[Ord. 551, 6/7/1976; as revised by Ord. 675, 11/17/1986]
The following principles, standards and requirements will be
applied by the Borough Council and Planning Commission to evaluating
plans for proposed subdivision or land developments. The standards
and requirements outlined herein shall be considered minimum standards
and requirements for the promotion of the public health, safety, morals
and general welfare. Where literal compliance with the standards herein
specified is clearly impractical, the Borough Council may modify or
adjust the standards to permit reasonable utilization of property
while securing substantial conformance with the objectives of this
chapter.
[Ord. 551, 6/7/1976; as revised by Ord. 675, 11/17/1986;
and as amended by Ord. 803, 9/19/1994, § 1; and by Ord.
940, 1/7/2002, § 3]
1.
Land shall be suited to the purposes for which it is to be subdivided
or developed.
2.
Land which is unsuitable for development because of hazards to life,
safety, health, or property, shall not be subdivided or developed
until such hazards have been eliminated or unless adequate safeguards
against such hazards are provided for in the Subdivision or Land Development
Plan. Land included as having unsuitable characteristics would be
the following:
A.
Land located in a floodplain subject to flooding or which has a high
ground water table.
B.
Land which, if developed, will create or aggravate a flooding condition
upon other land.
C.
Land subject to subsidence.
D.
Land subject to underground fires.
E.
Land containing significant areas of slopes greater than 10%.
F.
Land which, because of topography or means of access, is considered
hazardous by the Borough Council.
G.
Land which is subject to ground pollution or contamination.
3.
Proposed subdivisions of land developments shall be coordinated with
existing nearby neighborhoods so that the community as a whole may
develop harmoniously.
4.
Proposed land uses shall conform to the Borough Zoning Ordinance.
5.
The Borough of Emmaus Zoning Ordinance [Chapter 27] has recently added §§ 27-503, 27-517 and 27-518. Those standards are hereby incorporated herein and made part of this chapter under this section will be part of any review process for subdivision and land development, as the same may be applicable.
[Ord. 551, 6/7/1976; as revised by Ord. 675, 11/17/1986]
1.
Proposed streets shall be properly related to such street plans or
parts thereof as have been officially prepared and adopted by the
Borough and shall be coordinated with existing or proposed streets
in adjoining subdivisions or land developments.
2.
Proposed streets shall further conform to such county and state road
and highway plans as have been prepared, adopted or filed as prescribed
by law.
3.
Streets shall be related to the topography so as to produce usable
lots and acceptable grades.
4.
Access shall be given to all lots and portions of the tract in the
subdivisions or land development and to adjacent unsubdivided territory
unless the topography clearly indicates that such connection is not
feasible. Streets giving such access shall be improved to the limits
of the subdivision or land development and shall be improved to Borough
specifications. Reserve strips and land-locked areas shall not be
created.
5.
Streets shall be laid out to preserve the integrity of their design.
Local access streets shall be laid out to discourage their use by
through traffic and, where possible, arterial streets shall be designed
for use by through traffic.
6.
Where the proposed subdivision or land development contains or is
adjacent to an existing or proposed arterial street or a highway designated
as a Limited Access Highway by the appropriate highway authorities,
provisions shall be made for marginal access streets at a distance
acceptable for the appropriate use of the land between the arterial
street or Limited Access Highway and the marginal access streets.
The Borough Council may also require rear service areas, double frontage
lots, or such other treatment as will provide protection for abutting
properties, reduction in the number of intersections with primary
streets, and separation of local and through traffic.
7.
Half or partial streets will not be permitted in new subdivisions
or land developments except where essential to reasonable subdivision
or development of a tract in conformance with the other requirements
and standards of this chapter and where, in addition, satisfactory
assurance for dedication of the remaining part of the street can be
secured.
8.
Wherever a tract to be subdivided or developed borders an existing
half or partial street, the entire street shall be shown on the plan.
9.
Dead-end streets shall be prohibited, except as stubs (with adequate
turning capability) to permit future street extension into adjoining
tracts, or when designed as culs-de-sac.
10.
New reserve strips, including those controlling access to streets,
shall be forbidden.
11.
Where adjoining areas are not subdivided, the arrangement of streets
in a proposed subdivision or land development shall be made to provide
for the proper projection of streets into the unsubdivided land.
12.
Street names shall be coordinated with existing or platted street
names, and if a new street is a continuation of or is aligned with
an existing or platted street, it shall bear the same name as the
existing or platted street.
13.
No street shall be laid out or opened which extends to or crosses
any boundary between the Borough and any other municipality except
with the specific approval of the Borough Council and upon such condition
as the Borough Council may impose. If the street is proposed to serve
a commercial area, an industrial area or a residential area of 50
dwelling units or more, located in another municipality, the street
shall not be approved unless the area is also served by a street in
the other municipality and unless the relevant traffic facilities
of the Borough are adequate to handle the anticipated volume.
[Ord. 551, 6/7/1976; as revised by Ord. 675, 11/17/1986]
1.
Street Classification.
A.
Three functional classifications are hereby established for the streets
and roads in Borough:
(1)
Arterial. This classification includes highways which provide
intra-county or inter-municipal traffic of substantial volumes where
the average trip lengths are usually five miles or greater. Generally,
these highways should accommodate operating speeds of 35 to 55 miles
per hour.
(2)
Collector. This classification is intended to include those
highways which connect local access highways to arterial highways.
They may serve intra-county and intra-township traffic. They may serve
as traffic corridors connecting residential areas with industrial,
shopping and other service. They may penetrate residential areas.
Generally, these highways will accommodate operating speeds of 35
miles per hour.
(3)
Local Access. This classification is intended to include streets
and roads that provide direct access to abutting land and connections
to higher classes of roadways. Traffic volumes will be low and travel
distances generally short. These streets and roads should be designed
for operating speeds of 25 miles per hour or under.
2.
Right-of-Way Widths.
A.
Minimum widths for each type of public street shall be as follows:
|
Type of Street
|
Right-of-Way Width
|
Cartway Width
|
|---|---|---|
|
Arterial
|
80' to 120'
|
46'
|
|
Collector
|
60'
|
34'
|
|
Local Access
|
50'
|
33'
|
B.
Where a proposed subdivision abuts or contains an existing public
street or road having a right-of-way width less than would be required
if said street or road were created under this chapter, sufficient
additional width for right-of-way shall be provided and dedicated
to meet the foregoing standards.
C.
Additional right-of-way and cartway widths may be required by the
Borough Council to promote public safety and convenience when special
conditions require it and to provide parking space in areas of intensive
use.
3.
Cul-de-sac Streets.
A.
Cul-de-sac streets, whether permanent or temporary, shall be provided
at the closed end with a turnaround having a minimum radius to the
edge of the finished street or curb line of not less than 50 feet.
