compliance with the intensity and uniformity standards of this section. The lighting plans shall also include the lighting fixture manufacturers' description of the equipment (catalog cuts) including luminaries, glare control devices, lamps, standards as well as mounting heights and means, hours of operation of the lighting and maintenance schedule.
3.
The Board of Supervisors may require the applicant to demonstrate
that no nuisance glare or disabling glare will result from implementation
of the proposed lighting plan, or if unavoidable, the provision of
adequate measures to mitigate nuisance glare and disabling glare both
on the site and on adjoining properties and uses.
4.
Outdoor Lighting Design Standards and Illumination Standards.
A.
All lighting facilities for major subdivisions, land developments
and uses governed by this section shall provide an illumination level
utilizing the current recommended practices and standards of the Illuminating
Engineering Society of North America (IESNA).
B.
Illumination where required by this section shall have the lighting
intensities and uniformity ratios as provided in the Lighting Handbook
of the Illuminating Engineering Society of North America (IESNA),
9th Edition, as follows:
|
Use
|
Maintained Footcandles
|
Uniformity Avg: Min
| |
|---|---|---|---|
|
Parking, Multi-Unit
| |||
|
Vehicular/Pedestrian Activity
| |||
|
Low Activity
|
0.2 Min
|
4:1
| |
|
Medium Activity
|
0.6 Min
|
4:1
| |
|
Parking, Industrial/Commercial/ Institutional/Municipal
| |||
|
High Activity
(Regional Shopping Centers/Fast Food Facilities/Major Athletic/Civic/Cultural
Facilities)
|
0.9 Min
|
4:1
| |
|
Medium Activity
(Community Shopping Centers, Office Parks, Hospitals, Commuter
Parking Lots, Cultural/Civic/Recreational Facilities)
|
0.6
|
4:1
| |
|
Low Activity
(Neighborhood Shopping, Industrial Employee Parking, Schools,
Church Parking)
|
0.2 Min
|
4:1
| |
|
Streets, Local Residential
|
0.4 Avg
|
6:1
| |
|
Streets, Local Commercial
|
0.9 Avg
|
6:1
| |
|
Walkways and Bikeways
|
0.5 Avg
|
5:1
| |
|
Community Mailboxes
|
0.9 Avg
|
6:1
| |
|
Building Entrances
|
5.0 Avg
|
N/A
| |
|
Street Name Signs
|
1.0 Min
|
N/A
| |
|
Notes:
| |
|---|---|
|
1.
|
Illumination levels are maintained horizontal footcandles on
the task, e.g., pavement or area surface.
|
|
2.
|
Uniformity ratios dictate that average illuminance values shall
not exceed minimum values by more than the product of the minimum
value and the specified ratio, e.g., for commercial parking, high
activity, the average footcandles shall not exceed 3.6 (0.9 x 4).
|
C.
Lighting fixtures shall be of a type and design appropriate to the
lighting application and sensitive to the architecture and overall
character of the area in which they are located.
D.
For lighting horizontal surfaces such as roadways, pedestrian ways,
bikeways and parking areas, fixtures shall meet IESNA "full cutoff"
criteria.
E.
Fixtures shall be equipped with or be capable of being retrofitted
with light directing devices such as shields, visors or hoods when
necessary to redirect offending light distribution.
5.
Control of Nuisance Glare and Disabling Glare.
A.
All outdoor lighting shall be aimed, located, designed, installed
and maintained so as not to present a hazard (disabling glare) to
drivers or pedestrians by impairing their ability to safely traverse,
and so as not to create a nuisance by projecting or reflecting objectionable
light (nuisance glare) onto a neighboring property.
B.
Floodlights and spotlights shall be so installed and aimed so that
they do not project their output into the windows of neighboring residences,
adjacent uses, directly skyward or onto a roadway or pedestrian way.
C.
Unless otherwise permitted by the Board of Supervisors for reasons
of safety and security, all exterior lighting of streets and pedestrian
ways in the Township shall be controlled by automatic switching devices,
such as time clocks or combination motion detectors and photocells,
to permit extinguishing light between 11:00 p.m. and dawn so as to
mitigate nuisance glare and skyward light trespass.
D.
When all-night, safety or security lighting is permitted by the Board
of Supervisors, a maximum of 25% of the site's lights may remain on
at night. The security lighting shall be distributed around the site
at key locations, including, but not limited to, buildings and parking
areas. The security lighting shall not shine across property lines.
E.
Vegetative or other screens shall not be employed as the primary
means of controlling glare, but rather glare control shall be achieved
through the use of such means as cutoff fixtures, shields and baffles
and the appropriate selection and application of fixture mounting
height, wattage, aiming angle and fixture placement.
F.
The intensity of illumination projected onto a residential property
from an adjoining property shall not exceed 0.1 vertical footcandle
anywhere on such residential property.
G.
Fixtures meeting IESNA "full cutoff" criteria shall not be mounted
in excess of 20 feet above finished grade, in commercial, office and
industrial developments nor in excess of 14 feet above finished grade
in residential developments.
H.
Fixtures used for architectural lighting, e.g., facade, fountain,
feature and landscape lighting, shall be aimed so as not to project
their output beyond the objects intended to be illuminated and shall
be extinguished between 11:00 p.m. and dawn, unless specifically approved
by the Board of Supervisors.
I.
When outdoor lighting is required in major subdivisions and land
developments, such lighting shall provide illumination of street name
signs so that they can be read by occupants of vehicles approaching
the intersection when entering the area. In addition, community mailboxes
shall be illuminated.
6.
Installation.
A.
Electrical feeds for exterior lighting standards shall be placed
underground.
B.
Exterior lighting standards shall be placed a minimum of five feet
outside paved areas or on concrete pedestals at least 30 inches high
above the pavement or suitably protected by other means as approved
by the Township.
7.
