[Ord. 158, 12/20/1994, § 501]
The following principles, standards and requirements will be applied by the Township to evaluate 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 Board of Supervisors may modify or adjust the standards to permit reasonable utilization of property while securing substantial conformance with the objectives of this chapter.
[Ord. 158, 12/20/1994, § 502; as amended by Ord. 214, 10/18/2005, § XIII]
1. 
All portions of a tract being subdivided or developed shall be taken up in lots, streets, public lands or other proposed uses so that remnants and landlocked areas shall not be created.
2. 
Reserve strips controlling access to lots, public rights-of-way, public lands or adjacent private lands shall be prohibited unless their control is placed with the Township under conditions of the Board of Supervisors.
3. 
New lot lines shall follow Township boundary lines rather than cross them.
4. 
Subdivisions and land developments shall be laid out so as to avoid the necessity for excessive cut or fill.
5. 
Land subject to flooding or other hazards to life, health or property shall not be platted for residential occupancy or for such other uses as may increase danger to health, life or property, or aggravate erosion until all such hazards have been eliminated or unless adequate safeguards against such hazards are provided by the subdivision plans. Such land within the subdivision or land development shall be set aside on the plan for uses which shall not be endangered by periodic or occasional inundation and shall not produce unsatisfactory living conditions.
6. 
Every possible means shall be provided to preserve trees, groves, waterways, scenic points, historic spots or other community assets and landmarks that are located within a proposed subdivision or land development.
7. 
Proposed subdivisions or land developments shall be coordinated with existing nearby neighborhoods so that the community as a whole may develop harmoniously.
8. 
Where the preliminary plan includes a portion of a tract which could be further subdivided or developed under the standards of the Zoning Ordinance [Chapter 27], the applicant shall submit a prospective street/lot layout for the entire tract which shall respect the environmental performance standards included in Part 17 of the Zoning Ordinance [Chapter 27].
[Ord. 158, 12/20/1994, § 503; as amended by Ord. 214, 10/18/2005, § XIV]
1. 
In reviewing subdivision plans, the Planning Commission will consider the adequacy of existing or proposed community facilities to serve the additional dwellings proposed by the subdivision.
2. 
Where deemed essential by the Board of Supervisors upon consideration of the particular type of development proposed and especially in large-scale planned residential developments, the Board of Supervisors may require the dedication or reservation of such areas or sites of an extent and location suitable to the needs created by the development for schools, parks and other purposes.
3. 
Areas provided or reserved for such community facilities shall be adequate to provide for building sites, landscaping and off-street parking as appropriate to the use proposed.
4. 
Noxious weeds as defined by the Noxious Weed Control Law must be removed from all open space areas. Noxious weeds include the following:
A. 
Cannabis sativa, commonly know as marijuana.
B. 
The lythrum salicaria complex: any nonnative lythrum, including lythrum salicaria and lythrum virgatum, their cultivars and any combination thereof.
C. 
Cirsium arvense, commonly known as Canadian thistle.
D. 
Rosa multiflora, commonly known as multiflora rose.
E. 
Sorghum halepense, commonly known as johnson grass.
F. 
Carduus nutans, commonly known as musk thistle.
G. 
Cirsium vulgare, commonly known as bull thistle.
H. 
Datura stramonium, commonly known as jimson weed.
I. 
Polygonum perfoliatum, commonly known as mile-a-minute.
J. 
Puerria lobata, commonly known as kudzu vine.
K. 
Sorghum bicolor cv. drummondii, commonly known as shattercane.
L. 
Heracleum mantegazzianum, commonly known as giant hogweed.
M. 
Galega officinalis, commonly known as goatsrue.
5. 
Designation of and permitted uses on open space land shall conform to requirements of § 27-1903 of the Zoning Chapter. Land which is to be used for recreation purposes shall be established as lawn (except those portions which will remain forested). Open space areas to be natural which are fallow field/meadow shall be planted with native tree species to establish forest. Planting plan which identifies tree species, genus, size, and spacing and groundcover/preparation shall be submitted with the preliminary plan application and is subject to approval by the Township.