B.
Unless future extension is clearly impractical or undesirable, the
turnaround right-of-way shall be placed adjacent to a property line
and a right-of-way of the same width as the street shall be carried
to the property line in such a way as to permit future extension of
the street into the adjoining tract. At such time as such a street
is extended, the overage created by the turnaround outside the boundaries
of the extended street shall revert in ownership to the property owners
fronting on the cul-de-sac turnaround.
C.
Commercial and industrial culs-de-sac shall be reviewed for adequacy
by the Borough Engineer. His recommendations will be given to the
Borough Council who shall have final authority in this matter.
D.
Permanent cul-de-sac streets shall be kept to a minimum and shall
not exceed 600 feet in length.
4.
Street Alignment.
A.
Whenever street lines are deflected by more than 5°, connection
shall be made by horizontal curves.
B.
The minimum radius at the center line for horizontal curves on collector
and arterial streets shall be 300 feet, and for local streets the
minimum radius shall be 100 feet.
C.
On local access streets, the minimum tangent between reverse curves
shall be at least 100 feet; on collector and arterial streets, the
minimum tangent shall be at least 250 feet.
D.
Minimum vertical sight distance measured four feet above grade shall
be 300 feet for collector and arterial streets and 100 feet for local
access streets.
5.
Street Grades.
6.
Street Intersections.
A.
Local streets shall not intersect with collector or arterial streets
on the same side at intervals of less than 800 feet as measured from
center line to center line.
B.
The distance between center lines of streets opening onto the opposite
side of a proposed or existing street shall be not less than 150 feet
unless the streets are directly opposite each other.
C.
Multiple intersections involving the junction of more than two streets
shall be avoided. Where this proves impossible, such intersections
shall be designed with extreme care for both pedestrian and vehicular
safety.
D.
Streets shall be all laid out to intersect as nearly as possible
at right angles. Local streets shall not intersect collector or arterial
streets at an angle of less than 75°. The intersection of two
local streets shall not be at an angle of less than 60°.
E.
Minimum curb radius at the intersection of two local streets shall
be at least 20 feet; and minimum curve radius at an intersection of
a local street and a collector or arterial street shall be at least
25 feet.
F.
There shall be provided and maintained at all intersections clear
sight triangles of 75 feet in all directions measured along the center
line from the point of intersection. Nothing which obstructs the vision
of a motorist shall be permitted in this area.
G.
Intersections shall be designed with a flat grade wherever practical.
Where the grade of any street at the approach to an intersection exceeds
7%, a leveling area shall be provided having a grade of not greater
than 4% for a distance of 25 feet measured from the nearest right-of-way
line of the intersecting street.
7.
Pavement Design.
A.
All components of the pavement structure shall be designed and constructed
in accordance with Pennsylvania Department of Transportation Specifications,
Form 408.
B.
Minimum Requirements. The following shall be considered to be minimum
standards for street construction in Borough:
|
Alternates Streets
|
Type
|
Local Access Streets
|
Collector and Arterial
|
|---|---|---|---|
|
Flexible Pavements
| |||
|
Surface
|
ID-2
|
1-1/2"
|
1 - 1/2"
|
|
Base
Subbase
|
Bituminous
|
4"
|
6"
6" (if req.)
|
|
Surface
Base
Subbase
|
ID-2
Crushed Aggregate (regular or dense grade)
|
3"
5"
|
3"
10"
6" (if req.)
|
|
Surface
Base
Subbase
|
ID-2
Modified Stone Aggr.
|
3"
8"
6" (if req.)
|
3"
10"
9" (if req.)
|
[Ord. 551, 6/7/1976; as revised by Ord. 575, 11/17/1986]
[Ord. 551, 6/7/1976; as revised by Ord. 675, 11/17/1986;
as amended by Ord. 940, 1/7/2002, § 2]
1.
Lots shall be laid out and graded to provide positive drainage away
from buildings. The Borough Council may require a Grading and Drainage
Plan for individual lots indicating a buildable area within each lot,
complying with the setback requirements, for which positive drainage
is assured.
2.
No person, corporation, or other entity shall block, impede the flow
of, alter, construct any structure, or deposit any material or thing,
or commit any act which will affect normal or flood flow in any communal
stream or water course without having obtained prior approval from
the Borough or Department of Environmental Protection, whichever is
applicable.
3.
Where a subdivision or land development is traversed by a natural
watercourse, there shall be provided a drainage easement or right-of-way
conforming substantially with the line of such watercourse and of
such width as will be adequate to preserve natural drainage.
4.
The Borough will assure that all permanent streams, not under the
jurisdiction of other official agencies, are maintained open and free
flowing.
5.
The subdivider or developer, and each person, corporation, or other
entity which makes any surface changes shall be required to:
A.
Collect on-site surface runoff and dispose of it to the point of
discharge into the common natural watercourse of the drainage area.
B.
Design drainage facilities to handle runoff from upstream areas,
assuming full development of those areas, based upon the Comprehensive
Plan for Borough.
C.
Design, construct, and/or install such drainage structures and facilities
as are necessary to prevent erosion damage to the subdivision or land
development, adjacent property and downstream property. Such structures
and facilities shall satisfactorily convey such surface waters to
the nearest practical street, storm drain, detention pond, or natural
water course.
6.
Storm sewers, culverts, and related installations shall be provided
to permit unimpeded flow of natural water courses, to drain all low
points along streets, and to intercept storm water runoff along streets
at intervals reasonably related to the extent and grade of the area
drained.
7.
Storm sewers, as required, shall be placed in front of the curb or
curb line when located in a street right-of-way. When located in undedicated
land, they shall be placed within an easement not less than 15 feet
wide, as approved by the Borough Engineer, who may require additional
width of easement as circumstances warrant.
8.
Street drainage will not be permitted to cross intersections or the
crown of the road.
A.
Maximum spacing of street inlets shall not exceed 600 feet.
B.
All street inlets shall be PennDOT Type C or M. Inlet tops shall
be cast in place reinforced concrete or precast concrete.
C.
All culvert ends shall be provided with either reinforced concrete
headwalls or pipe and sections.
D.
Minimum pipe size shall be fifteen-inch diameter.
E.
When material for storm drain systems is not specified, PennDOT specifications
will govern.
9.
All springs and sump pump discharges shall be collected so as not
to flow in the streets.
10.
Stabilized outlets shall be provided for footer drains, floor drains,
and downspouts.
11.
The Soils Cover Complex Method of the Soil Conservation Service of
the U. S. Department of Agriculture shall be used as the primary means
of estimating stormwater runoff.
12.
The Rational Method may be used for analysis of storm sewer systems
and for stormwater management facilities in minor subdivisions.