Maintenance. Lighting fixtures and ancillary equipment shall be maintained
by the owner or lessee of the property on which they are located,
or if located within a public right-of-way, the owner of the right-of-way.
Such maintenance shall be performed so as to continuously meet the
requirements of this section.
8.
Inspection and Compliance.
A.
The Township shall conduct a post-installation nighttime inspection
to verify compliance with the requirements of this section and, if
appropriate, require remedial action, the cost of which shall be borne
by the applicant.
B.
Nuisance Glare and Inadequate Illumination.
(1)
The owner of an exterior lighting installation that produces
unacceptable levels of nuisance glare, skyward light, excessive or
insufficient levels of illumination or otherwise does not conform
to the requirements of this section shall be notified thereof by the
Township and shall be required to take remedial action.
(2)
Remedial action must be completed within 30 days of notification
by the Township, after which the Township may levy a fine for as long
as the hazard continues to exist.
9.
Nonconforming Exterior Lighting. Any lighting fixture or lighting
installation existing on July 19, 2004, that does not conform to the
requirements of this section shall be considered a legal nonconformance;
however, the lighting fixture or lighting installation shall be required
to conform to the requirements of this section when:
[Ord. 179, 8/8/2011, § I]
1.
The provisions of this section shall apply to the following development
and construction activities in a major subdivision or land development:
[Amended by Ord. No. 209, 12/12/2016; Ord.
No. 2020-247, 11/9/2020]
A.
All nonresidential building construction, excluding agricultural
buildings and buildings accessory to residential uses.
B.
All single-family detached dwelling lots requiring subdivision and
land development approval.
C.
All parking areas that exceed 6,000 square feet in area.
D.
All loading or storage areas for equipment or materials that exceed
4,000 square feet in area.
E.
Construction of any of the following structures or facilities that
exceed 2,000 square feet in ground coverage:
F.
Land disturbance activities, excluding those of an agricultural nature,
exceeding one acre.
G.
The creation of a landscape screen or buffer between a lot containing
historic resources and adjacent properties.
H.
Any activity for which a landscape buffer or screen is required,
as a condition of approval, by the Zoning Hearing Board or the Board
of Supervisors.
I.
Construction or installation of any surface land use affiliated with
transmission pipelines.
2.
Any portion of a lot or tract not used for buildings, other structures,
loading or parking spaces and aisles, sidewalks and designated storage
areas shall be planted and continually maintained with an all-season
ground cover and otherwise shall be landscaped and maintained in accordance
with a landscape plan approved by the Township. Landscaping shall
comply with the minimum design and planting standards and the criteria
for the selection of plant material of this section.
3.
No trees shall be planted within five feet, and no shrubs shall be
planted within five feet of any side or rear yard property line, or
within two feet of any street measured from the ultimate right-of-way
line, nor shall trees or shrubs be planted within any utility easement
or right-of-way.
4.
Where the applicant can demonstrate to the satisfaction of the Board
of Supervisors that existing vegetation replicates or improves upon
the planting requirements of this section, such features may be substituted
for an equal portion of the required plantings, as approved by the
Board of Supervisors. Diseased or undesirable varieties of existing
vegetation shall not be retained or counted towards required plantings.
5.
Any fractional plantings resulting from the calculation of required
plantings shall be rounded up to the nearest whole number.
6.
Parking, Loading, and Storage Area Landscaping.
A.
A landscape screen shall be used along the outer perimeter of parking,
loading and storage areas.
B.
Parking, loading and storage areas shall be landscaped to reduce
wind and air turbulence, heat and noise, and the glare of automobile
lights; to reduce the level of carbon dioxide; to increase the oxygen
level; to provide shade; to ameliorate stormwater drainage problems;
to replenish the groundwater table; to provide for a more attractive
setting; and to provide for public safety.
C.
For every 2,000 square feet of parking, loading and storage area,
the applicant shall provide one deciduous tree at 2 1/2 minimum
caliper, two deciduous shrubs between 24 inches and 30 inches minimum
height, one evergreen tree at eight feet minimum height, and two evergreen
shrubs between 24 inches and 30 inches minimum height.
D.
Groundcovers and other plant materials are encouraged to be used
to complement the required trees and shrubs, and shall facilitate
snow removal, proper surface water drainage and the safe movement
of traffic and pedestrians. Planting areas shall be elevated above
the parking lot surface or bordered appropriately to prevent erosion
or damage from vehicles. Bollards may be used to afford protection
of trees.
E.
The developer shall use plant materials from the Plant List contained
in Appendix 22-B of this chapter, or comparable species as recommended
by the Planning Commission and approved by the Board of Supervisors.
Native plant materials shall be used to the maximum extent possible.
7.
Multi-Unit, Commercial, Institutional and Industrial Landscaping.
B.
For every 1,000 square feet of gross building area, the applicant
shall provide two deciduous trees at 2 1/2 minimum caliper, four
deciduous shrubs between 24 inches and 30 inches minimum height, one
evergreen tree at eight feet minimum height, and four evergreen shrubs
between 24 inches and 30 inches minimum height.
C.
Landscaping shall be provided in association with each principal
building in accordance with the following criteria:
(1)
A combination of evergreen and deciduous trees and shrubs shall
be used as foundation plantings.
(2)
Shrubs shall not be placed closer than five feet from any building
facade and shall provide a minimum of five evergreen shrubs and five
deciduous shrubs for every 100 feet of building facade.
(3)
Trees at 2 1/2 minimum caliper shall not be placed closer
than 15 feet from any building facade and shall provide a minimum
of one deciduous tree and one evergreen tree planted for every 50
feet of building facade.
8.
Street Trees.
A.
The applicant shall provide street trees within all proposed subdivision
or land developments with existing or proposed roads.
B.