13.
Where the estimated runoff based upon the above methods is doubtful,
several recognized methods should be studied and compared.
14.
The minimum design criteria shall be a ten-year storm. Higher frequency
conditions shall be used in sensitive areas and where an overflow
would endanger public or private property.
15.
Runoff calculations must include complete hydrologic and hydraulic
design and analysis of all control facilities.
16.
Control Facilities.
A.
Permanent control measures/facilities shall be designed to assure
that the maximum rate of stormwater runoff is not greater after development
than prior to development for a ten-year storm frequency. More stringent
criteria may be required in sensitive areas where storm water problems
presently exist.
B.
Control Facilities shall be designed to meet, as a minimum, the design
standards and specifications of the "Erosion and Sedimentation Control
Handbook for Lehigh County."
(1)
Detention ponds may be waived by the Borough Council on the
recommendation of the Borough Engineer at sites in close proximity
to the major streams. This is to facilitate drainage prior to stream
flooding.
(2)
In areas underlain with limestone geology, ponds shall be limited
to the detention (dry) type unless the developer can show a special
need for a retention pond, in which case it shall have a lining. Detention
ponds shall be prohibited in areas of known sinkholes unless the pond
is lined. If a sinkhole develops in a pond or channel before acceptance
by the municipality, a lining shall be required.
(3)
Any ponds with slopes steeper than three to one shall be fenced
with a six-foot fence with a type subject to the approval of the municipality.
C.
A maintenance program for control facilities must be included as
part of the Grading and Drainage Plan.
(1)
Maintenance during development activities of a project shall
be the responsibility of the contractor, developer, and owner.
(2)
Arrangement for maintenance of permanent control facilities
after completion of development activities shall be made before approval
of final plans is given by the Borough Council.
(a)
In cases where permanent control facilities are owned by an
entity, it shall be the responsibility of that entity to maintain
control facilities (e.g., homeowner's association). In such cases
a legally binding agreement between the owner and the Borough shall
be made providing for maintenance of all permanent erosion control
facilities, including the inspection by the Borough.
[Ord. 551, 6/7/1975; as revised by Ord. 675, 11/17/1986]
1.
Blocks and lots shall be graded to provide proper drainage away from
buildings and to prevent the collection of storm water in pools. Minimum
2% slopes away from structures shall be required.
2.
Lot grading shall be of such design as to carry surface waters to
the nearest practical street, storm drain, or natural water course.
Where drainage swales are used to deliver surface waters away from
buildings, their grade shall not be less than 1% nor more than 4%.
The swales shall be sodded, planted or lined as required. A Grading
and Draining Plan shall be required for all subdivisions and land
developments, except minor subdivisions.
3.
No final grading shall be permitted with a cut face steeper in slope
than two horizontal to one vertical except under one or more of the
following conditions:
A.
The material in which the excavation is made is sufficiently stable
to sustain a slope of steeper than two horizontal to one vertical,
and a written statement of a civil engineer, licensed by the Commonwealth
of Pennsylvania and experienced in erosion control, to that effect
is submitted to the Borough Engineer and approved by him. The statement
shall state that the site has been inspected and that the deviation
from the slope specified hereinbefore will not result in injury to
persons or damage to property.
B.
A concrete or stone masonry wall constructed according to sound engineering
standards for which plans are submitted to the Borough Engineer for
review and approval is provided.
4.
No final grading shall be permitted which creates any exposed surface
steeper in slope than two horizontal to one vertical except under
one or more of the following conditions:
A.
The fill is located so that settlement, sliding or erosion will not
result in property damage or be hazardous to adjoining property, streets,
alley, or buildings.
B.
A written statement from a civil engineer, licensed by the Commonwealth
of Pennsylvania and experienced in erosion control, certifying that
he has inspected the site and that the proposed deviation from the
slope specified above will not endanger any property or result in
property damage, is submitted to and approved by the Borough Engineer.
C.
A wall is constructed to support the face of the fill.
5.
The top or bottom edge of slopes shall be a minimum of three feet
from property or right-of-way lines of street or alleys in order to
permit the normal rounding of the edge without encroaching on the
abutting property. All property lines, where walls or slopes are steeper
than one horizontal to one vertical and five feet or more in height
shall be protected by a protective fence no less than three feet in
height approved by the Borough Engineer.
6.
All lots must be kept free of any debris or nuisances whatsoever.
[Ord. 551, 6/7/1976; as revised by Ord. 675, 11/17/1986]
1.
The length, width, shape, and design of blocks shall be determined
with due regard to the provision of adequate sites for buildings of
the type proposed, to the land use and/or zoning requirements of the
Borough, the topography of the land being subdivided, and the requirements
for safe and convenient vehicular and pedestrian circulation.
2.
Unless the topography of the land being subdivided or the existing
pattern of development in the immediately adjacent area shall be otherwise
than herein required, the following minimum standards for the design
and size of blocks and lots shall prevail:
A.
Blocks shall not exceed 1,600 feet in length, nor be less than 500
feet in length.
B.
Residential blocks shall generally be of sufficient depth to accommodate
two tiers of lots, except where reverse frontage lots bordering an
arterial or collector street are used, or where due to the contour
of the land, or the necessary layout of the subdivision, there is
insufficient depth between intersecting streets for such two tier
design.
C.
Crosswalks or interior pedestrian walks shall be required in blocks
exceeding 1,000 feet in length to provide for pedestrian circulation
or access to community facilities. Such walks shall be paved for width
of not less than four feet, shall be located in easements not less
than 10 feet in width, and shall, insofar as possible, be located
in the center of any such block.
D.
Blocks for commercial and industrial areas may vary from the elements
of design contained in this section if the nature of the use requires
other treatment. In such cases, off-street parking for employees and
customers shall be provided along with safe and convenient limited
access to the street system. Space for off-street loading shall also
be provided with limited access to the street system. Extension of
streets, railroad access right-of-way, and utilities shall be provided
as necessary.
E.
Lot lines intersecting street lines shall be substantially at right
angles or radial to street lines.
F.
Lots shall, in general, front on a street which has already been
dedicated to the Borough, or which the subdivider or developer proposes
to dedicate to the Borough in connection with approval of the final
plan. In commercial or industrial subdivisions or land developments
where access is proposed to be provided by private streets within
the subdivision or land development, this requirement may be waived
by the Borough Council.
G.
The Borough shall assign house numbers to each lot within a subdivision.
H.
Minimum lot sizes shall be in accordance with the Borough Zoning
Ordinance.
I.
Remnants of land, smaller than required for a lot, shall not be permitted
within any subdivision. Such remnants shall be incorporated in existing
or proposed lots, or dedicated to public use if acceptable to the
Borough Council.