For every 100 lineal feet of new and existing road frontage (measured
on both sides, where applicable), the applicant shall provide two
deciduous trees at 2 1/2 minimum caliper.
C.
Street trees shall be planted in accordance with the following standards:
(1)
Installed between two feet and four feet outside of and parallel
to the ultimate street right-of-way line.
(2)
Spaced not less than 40 feet nor more than 60 feet apart, staggered
along both sides of all streets.
(3)
Shall not interfere with the clear sight triangle and sight
distance requirements.
(4)
Appropriate street trees shall be used along streets and in
boulevard islands. No one species shall comprise more than 25% of
the entire number of street trees in a particular development. Trees
considered appropriate for use as street trees are contained in Appendix
22-B of this chapter. Trees not identified in Appendix 22-B, particularly
native species, may be used if recommended by the Planning Commission
and approved by the Board of Supervisors.
(5)
Species shall be selected that exhibit growth habits that permit
maintaining eight feet of vertical clearance above the sidewalks and
14 feet of vertical clearance above the streets or cartways.
(6)
A combination of ornamental and canopy trees may be used within
a boulevard, with Board of Supervisors approval.
(7)
Trees shall be resistant to salt and de-icing compounds, shall
be able to withstand concentrated heat from large paved surfaces,
soil compaction and drought, and shall have deep root systems that
will not crack pavements or sidewalks.
9.
Tract Boundary. For every 100 lineal feet of existing tract boundary,
the applicant shall provide one deciduous tree at 2 1/2 minimum
caliper, three deciduous shrubs between 24 inches and 30 inches minimum
height, one evergreen tree at eight feet minimum height, and five
evergreen shrubs between 24 inches and 30 inches minimum height. These
trees and shrubs may be planted anywhere within the tract.
10.
Landscaping and Structural Features at Entranceways.
A.
Where the applicant proposes landscaping and/or structural entranceway
features (such as gates, walls, or fences) to the subdivision or land
development, such landscaping and features shall be included on the
required landscape plan and shall be subject to approval of the Board
of Supervisors.
B.
The following minimum standards shall apply to residential entranceways:
(1)
The structural entranceway feature shall not exceed eight feet in length or six feet in height. The structural feature may include an identification sign, subject to compliance with the sign requirements of the Zoning Ordinance [Chapter 27].
(2)
The structural entranceway feature shall be landscaped and shall
not be illuminated.
11.
Screening Between Land Uses.
A.
A completely landscaped visual barrier, or landscape screen, shall be provided and continually maintained between any use identified in § 27-1309 of the Zoning Ordinance [Chapter 27], and any adjoining residential use or residential zoning district. Such required barrier or screen shall conform to the requirements of this section.
B.
The applicant shall provide plantings and other landscaping improvements
such as berms, solid fencing and/or walls, as necessary, to mitigate
any adverse impacts including, but not limited to, visual impacts,
that the proposed activity will have on the site, adjoining properties,
and the Township overall and shall otherwise address all issues as
identified in the review of the required existing resources and site
analysis.
C.
Plantings and other landscape improvements shall be provided according
to a design in response to specific site conditions and which best
mitigate adverse site activity impacts. The amount, density and types
of plantings in any given location shall be based upon the natural
features of the site, feasibility of using native species, proximity
to existing dwellings, compatibility with adjacent uses, nature of
views into and across the site and in consideration of privacy of
residential uses that may be impacted.
D.
Where a specific need(s) for visual screening or buffering has been
identified, evergreen plantings shall be provided that are a minimum
of eight feet in height, measured from ground level, and planted at
intervals of not more than eight feet on center. No less than 50%
of the plants shall be evergreen mixed throughout the length of such
screen, so arranged in two rows of staggered plantings to divert attention
(at initial planting) from or obstruct, when viewed six feet from
the ground surface, at least 85% of an otherwise clear view of an
objectionable or incompatible use or activity during all seasons of
the year. Where approved by the Board of Supervisors, upon recommendation
of the Planning Commission, the applicant may provide, in lieu of
an immediate screen, an eventual screen (three to five years from
date of planting) to provide buffering for future development. Such
eventual screen plantings shall be a minimum of 2 1/2 feet in
height, measured from ground level, and planted at intervals of not
more than eight feet on center.
12.
Landscape Plan Requirements.
A.
The applicant shall submit a landscape plan, prepared by a landscape architect, registered as such in the Commonwealth of Pennsylvania, that demonstrates compliance with all provisions of this section and which indicates how the applicant's landscape planning and design is based upon the existing resources and site analysis in § 22-304, Subsection 3H, of this chapter.
B.
The landscape plan shall depict all proposed plantings for parking
lots, landscaping adjacent to buildings, street trees, screening and
tree replacement requirements, to the extent applicable. Landscape
plans shall be submitted as part of the preliminary/final plan submission
and shall include notes, diagrams, sketches and/or other depictions
to present the consideration and analysis of the following:
(1)
An analysis of the site in terms of the existing views to and
from the areas proposed for development; existing topography and vegetation
conditions; and other existing conditions which are relevant to the
site.
(2)
An analysis of proposed planting and other landscaping needs
as related to screening parking areas and other areas where vehicles
are parked.
(3)
Requirements and standards for landscaping, in addition to that specified above, shall be as determined by the Board of Supervisors. Consideration shall be given to plantings to reduce glare; to abate other nuisances; to enhance the planting area in conjunction with streets; and to fulfill screening and other functional purposes as required by this chapter and the Zoning Ordinance [Chapter 27].
(4)
The location, type, size, height and other characteristics of
landscaping shall be subject to the review and approval of the Board
of Supervisors.
(5)
Landscape plans shall be based on and reflect the following:
(6)
The landscape plan shall contain the following:
(a)
A delineation of existing and proposed plant materials.
(b)
A delineation of all trees and other vegetation to be removed.
(c)
A delineation of tree protection areas where snow fence or other
temporary fence is placed for protection of vegetation to remain on
site.
(d)
Proposed treatment of entranceways, including both landscaping
and structural features (i.e., walls, gates or fences).
(e)
A "plant list" wherein the botanical name, common name and name
abbreviations of proposed plants are tabulated, along with the quantity,
caliper, height, spread, and other dimensions and characteristics.
(f)
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 groundcover spacing, tree fencing, tree grates
and guards, tree wells and the like.
(g)
Information regarding the continued maintenance of all plantings,
and notes indicating that all plantings shall be installed, maintained
and replaced, if dead or diseased, in the same locations as shown
on the approved landscape plan.
13.
Long-Term Maintenance Plan for Street Trees, Landscape Screen, and
Parking Lot Landscaping.
A.
A long-term maintenance plan shall be submitted by the applicant for the on-going management and maintenance of parking lot trees, street trees, buffer plantings, landscape screens, foundation plantings and any other landscaping required by the Township pursuant to this chapter and the Zoning Ordinance [Chapter 27].
B.
It shall be the responsibility of the owner/occupant of the property
to implement the long-term maintenance plan or provide the maintenance
plan to the owner's landscape contractor and ensure that the plan
is observed.
C.
The Township shall have the right, but not the obligation, to periodically
inspect the property to ascertain compliance with the long-term maintenance
plan.
D.
The long-term maintenance plan shall establish standards of care
and maintenance on an annual basis, including the following:
(1)
Lawns. The plan shall establish standards for mowing, watering,
fertilizing, herbicide, and pesticide applications of lawn grasses.
(2)
Meadows. The plan shall establish standards for mowing, watering,
fertilizing, and removal of noxious weeds from meadow grasses and
wildflowers.
(3)
Landscape Screens. The plan shall establish standards for watering,
fertilizing, pruning, and removal of noxious weeds.
(4)
Trees. The plan shall establish standards for pruning, watering
and fertilizing. Excessive crown pruning to facilitate visibility
of buildings shall not be permitted and shall be so stated in the
maintenance agreement.
E.
It shall be the responsibility of the landowners, developers, homeowners
association, tenants and/or other occupants of the premises to adequately
and properly maintain the landscaped areas, in accordance with the
long-term maintenance plan.
14.
Plant Characteristics.
A.
Plants proposed for landscaping for any purpose shall comply with
the following criteria:
(1)
The applicant shall select plantings for street trees and general
landscaping purposes from Appendix 22-B attached hereto. Plants and/or
trees other than those listed in Appendix 22-B may be used, if recommended
by the Planning Commission and approved by the Board of Supervisors.
(2)
All plants shall conform with the "American Standard for Nursery
Stock" of the American Association of Nurserymen, latest edition.
Trees and shrubs shall be typical of their species and variety, and
shall have normal growth habits, well-developed, densely foliated
branches, and vigorous, fibrous root systems.
(3)
Trees and shrubs shall be free from defects and injuries and
certified by appropriate federal and state authorities to be free
from diseases and insect infestations.
(4)
Trees and shrubs shall be freshly dug and nursery grown. They
shall have been grown under climatic conditions similar to those in
the locality of the development or properly acclimated to conditions
of the locality of the development and shall be properly root pruned
to ensure the healthy development of feeder roots in the root ball.
(5)
Appropriate species of trees shall be chosen and placed so as
not to interfere with overhead utility lines.
(6)
All plantings shall be guaranteed and maintained in a healthy
and/or sound condition for at least 18 months from the date of acceptance
of dedication to the Township or shall be replaced. The eighteen-month
maintenance period for plantings on an individual lot to be sold shall
begin from the date of issuance of a use and occupancy certificate
for such lot.
15.
Conservation of Existing Vegetation and Natural Features.
A.
When site disturbance necessitates the clearing of trees, the applicant
shall be guided by the following criteria in the selection of vegetation
for retention and clearing:
(1)
Aesthetic values including, but not limited to, autumn coloration,
types of flower or fruit, bark and crown characteristics and amount
of dieback present.
(2)
Susceptibility to disease and/or insect infestation.
(3)
Species longevity.
(4)
Wind firmness and capability of soil to hold trees.
(5)
Existence of disease, rot or other damage, and such damaged
trees shall be removed.
(6)
Protection of buildings, structures and historic resources.
(7)
The size of trees at maturity.
B.
The applicant shall exercise care to protect retained trees from
damage during construction. The following procedures shall be utilized
in order to protect such trees:
(1)
Where trees are to be retained, no disturbance or construction
shall be permitted within 10 feet of the drip line of the trees. Where
trees to be retained are adjacent to proposed disturbance or construction,
appropriate fencing, four feet in height, shall be placed at 10 feet
outside the drip line of such trees. Such fencing shall remain in
place throughout the duration of construction activity. Roots shall
not be cut within the drip line of retained trees.
(2)
Trees within 25 feet of a building or other structure or bordering
entrances and exits to a building site or site otherwise to be disturbed
shall be protected by a temporary barrier.
(3)
No material shall be nailed or otherwise attached to trees that
may cause damage to trees during construction or site disturbance.
(4)
Tree trunks and exposed roots accidentally damaged during construction
or site disturbance shall be protected from further damage by being
immediately and professionally treated.
(5)
Tree limbs accidentally damaged during construction or disturbance
shall immediately be sawed flush to the trunk.
(6)
Nondormant trees located adjacent to construction or site disturbance
activity shall be given an application of the appropriate type and
amount of fertilizer to aid in recovery from potential accidental
damage.
(7)
Construction debris or other debris shall not be stored or disposed
of within 10 feet of the drip line of retained trees except for mulched
vegetative matter used to prevent soil compaction.
C.
Trees of twenty-five-inch DBH or greater shall not be disturbed.
16.