J.
Double frontage lots are prohibited except in accordance with § 22-508.2.B.
above.
K.
No residential lots shall be created which front upon an arterial
or collector street, as defined in § 22-504.A herein.
[Ord. 551, 6/7/1976; as revised by Ord. 675, 11/17/1986]
1.
It is the policy of this Borough that all subdivided lands shall
have immediate access to a public street. Because of unique property
configuration and location, this Borough recognizes the need for limited
exceptions to the foregoing general policy.
2.
No subdivision will be approved on a private street or road if more
than two lots already front on such street or road or if after subdivision
more than two lots will front on such private street or road.
[Ord. 551, 6/7/1976; as revised by Ord. 675, 11/17/1986]
1.
In order to promote the highest environmental quality possible, the
degree to which the applicant of a subdivision or land development
plan has preserved existing salient natural features and land forms
intrinsic to the site, shall be assessed. Terms of approval of a plat
may be subject to the manner in which the layout or design of the
plan has preserved existing natural features, such as, but not limited
to, trees, wooded areas and water course.
2.
Open space. Where the applicant is offering for dedication, or is
required by ordinance to establish a reservation of open space or
preserve an area of scenic or historic importance, a "limit of work,"
which will confine excavation, earth moving procedures and other changes
to the landscape, may be required to ensure preservation and prevent
despoilation of the character of the area in open space.
3.
Tree preservation. Whenever possible, trees shall not be removed
unless they are located within the proposed street right-of-way, within
the proposed building area, or within utility locations and equipment
access areas. In areas where trees are retained, the original grade
level shall be maintained, if possible, so as not to disturb the trees.
4.
Topsoil preservation. All of the topsoil from areas where cuts and
fills have been made should be stockpiled and redistributed uniformly
after grading. All areas of the site shall be stabilized by seeding
or planting on slopes of less than 10% and shall be stabilized by
sodding on slopes 10% or more and planted in ground cover on slopes
20% or greater.
5.
Landscaping. For all multi-family, apartment, office, commercial,
and industrial subdivisions or land developments, a landscaping plan
shall be provided and shall include sufficient plantings for the required
open space, planting strips, screenings, formal gardens, shade trees
and natural barriers.
6.
Buffer planting requirements. Buffer Yard requirements should be
as specified in the Borough Zoning Ordinance.
7.
Preserved landscaping. When there is a conscientious effort to preserve
the existing natural integrity and character of a site and where such
preservation effectuates areas of woodland and trees comparable to
required planting improvements, i.e., landscaping and buffer screening,
the plan may be received in lieu of additional landscaping requirements.
8.
Trees. The planting of trees within the street right-of-way line
shall not be permitted. The planting of any trees within the private
property of each residential lot shall be at the discretion of the
property owner or developer.
9.
Watercourse Protection. Where a subdivision or land development is
traversed by a natural watercourse, there shall be provided a drainage
easement or right-of-way conforming substantially with the line of
such watercourse and of such width as will be adequate to preserve
natural drainage. Such easement shall be in addition to the open space
required in Sec. 510.2.
[Ord. 551, 6/7/1976; as revised by Ord. 675, 11/17/1986;
and amended by Ord. 761, 2/3/1992, §§ 2-4; by Ord.
783, 10/4/1993, §§ 1, 2; and by Ord. 876, 3/15/1999]
1.
Areas meeting the criteria for recreation lands as set forth in Part 2, "Definitions," shall be offered for dedication to the Borough, subject to the approval of the Borough Council. A minimum of 1,100 square feet per lot or dwelling unit shall be offered (the land required for recreation space per dwelling unit under the Borough of Emmaus Parks, Recreation and Open Space Plan). Borough Council shall consider the offer relative the following factors:
2.
Cash in lieu of recreation land dedication may be offered, subject
to the approval of the Borough Council, as follows:
A.
The cash in lieu shall be $1,000 per lot or dwelling unit (the estimated
value of 1,100 square feet of recreation land) or such other amount
that the Borough Council may adopt by ordinance as shall be in effect
at the time of payment.
B.
The use of the monies shall be restricted to the purchase of lands
or for recreation or open space accessible to the subdivision or land
development, the improvement of said areas, the construction of recreational
facilities, parks and other related capital expenditures, as recommended
in the Borough's Park and Recreation Plan.
C.
The monies shall be deposited in an interest bearing, separate trust
account established for this purpose by Borough Council.
D.
Cash in lieu of recreation land dedication shall be deemed as an
improvement and subject to the provisions of Section 509 and subsequent
sections of the Pennsylvania Municipalities Planning Code.
3.
Planned residential developments pursuant to Chapter 17 of the codified ordinances of the Borough of Emmaus are exempt.
4.
All subdivisions and land developments proposing the creation of
any new residential dwelling units would be eligible for a one dwelling
unit exemption, said exemption applying to a dwelling unit existing
on the property prior to the proposal to create any new residential
dwelling units only. The fee for the recreation is due and payable
upon application for the buildings permits.
[Ord. 551, 6/7/1976; as revised by Ord. 675, 11/17/1986;
as amended by Ord. 940, 1/7/2002, § 2]
1.
General Purpose.
A.
The Borough Council finds that the minimization of erosion and control
of sedimentation in connection with land development and subdivision
are in the public interest, affecting public health, safety and welfare,
and therefore those regulations governing erosion control and sedimentation
control are necessary for the Borough.
B.
No changes shall be made in the contour of the land, no grading,
excavating, removal or destruction to the topsoil, trees or other
vegetative cover of the land shall be commenced until such time that
a plan for minimizing erosion and sedimentation has been processed
with and reviewed by the Borough Engineer and/or Lehigh County Soil
and Water Conservation District, or there has been a determination
by the above entities that such plans are not necessary.
C.
No subdivision or land development plan shall be approved unless:
(1) there has been an Erosion and Sedimentation Control Plan approved
by the Borough Council that provides for minimizing erosion and sedimentation
consistent with this section, and an improvement bond or other acceptable
securities are deposited with the Borough in the form of an escrow
guarantee which will ensure installation and completion of the required
improvements; or (2) there has been a determination by the Borough
Council that a plan for minimizing erosion and sedimentation is not
necessary.
D.
Where not specified in this chapter, measures used to control erosion
and reduce sedimentation shall as a minimum meet the standards and
specifications of the Soil Conservation Service. The Borough Engineer,
or other officials as designated, shall ensure compliance with the
appropriate specifications, copies of which are available from the
Soil and Water Conservation District.
2.
Performance Principles. The following measures are effective in minimizing
erosion and sedimentation and shall be included where applicable in
the control plan:
A.
Stripping of vegetation, regrading, or other development shall be
done in such a way that will prevent all but minor erosion.
B.