Site Maintenance and Guarantee.
A.
All landscape improvements to be provided in accordance with this
section shall be installed and maintained by accepted practices as
recognized by the American Association of Nurserymen. Planting and
maintenance of vegetation shall include, as appropriate and not limited
to, provisions for surface mulch, guy-wires and stakes, irrigation,
fertilization, insect and disease control, pruning and weeding.
B.
The applicant shall guarantee, in accordance with Part 6 of this chapter, that all required landscape improvements shall be installed and maintained in a healthy and/or sound condition, or otherwise be replaced by equivalent improvements, for a period of at least 18 months from the date of completion of all improvements and acceptance of dedication of all public improvements by Township. After installation and prior to acceptance of the landscape improvements by the Township, if applicable, the Township Engineer shall perform an inspection of such improvements for compliance with the approved landscape plan.
C.
The installation of street trees, landscape buffer or screen plantings and other required landscape improvements shall be guaranteed in the same manner as other site improvements in accordance with Part 6 of this chapter. The cost of the landscape improvements, including material and installation, shall be considered in determining the amount of the performance guarantee required. The applicant shall be required to escrow sufficient funds for the maintenance and/or replacement of the installed plantings or other material during the eighteen-month replacement period.
[Ord. 179, 8/8/2011, § I; as amended by Ord. 196,
8/12/2013, § I; and by Ord. 205, 12/14/2015, §§ XV,
XVI]
1.
Natural and Historic Resources. Consideration shall be shown, and
limitations or restrictions shall be identified, for all natural and
historic resources, such as large trees, watercourses, hedgerows,
and similar community assets that, if preserved, will add attractiveness
and value to the remainder of the subdivision. Trees shall be preserved
wherever possible. Site alterations, regrading, filling or clearing
of vegetation prior to the submission and approval of applications
for zoning or building permits or the submission and approval of plans
for subdivision or land development shall be a violation of this chapter.
The following standards shall apply to all natural and historic resources:
A.
Streams, watercourses, wetlands, wetland margins, tributaries, lakes
or ponds shall not be altered, regraded, developed, filled, piped,
diverted or built upon except in those instances where no other reasonable
alternative is available and in strict compliance with regulations
of the Pennsylvania Department of Environmental Protection.
B.
In the event that a wetlands delineation, validated by the U.S. Army Corps of Engineers, is shown to vary from the wetlands boundary shown on the plan in accordance with § 22-304, Subsection 3A(18), the Corps of Engineers delineation shall govern. The wetlands margin shall then be measured from the Corps of Engineers delineated boundary.
C.
Historic resources shall not be demolished, removed or altered except
in strict compliance with applicable federal and state laws and regulations
following satisfactory completion by the applicant of the Section
106 Review process and the submission of a cultural resources notice
to the PHMC and the Historical Commission.
D.
In the event that two or more protection standards are applicable
to a natural or historic resource, the standard that is the most restrictive
(i.e., permits the least amount of alteration, regrading, clearing
or building) shall govern.
2.
Trails.
A.
A system of bicycle, equestrian, and/or pedestrian trails for public
use unrelated to and separate from sidewalks shall be established
upon recommendation of the Planning Commission and to the satisfaction
of the Board of Supervisors. Such trails shall be consistent with
the Parks, Recreation, and Open Space Plan or other applicable plans
specified by the Township, so as to encourage the formation of an
interconnecting trail network both within and beyond the Township.
B.
When a subdivision or land development proposal is traversed by or
abuts an existing trail customarily used by pedestrians, bicyclists,
and/or equestrians, as shown on the Comprehensive Plan or as otherwise
identified by the Township, the applicant shall be required to make
provisions for the continued recreational use of the trail, if recommended
by the Planning Commission and approved by the Board of Supervisors.
C.
The applicant may alter the course of the trail, or provide for a
trail with equivalent dimensions in an alternative location within
the tract for which development is proposed (unless otherwise restricted
by the terms and conditions under which the trail was granted), under
the following conditions:
(1)
The points at which the trail enters and exits the tract remain
unchanged.
(2)
The proposed alteration exhibits quality trail design according
to generally accepted principles of landscape architecture. The Township
recommends the "Guidelines for Trail Development within Montgomery
County, Pennsylvania," as a guide for the development of high quality
trails.
(3)
The proposed alteration does not run coincidentally with a paved
road intended for use by motorized vehicles.
D.
To facilitate circulation, trails may be required to serve the interior
of a subdivision or land development and link to an outside trail
and/or sidewalk. The specifications for such trails shall be as follows:
(1)
Regional Trail. Provides connection between multiple municipalities
and shall be constructed to the following specifications and designs:
(a)
Easement width of 30 feet or greater.
(b)
Trail width of eight feet to 12 feet.
(c)
Tread design of six inches 3A Modified Aggregate, two inches
2A Modified Aggregate, 2 1/2 inches binder course asphalt, and
1 1/2 inch wearing course asphalt. All aggregate surfaces shall
be installed upon PennDOT Class 2, Type A geotextile fabric.
(d)
Slope and grade shall have a 4.65% maximum profile slope (5%
slope for 25 feet, five feet landing) 1% to 2% side section slope.
(e)
Clearing height shall be a minimum of 16 feet above the trail
surface.
(f)
Clearing width shall be a minimum of five feet from both edges
of the trail.
(g)
Access control barriers including, but not limited to, bollards
or gates shall be installed to prevent unauthorized vehicular access
while allowing exclusive access for maintenance and emergency vehicles.
(h)
Trail signage shall be provided based upon commonly accepted
standards, as recommended by the Planning Commission and approved
by the Board of Supervisors.
(2)
Community Trail. Provides connection between areas of the Township
and shall be constructed to the following specifications and designs:
(a)
Easement width of 20 feet.
(b)
Trail width of six feet.
(c)
Tread design of four inches AASHTO No. 57 (PennDOT 2B) compacted
aggregate base with a two inch Superpave 25.0 mm binder course and
a one inch Superpave 9.5 mm wearing course. Compaction of aggregate
shall be to the satisfaction of the Township Engineer. All Superpave
designs shall use PG-64.
(d)
Trail shall have a maximum longitudinal slope of 8% and shall
have a cross section slope of 3/8 inch per foot incorporated as a
crown or continuous slope from edge to edge of pavement.
(e)
Clearing height shall be a minimum of 10 feet.
(f)
Clearing width shall be a minimum of two feet from both edges
of the trail.
(g)
Access control barriers including, but not limited to, bollards
or gates shall be installed to prevent unauthorized vehicular access
while allowing exclusive access for maintenance and emergency vehicles.
(h)
Trail signage shall be provided based upon commonly accepted
standards, as recommended by the Planning Commission and approved
by the Board of Supervisors.
(3)
Rural Trail. Provides a bicycle, equestrian and/or pedestrian
pathway in a defined location, without connection between areas of
the Township or with other municipalities, and shall be constructed
to the following specifications and designs:
(a)
Easement width of 20 feet.
(b)
Trail width of three feet.
(c)
Tread design shall be a natural earthen surface or improved
with gravel or wood chips.
(d)
Slope and grade as dictated by the topography. However, erosion
control shall be installed on slopes greater than 5%.
(e)
Clearing height shall be a minimum of eight feet.
(f)
Clearing width shall be a minimum of two feet from both edges
of the trail.
(g)
Access control barriers including, but not limited to, bollards
or gates shall be installed to prevent unauthorized vehicular access
while allowing exclusive access for maintenance and emergency vehicles.
(h)
Trail signage shall be provided based upon commonly accepted
standards, as recommended by the Planning Commission and approved
by the Board of Supervisors.
E.
All trails shall be designed to include drainage improvements as
recommended by the Township Engineer. Regional and community trails
shall utilize storm pipes with endwalls or end sections to capture
and convey concentrated stormwater flow under the trail. Swales shall
be utilized uphill of trails to prevent stormwater from flooding trails.
The developer shall be responsible for installing additional drainage
facilities, as required by the Township Engineer, should drainage
problems arise after trail construction.
F.
No trail shall be designed with the intent to accommodate motorized
vehicles.
G.
Trails and their easements or rights-of-way shall be offered for
dedication in fee simple to the Township.
3.
Historic Resources. Historic resources shall be identified and preserved in accordance with the terms of the Zoning Ordinance [Chapter 27] and may be credited toward open space requirements under the following conditions:
A.
The historic resource shall be situated upon a tract of land of sufficient size to preserve an impression, although not necessarily the exact condition, of the environs of the said feature prior to construction of the proposed development. The amount of credit toward open space requirements shall be in accordance with § 22-426, Subsection 3G.
B.
The historic resource shall not be moved.
C.
The applicant may be required to provide interpretive signage explaining
the significance of the historic resource.
D.
The historic resource and the tract upon which it is located shall
be maintained by the owner of the tract, a community association,
a public agency, or a private conservation group which shall be responsible
for the maintenance of the feature and its grounds.
E.
The developer shall be responsible for improvements to the site deemed
necessary by the Board of Supervisors to protect public safety.
F.
The Township shall maintain a permanent record of all historic resources
that have been credited to open space requirements, as well as the
amount of land per historic resource so credited.
[Ord. 179, 8/8/2011, § I]
1.
A construction sequence for the overall site shall be noted on all
major subdivision and land development plans. This shall include,
but not be limited to, the following:
A.
Construction of all escrowed improvements.
B.
Approximate start and end date of construction by month and year.
C.
Chester County Conservation District address, telephone number, and
requirements for construction (i.e., E & S Plan on site, pre-construction
meeting).
D.
Rules of following the sequence item by item.
E.
Installation of construction entrance.
F.
Installation of protection measures for natural and historic resources
to be preserved.
G.
Installation of soil stabilization measures and stormwater controls.
H.
Rough grading site.
I.
Installation of utilities.
J.
Emergency access drives, if required, to be constructed (and approved
by the Township) prior to the submission of any building permit applications.
K.
Trails, if required, to be constructed (and approved by the Township)
prior to the submission of any building permit applications.
L.
Permanently stabilize disturbed areas.
M.
Begin on-lot construction in accordance with on-lot construction
sequence.
N.
Convert stormwater basins from temporary to permanent conditions.
O.
Remove erosion control measures.
P.
Final inspection of the site for proper stabilization and repair,
if necessary.
2.
Additionally, a construction sequence for the "typical" on-lot construction
shall be noted on all major subdivision and land development plans.
This shall include, but not be limited to, the following:
A.
Installation of construction entrance.
B.
Installation of protection measures for natural and historic resources
to be preserved.
C.
Rough grading site.
D.
Installation of soil stabilization measures and stormwater controls.
E.
Stormwater management facilities and/or BMPs to be constructed (and
approved by the Township) on a lot prior to the issuance of a use
and occupancy certificate for said lot.
F.
Sidewalks, if required, across a particular lot as per the approved
plan, shall be constructed (and approved by the Township) across said
lot prior to the issuance of a use and occupancy certificate for said
lot.
G.
Curb, if required, across a particular lot as per the approved plan,
shall be constructed (and approved by the Township) across said lot
prior to the issuance of a use and occupancy certificate for said
lot.
H.
Driveway entrance (between the road edge of paving and the right-of-way
line) and driveway apron (in the case where a sidewalk crosses a driveway,
if applicable) on each lot shall be constructed (and approved by the
Township) prior to the issuance of a use and occupancy certificate
for said lot.
3.