Development plans shall preserve salient natural features, keep cut-fill
operations to a minimum, and ensure conformity with topography so
as to create the least erosion potential and adequately handle the
volume and velocity of surface water runoff.
C.
Whenever feasible, natural vegetation shall be retained, protected,
and supplemented.
D.
The disturbed area and the duration of exposure shall be kept to
a practical minimum.
E.
Disturbed soils shall be stabilized as quickly as practicable.
F.
Temporary vegetation and/or mulching shall be used to protect exposed
critical areas during development.
G.
The permanent final vegetation and structural erosion control and
drainage measures shall be installed as soon as practical in the development.
H.
Provisions shall be made to effectively accommodate the increased
runoff caused by changed soil and surface conditions during and after
development. Where necessary, the rate of surface water runoff will
be structurally retarded.
I.
Sediment in the runoff water shall be trapped until the disturbed
area is stabilized by the use of debris basins, sediment basins, silt
traps, or similar measures.
3.
Grading for Erosion and Other Environmental Controls. In order to
provide suitable sites for building and other uses, improve surface
drainage, and control erosion, the following requirements shall be
met:
A.
Streets shall be improved to a mud-free or otherwise permanently
possible condition as one of the first items of work done on a subdivision
or development. The wearing surface shall be installed in accordance
with this section and as approved in the Final Plan.
B.
Provisions shall be made to prevent surface water from damaging the
cut face of excavations or the sloping surfaces of fills, by installation
of temporary or permanent drainage across or above these areas.
C.
Fill shall be placed and compacted so as to minimize sliding or erosion
of the soil.
D.
Fills placed adjacent to watercourses shall have suitable protection
against erosion during periods of flooding.
E.
During grading operations, necessary measures for dust control will
be exercised.
F.
Grading equipment will not be allowed to enter into flowing streams.
Provisions will be made for the installation of temporary or permanent
culverts or bridges.
4.
Responsibility.
A.
Whenever sedimentation damage is caused by stripping vegetation,
grading or other development, it shall be the collective responsibility
of the land developer and subdivider, and of the contractor, person,
corporation and other entity causing such sedimentation to remove
it from all adjoining surfaces, drainage systems and watercourses
and to repair any damage at his expense as quickly as possible.
B.
Maintenance of all erosion and sedimentation control facilities during
the construction and development period is the responsibility of the
land developer or subdivider.
C.
It is the responsibility of any developer or subdivider, and any
person, corporation, or other entity doing any act on or across a
communal stream, watercourse or swale, or upon the floodplain or right-of-way,
to maintain as nearly as possible in its present state the stream,
watercourse, swale, floodplain or right-of-way during the pendency
of the activity to return it to its original or equal condition after
such activity is completed.
D.
The subdivider or land developer shall provide and install, at his
expense, in accordance with Borough requirements, all drainage and
erosion control improvements (temporary and permanent) shown on the
Erosion and Sediment Control Plan.
5.
Compliance with Regulations and Procedures.
A.
The Borough Council, in their consideration of all preliminary plans
of subdivision and land development, shall condition its approval
upon the execution of erosion and sediment control measures as contained
in these Sections hereof.
B.
The installation and design of the required erosion and sediment
control measures shall be in accordance with standards and specifications
of the Lehigh County Soil and Conservation District.
6.
Stream Channel Construction. Stream channel construction on watersheds
with drainage areas in excess of 1/2 square mile, or in those cases
where downstream hazards exist, will conform to criteria established
by the Pennsylvania Department of Environment Protection.
[Ord. 551, 6/7/1976; as amended by Ord. 564, 6/20/1977; and
as revised by Ord. 675, 11/17/1986; as amended by Ord. 940, 1/7/2002, §§ 2,
3]
1.
Purpose. The specific purposes of these special provisions are:
A.
To regulate the subdivision or development of land within any Designated
Floodplair. Area in order to promote the general health, welfare,
and safety of the community.
B.
To require that each subdivision lot in floodplain areas be provided
with a safe building site with adequate access; and that public facilities
which serve such uses be designed and installed to preclude flood
damage at the time of initial construction.
C.
To prevent individuals from buying lands which are unsuitable for
use because of flooding by prohibiting the improper subdivision or
development of unprotected lands within the designated floodplain
districts.
2.
Abrogation and Greater Restrictions. To the extent that this section
imposes greater requirements or more complete disclosure than any
other provisions of this chapter, in any respect, or to the extent
that the provisions of this section are more restrictive than such
other provisions, it shall control such other provisions of this chapter.
3.
Disclaimer of Borough Liability. The grant of a permit or approval
of a plan for any proposed subdivision or land development to be located
within any Designated Floodplain Area shall not constitute a representation,
guarantee, or warranty of any kind by the Borough or by any official
or employee thereof of the practicability or safety of the proposed
use, and shall create no liability upon the Borough, its officials,
employees or agents.
4.
Application Procedures and Requirements.
A.
Pre-Application Procedures.
(1)
Prior to the preparation of any plans, it is suggested that
prospective developers consult with the Pennsylvania Department of
Environmental Protection concerning soil suitability when on-site
sewage disposal facilities are proposed.
(2)
Prospective developers shall consult the Soil Conservation Service
representative concerning erosion and sediment control and the effect
of geologic conditions on the proposed development. At the same time,
a determination should be made as to whether or not any flood hazards
either exist or will be created as a result of the subdivision or
development.
B.
Preliminary Plan Requirements. The following information shall be
required as part of the preliminary plan and shall be prepared by
a registered engineer or surveyor:
(1)
Name of engineer, surveyor, or other qualified person responsible
for providing the information required in this section.
(2)
A map showing the location of the proposed subdivision or land
development with respect to any Designated Floodplain Area, including
information on, but not limited to, the one-hundred-year flood elevations,
boundaries of the Floodplain Area or areas, proposed lots and sites,
- fills, flood or erosion protective facilities, and areas subject
to special deed restrictions.
(3)
Where the subdivision or land development lies partially or
completely within any Designated Floodplain Area, or where the subdivision
of land development borders on a Floodplain Area, the preliminary
plan map shall include detailed information giving the location and
elevation of proposed roads, public utilities, and building sites.
All such maps shall also show contours at intervals of five feet,
and shall identify accurately the boundaries of the Floodplain Areas.
(4)
Such other information as is required by this Subdivision Ordinance.
C.
Final Plan Requirements. The following information shall be required
as part of the final plan and shall be prepared by a registered engineer
or surveyor:
(1)
All information required for the submission of the preliminary
plan incorporating any changes requested by the Borough Council.
(2)
A map showing the exact location and elevation of all proposed
buildings, structures, roads, and public utilities to be constructed
within any Designated Floodplain Area. All such maps shall show contours
at intervals of five feet within the Floodplain Area and shall identify
accurately the boundaries of the floodplain areas.