Language shall be included on the subdivision and land development
plans allowing the sequence of construction required by this section
to be part of the sequence of construction required for an erosion
and sedimentation pollution control plan, if applicable, provided
that the erosion and sedimentation sequence meets all requirements
of this section.
[Added by Ord. 209, 12/12/2016]
1.
Purpose. The purpose of this section is to help prevent and minimize
unnecessary risk to the public health, safety and welfare due to transmission
pipelines and ensure consistency with the intent of the Township's
Comprehensive Plan. Recognizing it is impossible to eliminate risk
entirely, this section is intended to:
A.
Minimize the likelihood of accidental damage to transmission pipelines
due to external forces, such as construction activity and equipment.
B.
Avoid exposing land uses with high on-site populations that are difficult
to evacuate.
C.
Help reduce adverse impacts in the event of a pipeline failure.
D.
Ensure compliance with and supplement existing federal and state
regulations related to transmission pipeline corridor management,
including Federal Energy Regulatory Commission (FERC) standards, the
Pennsylvania Oil and Gas Act, as amended,[1] and Pennsylvania case law.
[1]
Editor's Note: See 58 P.S. § 1 et seq.
2.
Applicability.
A.
Setbacks.
(1)
New residential buildings and all new commercial, industrial
and institutional uses other than those surface uses affiliated with
transmission pipelines shall be set back a minimum of 300 feet from
any existing or proposed transmission pipeline right-of-way; such
uses shall be set back from natural gas compressor stations or other
surface land uses affiliated with transmission pipelines a minimum
of 750 feet or 500 feet from the nearest lot line of natural gas compressor
stations or other surface land uses affiliated with transmission pipelines,
whichever is greater. Other unoccupied residential or nonresidential
accessory uses, such as, but not limited to, detached garages, parking
areas, storage facilities or garden sheds, shall not be located within
200 feet of any pipeline right-of-way. Where yard area or other setbacks
of the underlying zoning district contradict these standards, the
larger of the setbacks shall apply.
(2)
Setbacks may be modified by the Township pursuant to the type of material being transported in the pipeline, the type of use being proposed for the site, and the current status of science regarding safety protocols in proximity to pipelines or surface land uses affiliated with transmission pipelines. The Township shall, on a case-by-case basis, determine whether increased setbacks are warranted consistent with the potential impact radius (PIR), defined by the relationship between the diameter of the adjacent pipeline and its maximum operating pressure [See Appendix A of the Zoning Ordinance (Chapter 27)], whether high on-site populations are proposed (often referred to as "high-consequence areas"), and whether more than one transmission pipeline (such as coupled lines) exist (or are proposed). The PIR approach is applicable only to "gas" or "petroleum gas" transmission pipelines as defined by Title 49, Code of Federal Regulations, § 192.3. Transmission pipelines carrying "hazardous liquids," as defined by Title 49, Code of Federal Regulations, § 195.2, shall adhere to the setback standards contained in this subsection.
(3)
No activity or grading within the pipeline setback shall create
depressions or areas in which flammable or explosive materials may
collect or accumulate; examples include, but are not limited to, grading
for structures, stormwater management facilities or landscape beds.
Furthermore, pipeline rights-of way shall be identified and protected
during construction by erecting suitable temporary barricades (nondisturbance
fencing or silt fencing) and posting notices on site.
B.
Consultation Zone.
(1)
Any preliminary and/or final plan application, other than those surface uses affiliated with transmission pipelines, for new residential structures and all commercial, industrial and institutional uses (whether Class 1, 2, 3 or 4 locations pursuant to Appendix A of Chapter 27), proposed within 660 feet of any existing or proposed transmission pipeline right-of-way shall include written verification from the applicant that:
(a)
The applicant has contacted the pipeline operator(s) and has
provided the pipeline operator(s) with documentation detailing the
proposed development activity and where the activity is to take place;
(b)
The applicant has made sufficient access to the pipeline available
to the pipeline operator(s) for routine maintenance and emergency
operations; and
(c)
The pipeline operator(s) has (have) reviewed the documents for
compatibility with continued or proposed safe operation of the transmission
pipeline(s).
(2)
It shall be clear in the written notification submitted with
the preliminary and final plan applications that the pipeline operator(s)
has (have) received and acknowledged documentation showing the proposed
activity and its location.
C.
Land Uses With High On-Site Populations.
(1)
Applicants for land uses with high on-site populations within
660 feet of a transmission pipeline shall develop appropriate mitigation
measures to help reduce adverse impacts in the event of a pipeline
failure. Such measures and/or corresponding plans shall be submitted
to the Township for review. Land uses with high on-site populations
include schools (through grade 12), hospitals, clinics, multifamily
housing, retirement and/or life care facilities, stadiums or arenas,
day-care centers, or large-scale commercial, industrial or institutional
uses of 50 or more persons.
(2)
Mitigation measures intended to reduce risk and minimize impact
in the event of a pipeline failure include, but are not limited to:
emergency procedures, such as emergency plans and guides, employee
training and drills, and education programs for occupants and employees
concerning pipeline safety, such as what to be aware of and how to
respond in the event of a problem. Applicants shall consult with the
Township Fire Marshal regarding the level of emergency planning and
procedures appropriate for the proposed development; the Fire Marshal
may also require submission of plans for review and approval where
deemed appropriate.
3.
Land Development Design, Buffering and Screening.
A.
Applicants shall consider existing or proposed pipelines in their
design and placement of lots, structures and roads. Specifically,
consideration shall be given to incorporating the linear appearance
of the pipeline right-of-way into the overall development design or
landscaping in a manner that works with or minimizes the linear appearance
of the pipeline right-of-way. Attempts shall be made to avoid creating
a bisecting and unnatural linear space that does not relate to the
land development.
B.