(3)
Submission of the final plan shall also be accompanied by all
required permits and related documentation from the Department of
Environmental Protection, and any other Commonwealth agency, or local
municipality where any alteration or relocation of a stream or watercourse
is proposed. In addition, documentation shall be submitted indicating
that all affected adjacent municipalities have been notified in advance
of the proposed alteration or relocation. The Department of Community
Affairs, and the Federal Insurance Administration shall also be notified
in advance of any such proposed activity, and proof of such notification
shall be submitted in advance of the Planning Commission meeting at
which such plan is to be considered.
5.
Design Standards and Improvements in Designated Floodplain Areas.
A.
General.
(1)
Where not prohibited by this or any other laws or ordinances,
land located in any Designated Floodplain Area may be platted for
development with the provision that the developer construct all buildings
and structures to preclude flood damage in accordance with this and
any other laws and ordinances regulating such development.
(2)
No subdivision or land development, or part thereof, shall be
approved if the proposed development or improvements will individually
or collectively, increase the one-hundred-year flood elevation more
than one foot at any point.
(3)
Building sites for residences or any other type of dwelling
or accommodation shall not be permitted in any floodway area. Sites
for these uses may be permitted outside the floodway area in a Floodplain
Area if the lowest floor (including basement) is elevated to the Regulatory
Flood Elevation. If fill is used to raise the elevation of a site,
the fill area shall extend laterally for a distance of at least 15
feet beyond the limits of the proposed structures and access shall
meet the requirements of § 22-513.5.C hereinbelow.
(4)
Building sites for structures or buildings other than for residential
uses shall not be permitted in any floodway area. Sites for such structures
or buildings outside the floodway in a Floodplain Area shall be protected
as provided for in § 22-513.5.A.(3) above. However, the
Borough Council may allow the subdivision or development of areas
or sites for commercial and industrial uses at an elevation below
the Regulatory Flood Elevation if the developer otherwise protects
the area to that height or assures that the buildings or structures
will be floodproofed to the Regulatory Flood Elevation.
(5)
If the Borough Council determines that only a part of a proposed
plat can be safely developed, it shall limit development to that part
and shall require that development proceed consistent with this determination.
(6)
When a developer does not intend to develop the plat himself
and the Borough Council determines that additional controls are required
to insure safe development, they may require the developer to improve
appropriate deed restrictions on the land. Such deed restrictions
shall be inserted in every deed and noted on every recorded plat.
B.
Drainage Facilities.
(1)
Storm drainage facilities shall be designed to convey the flow
of surface waters without damage to persons or property. The system
shall insure drainage at all points along streets, and provide positive
drainage away from buildings and on-site waste disposal sites.
(2)
Plans shall be subject to the approval of the Borough Council.
The Borough Council may require a primary underground system to accommodate
frequent floods and a secondary surface system to accommodate larger,
less frequent floods. Drainage plans shall be consistent with local,
county and regional drainage plans. The facilities shall be designed
to prevent the discharge of excess runoff onto adjacent properties.
C.
Streets and Driveways. The finished elevation of proposed streets
and driveways shall not be more than the one foot below the Regulatory
Flood Elevation. Profiles and elevations of streets and driveways
to determine compliance with this requirement and as required by other
provisions of this Subdivision Ordinance shall be submitted with the
final plan. Drainage openings shall be sufficient to discharge flood
flows without unduly increasing flood heights.
D.
Sewer Facilities. All sanitary sewer systems located in any Designated
Floodplain Area, whether public or private, shall be flood proofed
up to the Regulatory Flood Elevation.
E.
Water Facilities. All water systems located in any Designated Floodplain
Area, whether public or private, shall be flood proofed up to the
Regulatory Flood Elevation.
F.
Other Utilities and Facilities. All other public or private utilities
and facilities, including gas and electric, shall be elevated or flood
proofed up to the Regulatory Flood Elevation.
[Ord. 717, 9/5/1989, § 1]
1.
General Conditions.
B.
Street trees, buffer yards, and other required planting shall be
in accordance with other sections of this amendment to the subdivision
and land development ordinance and shall supersede any references
to landscaping, buffering and street trees in any other existing ordinances.
C.
Street trees and other required plant material shall not be planted
until the finished grading of the subdivision or land development
has been completed.
D.
Plans for proposed planting shall be reviewed by the Borough Planning
Commission and approved by the Borough Council.
E.
All required planting shall be guaranteed for a period of 12 months
from the date of planting and shall be alive and healthy as determined
by the Borough at the end of the guaranteed period. Should a disagreement
arise as to whether the planting is alive and healthy, a qualified
nurseryman shall be retained by the Borough at the expense of the
developer to make a final determination.
F.
Where planting is required, it shall be assured by financial security
posted with the governing body in an amount equal to the estimated
cost of trees and shrubs and planting. Such guarantee shall be released
only after passage of the second growing season following planning.
G.
The developer shall be responsible for plant material provided in
accordance with § 22-528(2) for a period of 12 months. Any
such tree that dies within the time period shall be removed, including
the stump, and replaced by a tree or shrub, similar in size and species,
at the expense of the developer.
H.
All mechanical and electrical equipment not enclosed in a structure
shall be fully and completely screened from view from any point in
a manner compatible with the architectural and landscaping style of
the remainder of the lot. Such screening shall be subject to site
plan review by the Borough Planning Commission and approval by Borough
Council.
2.
Existing Vegetation.
A.
In cases where natural features existing on the site duplicate or
essentially duplicate the requirements of the street tree, buffering,
or landscaping provisions of this Part, these requirements may be
waived by the Borough Council.
B.
All subdivisions and land developments shall be laid out in such a manner as to preserve the healthy trees on the site. If trees greater than eight inches in caliper are removed, they shall be replaced by trees of 3 1/2 inches minimum caliper which appear on the recommended plant list as found in § 22-518(5).
C.
During the construction of any site, trees and shrubs, as defined
herein, shall be protected by fencing to insure that there is no encroachment
within the area of their dripline by changing grade, trenching, stockpiling
of building materials or topsoil, or the compaction of the soil and
roots by any motor vehicle unless the following regulations are met:
(1)
The area of dripline of any tree or group of trees may be encroached
up to a maximum of 1/3 of the total area of the dripline provided
that an equivalent proportion of the canopy is removed by pruning
by a trained arborist.
(2)
The grade of land within the entire area of dripline shall not
be raised more than six inches unless tree wells are constructed around
each trunk or group of trunks and aeration pipes are extended out
to the edge of the dripline.
(3)
Tree wells are to be constructed on uncemented stone, or any
other suitable material. Such walls shall be a minimum of three feet
in diameter or one foot in diameter for each inch in caliper measured
12 inches above natural ground level, whichever is greater.
(4)
Retaining walls are to be constructed around each tree or group
of trees immediately after any grade is lowered within the area of
the dripline.
D.
If any plant material is to be moved, it must be done in accordance
with the specifications set forth by the American Association of Nurserymen.
E.
All diseased or dead trees shall be promptly removed from the site.
3.
Nursery Stock Specifications.
A.
Name of Plants. Shall agree with the nomenclature of "Standard Plant
Names" as adopted by American Joint Committee on Horticulture Nomenclature,
1942 edition; size and grading standards shall conform to those specified
by the American Association of Nurserymen in the latest edition of
the "U.S.D.A. Standards of Nursery Stock ."
B.
Quality. All plants shall be typical of their species or variety;
they shall have normal, well developed branches and vigorous fibrous
root systems. All plants shall be nursery grown unless otherwise stated;
they shall have been growing under the same climate conditions as
the Borough for at least two years prior to date of planting. All
plants which are found unsuitable in growth or condition or which
are not true to name shall be removed and replaced with acceptable
plants.
C.
Measurements. Plants shall be measured as they stand in their natural
position. Stock furnished shall be a fair average of the minimum sizes
specified or of the range given in the "U.S.D.A. Standards of Nursery
Stock." Larger plants cut back to sizes specified shall be accepted.
D.
Preparation of Plants. All precautions customary in good trade practice
shall be taken in preparing plants for moving. All balled and burlapped
plants shall be dug to meet or exceed the "U.S.D.A. Standards of Nursery
Stock."
E.
Delivery. Plants shall be packed, transported and handled with utmost
care to insure adequate protection against injury.
F.
Where, in order to achieve the effect established in the planting
plan, uniformity of the plant material is desired, the plant material
shall be of the same size and age, of the same cultivar, and obtained
from the same nursery.
[Ord. 717, 9/5/1989, § 1]
1.
As a general standard, one tree shall be planted per each 45 linear
feet of the perimeter. It is preferred, however, that this required
number of trees be planted in an informal arrangement if possible.
Approved trees for the perimeter of detention basins shall include
the following:
|
Acer rubrum - Red Maple
|
|
Liquidambar styraciflua - Sweet Gum
|
|
Nyssa sylvatica - Black Gum
|
|
Salix species - Willow
|
[Ord. 717, 9/5/1989, § 1]
1.
Screen planting shall be provided along each perimeter of a parking
area. No less than 10% of a proposed parking area must consist of
buffer areas and islands and must be landscaped and continually maintained.
2.
Any area for off-street parking or for display; storage, sale, or
movement of three or more motor vehicles shall be enclosed, except
at entrances or exits, by a compact evergreen hedge not less than
four feet in height.
3.
Where a planted screen is proposed, it shall incorporate the planting
of staggered and overlapping evergreen and deciduous shrubs of such
species and size as will produce within two growing seasons (May through
September) after planting a screen at least four feet higher than
the elevation of the adjacent parking area, and of such density as
will obscure 75% of the light emitted from automobile headlights on
the premises throughout the full course of the year. Where the adjacent
land elevation is higher than the parking area elevation, trees and
shrubs shall be at least two feet in height, satisfaction of the four-foot
requirement notwithstanding. These provisions shall not, however,
interfere with the maintenance of clear sight lines at intersections.
Where such screening is required, it shall be assured by a performance
guarantee posted with the governing body in an amount equal to 20%
of the estimated cost of the plantings. Such guarantee shall be released
only after passage of the second growing season following planting.
4.
Parking areas of a twenty-vehicle capacity shall be separated from
one another by planting strips not less than 10 feet in width.
5.
All parking areas shall have at least one tree of two-and-one-half-inch
caliper minimum for every five parking spaces in single bays and one
tree of two-and-one-half-inch caliper minimum for every 10 parking
spaces in double bays. Trees shall be planted in such a manner to
afford maximum protection from the sun for parked vehicles. A minimum
of (10% of any parking lot facility over 2,000 square feet in gross
area shall be devoted to landscaping, inclusive of required trees.
6.
Plantings shall be able to survive soot and gas fumes. Trees which
have low-growing branches, gum or moisture which may drop on vehicles,
blossoms, thorns, seeds, or pods which may clog drainage facilities
shall be avoided. The plantings chosen should be of sufficient size
to be effective the first year they are planted.
[Ord. 717, 9/5/1989, § 1]
1.
For all multifamily developments, the following minimum landscaping
shall be provided either on lot or within the general open space in
addition to all other required street tree, parking and buffer requirements.
Any combination of the following shall be required for each dwelling
unit:
|
Either:
|
one two-inch-caliper shade tree; or
|
|
one four-foot to five-foot evergreen tree, or
| |
|
two flowering trees; or eight two-foot to three-foot shrubs
|
[Ord. 717, 9/5/1989, § 1]
1.
General Requirements.
A.
Street trees and associated planting shall be required for any subdivision
or land development as part of the design and construction of:
(1)
New streets;
(2)
New sidewalks or pedestrian ways;
(3)
Existing streets, sidewalks, pedestrian ways, highways, bicycle
or other trails or pathways when they abut or lie within the subdivision
or land development; and
(4)
Access driveways to residential developments serving greater
than four dwelling units.
B.
Trees shall be placed in such a position as to minimize conflict
with overhead utilities.
C.
Plant material shall not at maturity obstruct the necessary visibility
of traffic control signs or signals, nor obstruct visibility at street
intersections or driveway entrances.
D.
Plant material shall be selected to minimize future maintenance costs,
including but not limited to considerations of pruning, tree removal
and sidewalk repair.
E.
Plant material shall not interfere with underground utilities or
stormwater management facilities.
F.
Plant material shall be adaptable to the specific planting site and
to achieve the specified design objectives of the plan.
G.
Plant material shall be spaced to permit the healthy growth of each
plant.
H.
Plant material shall attempt to mitigate adverse microclimate conditions.
2.
Quantity.
A.
Street trees generally shall be at intervals not to exceed 25 feet
along the street right-of-way as part of a residential or non-residential
subdivision or land development, with trees alternating from side
to side 50 feet maximum spacing on any one side, or as otherwise specified
by the Planning Commission.
B.
An equivalent number may be planted in an informal arrangement.
3.
Location.
A.
Street trees shall be planted opposite each other but shall alternate.
B.
At intersections, trees shall be located no closer than 30 feet from
the intersection of the curb.
C.
Street trees shall not be closer than:
(1)
Six feet from the edge of any sidewalks or curb;
(2)
Ten feet from the edge of any uncurbed cartway or one-story
building; or
(3)
Fifteen feet from any overhead utility lines or two- or more
story building;
(4)
A minimum of one foot off a public street right-of-way or 10
feet off a public sewer or water line unless approved by Borough Council.