The applicant shall provide a landscape plan in accordance with the requirements of § 22-428 of this chapter, showing landscaping proposed to be installed to minimize the linear appearance of the pipeline right-of-way and to screen and buffer new development from transmission pipelines in the event of an accident or failure. Landscaping shall be used both to minimize the linear appearance of the pipeline right-of-way and to buffer structures from those remedial activities associated with pipeline failure and cleanup. The landscape plan shall conform to the requirements of § 22-428, Subsection 11D, of this chapter and shall incorporate a mix of native vegetation, including evergreens, shrubbery and trees, which shall be of sufficient density to meet the objectives outlined herein. Existing vegetation in proximity to transmission pipelines shall be preserved to the greatest extent possible. All proposed landscaping shall comply with the requirements of § 22-429 of this chapter.
[Added by Ord. No. 2023-260, 6/12/2023]
1.
Purpose and Applicability. This section is intended to guide the
design of required greenway land in conservation subdivisions. The
standards shall apply to all subdivision and land development applications
governed by the requirements of the Conservation Subdivision Overlay
District, Zoning Ordinance, § 27-2200.
2.
Design Process. Greenway land in conservation subdivisions shall
be determined based according to the inventory and process below.
3.
List of Resources to be Conserved. The applicant shall demonstrate
to the satisfaction of the Township that the following resources are
incorporated into the greenway land.
A.
The following primary resources shall be included in the greenway
land. Lands containing primary resources are called primary conservation
areas (PCA). All PCAs shall be included in greenway land.
B.
The following secondary resources shall be included in the greenway
land to the fullest extent practicable, meeting the remainder of greenway
land required acreage. Lands containing secondary resources that are
included in greenway land are called secondary conservation areas
(SCA).
(1)
Significant habitat and species listed as endangered, threatened,
or of special concern, such as those listed in the Pennsylvania Natural
Diversity Inventory and county and local Natural Areas Inventories.
(2)
Precautionary steep slopes (15% to 25%), particularly those
adjoining watercourses and ponds, due to the potential for soil disturbance
leading to erosion that is detrimental to water quality.
(3)
Healthy woodlands, particularly those performing important ecological
functions such as soil stabilization and protection of streams, wetlands
and wildlife habitats.
(4)
Hedgerows, groups of trees, specimen trees and other unique
or significant vegetation features.
(5)
Areas where precipitation is most likely to recharge local groundwater
resources because of topographic and soil conditions affording high
rates of infiltration and percolation.
(6)
Class I, II and III agricultural soils as defined by the USDA
Natural Resources Conservation Service.
(7)
Historic structures and sites.
(8)
Visually prominent topographic features such as knolls, hilltops
and ridges, and scenic views as seen from public roads (particularly
those with historic features). Significant views from within the site
outward shall also be considered.
(9)
Existing or proposed trails connecting the tract to other locations
in the Township and region.
(10)
Contiguous resources, or habitats which exist in a codependent
or beneficial relationship.
4.
Additional Design Standards. Greenway lands shall meet the requirements in § 22-432, Subsection 3.A, above, as well as any other applicable standards found in this chapter. Where two of more conflicting or inconsistent requirements exist, the more restrictive requirement shall apply. Greenway land shall be configured to:
B.
Be undivided by public or private streets, except where necessary
for proper traffic circulation.
C.
Be interconnected wherever possible to provide a continuous network
of greenway land within and adjoining the subdivision.
D.
When proposed for and deemed suitable by the Township for active recreational uses, such greenway land shall meet the requirements of § 22-426, Parks, Recreation and Open Space.
E.
Provide buffers to adjoining parks, preserves or other protected
lands.
F.
Include common greens as required by Zoning § 27-11.104, Subsection 2.B. An individual green shall be 5,000 to 30,000 square feet. Greens shall be surrounded by streets and dwellings on at least two and often three or four sides. Dwellings shall face the green. Common greens may be designed as terminal vistas within a street system.
G.
Provide for pedestrian paths and trails for use by the residents
of the subdivision and the Township, except in those cases where part
of the greenway land is located within private residential lots.
H.
Provide pedestrian and maintenance access to greenway land such that
no more than 15 lots shall be contiguous to each other without a centrally
located access point meeting the following standards:
(1)
The minimum width of the access strip shall ideally equal the
minimum width of a lot, and in no case shall be less than 50 feet.
(2)
The minimum width of the access strip shall extend the full
depth of the adjacent lots.
(3)
Access to greenway land used for agriculture or horticulture
may be restricted or prohibited for public safety and to prevent interference
with agricultural operations.
I.
Not include parcels smaller than three acres, have a length-to-width
ratio of less than 4:1, or be less than 75 feet in width, except for
such lands specifically designed as neighborhood greens, playing fields,
trail links and boulevard or cul-de-sac islands. Exceptions to the
three-acre parcel size shall be justified when the total amount of
greenway land is three acres or less, necessitating smaller greenway
parcels.
J.
Directly adjoin the largest practicable number of lots within the
subdivision or development. At least 75% of the lots shall directly
abut or face greenway land.
K.
Minimize views of new dwellings from exterior roads and abutting
properties by the use of changes in topography, existing vegetation,
or additional landscaping.
M.
Be consistent with the policies of the East Coventry Township Parks,
Recreation and Open Space Plan.
N.
Greenway lands shall be delineated on the ground by any or a combination
of the methods listed below. The Board of Supervisors shall have sole
discretion, upon recommendation of the Planning Commission, in approving
the location, design and materials used for the delineation of greenway
lands.
5.
Ownership and Maintenance. Applicants shall demonstrate compliance with the requirements of Zoning § 27-11.108, Greenway Land: Ownership and Maintenance.
6.
Mandatory Dedication of Land for On-Site Parks, Recreation and Open Space Use. The required greenway land in conservation subdivisions may be used to satisfy the mandatory dedication of land for park and recreation purposes, provided it meets the requirements of § 22-426, Park, Recreation and Open Space.