4.
Size.
A.
Tree caliper at time of planting, as measured six inches above ground
level, shall be no less than 2 1/2 inches in both residential
and nonresidential areas.
5.
Approved Plant Material. The following plant material is approved
for use within the Borough, provided that the specific site is suitable:
A.
Large Trees.
(1)
Acer rubrum — Red Maple.
(2)
Acer saccharum — Sugar Maple.
(3)
Fraxinus americana — White Ash.
(4)
Fraxinus pennsylvania lanceolata — Green Ash.
(5)
Gleditsia tricanthos inermis — Thornless Honey.
(6)
Liquidambr styraciflua — Sweet Gum.
(7)
Phellodendron amurense —Amur Cork Tree.
(8)
Plantanus acerifolia — London Plane Tree.
(9)
Quercus alba — White Oak.
(10)
Quercus Borealis — Red Oak.
(11)
Quercus Coccinea — Scarlet Oak.
(12)
Tilia - Linden — All species hardy to the area.
(13)
Zelkova serrata — Japenese Zelkova.
B.
Small Trees.
(1)
Acer ginnala — Amur Maple.
(2)
Cornus Florida — Flowering Dogwood.
(3)
Crataegus phaenopyrum — Washington Hawthorn.
(4)
Gingko Biloba — Gingko (male only).
(5)
Prunus Kwanzan — kwanzan Cherry.
(6)
Pyrus calleryana Bradford — Callery Pear.
(7)
Sophora japonica — Japenese Pagodatree.
|
**Upon approval of the Borough, other species may be utilized.
|
[Ord. 717, 9/5/1989, § 1]
1.
Buffer yards are required along two different land uses and along
the rear of reverse frontage lots as specified in the Zoning Ordinance
either as buffer or screening requirements. Walls, ornamental structures,
appropriate plantings, or a combination of these, not less than four
feet in height, may be used subject to the specific land use areas
involved as noted in the Zoning Ordinance and approved by Borough
Council.
2.
All plant material used shall be a minimum height of four feet at
the time of planting and shall usually be planted in a staggered arrangement
in order to provide an immediate effect.
3.
Deciduous and semi-deciduous plants may be used with evergreens to
provide color, and a softer, more interesting and natural effect.
4.
The applicant shall not be required to provide a buffer yard should
existing planting, topography, or man-made structures be deemed acceptable
for screening purposes by Borough Council .
5.
The following are plant materials and sizes recommended for buffer
yards and screening purposes. The Borough may permit other planting
types if they are hardy to the area, are not subject to blight or
disease, and are of the same general character and growth habit as
those listed below. All planting material shall meet the standards
of the American Association of Nurseryman.
A.
Canopy Tree (one-and-one-half inch caliper).
(1)
Acer ginnala — Amur Maple.
(2)
Acer rubrum — Red Maple.
(3)
Acer saccharum — Sugar Maple.
(4)
Fagus grandifolia — American Beech.
(5)
Fagus sylvatica — European Beech.
(6)
Fraxinus americana — White Ash.
(7)
Fraxinus pennsylvania lanceolata — Green Ash.
(8)
Gingko Biloba — Gingko (male only).
(9)
Gleditsia tricanthos inermis — Thornless Honey.
(10)
Liquidamber styraciflua — Sweet Gum.
(11)
Phellodendron amurense — Amur Cork Tree.
(12)
Plantanus acerifolia — London Plane Tree.
(13)
Quercus alba — White Oak.
(14)
Quercus Borealis — Red Oak.
(15)
Quercus Coccinea — Scarlet Oak.
(16)
Sophora japonica — Japenese Pagodatree.
(17)
Tilia - Linden — All species hardy to the area.
(18)
Zelkova serrata — Japenese Zelkova.
B.
Flowering Trees.
(1)
Amelanchier canadensis — Shade 5-6 feet blow Serviceberry.
(2)
Cornus Florida — Flowering Dogwood; 5-6 feet.
(3)
Cornus Kousa — Kousa Dogwood; 5-6 feet.
(4)
Cornus mas — Carnelian Cherry; 5-6 feet.
(5)
Crataegus phaenopyrum — Washington Hawthorn; 5-6 feet.
(6)
Magnolia soulangeana — Saucer Magnolia; 5-6 feet.
(7)
Malus baccata — Siberian Crab; 1 1/4-1 1/2"
caliper.
(8)
Malus f1oribunda — Japanese Flowering Crab; 1 1/4-1 1/2"
caliper.
(9)
Malus hopa — Hopa Red Flowering Crab; 1 1/4-1 1/2"
caliper.
(10)
Prunus Kwanzan — Kwanzan Cherry; 1 1/4-1 1/2"
caliper.
(11)
Prunus yedoensis — Yoshino Cherry; 1 1/4-1 1/2"caliper.
(12)
Pyrus calleryana Bradford — Callery Pear; 1 1/4-1 1/2"
caliper.
C.
Evergreens.
D.
Hedge.
(1)
Cragaegus intricata — Thicket Hawthorn; 3-4 feet.
(2)
Forsythia intermedia — Border Forsythia; 4-5 feet.
(3)
Rhamnus frazula columnaris — Tallhedge buckthorn; 3-4
feet.
(4)
Syringa chinensis — Chinese Lilac; 3-4 feet.
(5)
Syringa vulgaris — Common Lilac; 4-5 feet.
(6)
Euonymus alatus — Winged Euonymus; 3-4 feet.
E.
Hedgerow.
(1)
Crataegus crus-galli — Cockspur Thorn; 3-4 feet.
(2)
Crataegus phanenopyrum -- Washington Hawthorn; 3-4 feet.
(3)
Elaeagnus angustifolia — Russian Olive; 4-5 feet.
(4)
Euonymus alatus — Winged Euonymus; 3-4 feet.
(5)
Viburnum sieboldi — Siebold Viburnum; 4-5 feet.
(6)
Viburnum tomentosum — Doublefile Viburnum; 4-5 feet.
G.
Deciduous Shrubs.
(1)
Euonymus alatus — Winged Euonumus; 3-4 feet.
(2)
Hamamelis vernalis — Vernal Witch Hazel; 4-5 feet.
(3)
Hamamelis virginiana — Common Witch Hazel; 4-5 feet.
(4)
Ilex verticillata — Winterberry; 4-5 feet.
(5)
Rhamnus frangula — Glossy Buckthorn; 4-5 feet.
(6)
Viburnum dentatum — Arrowood Viburnum; 4-5 feet.
(7)
Viburnum lantana — Wayfaring tree Viburnum; 4-5 feet.