6. 
The perimeter of common open space areas whether to be owned by the Township or by a homeowner's association shall be delineated by fencing (at break points), tree plantings or other methods approved by the Township. In addition, signage shall be installed to alert adjacent property owners of the open space area.
[Ord. 158, 12/20/1994, § 504; as amended by Ord. 214, 10/18/2005, § XV; and by Ord. 241, 7/17/2008]
1. 
The length, width, shape and design of blocks shall be determined with due regard to the provision of adequate site for buildings of the type proposed, land use and/or zoning requirements of the Township [Chapter 27], topography of the land being subdivided and requirements for safe and convenient vehicular and pedestrian circulation.
2. 
Unless the topography of the land being subdivided or the existing patter 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. Block length shall be measured along the centerline of a street between centerlines of intersecting streets.
B. 
Residential blocks shall be of sufficient depth to accommodate two tiers of lots, except where reverse frontage lots containing frontage on a local street and either an arterial or a collector street are used.
C. 
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, and utilities shall be provided as necessary.
D. 
Lot lines intersecting street lines shall be substantially at right angles or radial to street lines from the street line to the rear lot line.
E. 
Lots shall front on a street which has already been dedicated to the Township, or which the subdivider or developer proposes to dedicate to the Township in connection with approval of the final plan.
F. 
The Township shall assign house numbers to each lot within a subdivision.
G. 
Minimum lot sizes shall be in accordance with the Township Zoning Ordinance [Chapter 27].
H. 
Remnants of land, smaller than required for a lot, shall not be permitted within any subdivision. Such remnants shall be incorporated into existing or proposed lots, or dedicated to public use if acceptable to the Board of Supervisors.
I. 
Reverse-frontage lots are prohibited except in accordance with subsection (2)(B) above. Vehicular access for reverse-frontage lots is restricted to local streets.
J. 
Residential lots shall not be created which front upon an arterial or collector street, as defined in § 506(1).
K. 
Residential lot depth shall not be less than one nor more than three times the lot width. Lot depth shall be measured as the average distance from the ultimate right-of-way line to rear property line. Lot width is the distance between side property lines measured at the required minimum building setback line.
L. 
At least two trees shall be planted in the energy conservation zone on all residential lots. The energy conservation zone is an area located no more than 22 feet from a dwelling unit in a 180° band commencing due east of the northeast point of the structure, through due south, ending due west of the northwest point of the structure. All exterior air-conditioning units, except for air-conditioning units placed on the roof, shall be shaded by trees and/or shrubs. These on-lot trees shall be selected from the trees listed under § 22-515, Subsection 1H, Deciduous Tree List, of this chapter and shall have a minimum trunk diameter of 2.5 inches measured six inches above finished grade at the time of installation.
[Ord. 158, 12/20/1994, § 505; as amended by Ord. 214, 10/18/2005, § XVI; and by Ord. 252, 4/20/2010]
1. 
Proposed streets shall be properly related to such street plans or parts thereof as have been officially prepared and adopted by the Township and shall be coordinated with existing or proposed streets in adjoining subdivisions or land developments.
2. 
Any developer subdividing or developing a parcel which fronts a state highway or proposes access thereto shall be required to obtain a Pennsylvania Department of Highways highway occupancy permit for any access, improvement and encroachment within the roadway right-of-way. No plat which will require access to a highway under the jurisdiction of the Department of Transportation shall be finally approved unless the plat contains a notice regarding permit requirements. (See Part 8 of this chapter.)
3. 
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.
4. 
Streets shall be related to topography so as to produce usable lots and acceptable grades.
5. 
Centerlines of proposed streets must coincide with centerline of right-of-way.
6. 
Access shall be given to lots and portions of the tract in the subdivision of land development and to adjacent unsubdivided property 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 to Township specifications. Reserve strips and landlocked areas shall not be created.
7. 
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, collector streets shall be designed for use by through traffic.
8. 
Where the proposed subdivision of land development contains or is adjacent to an existing or proposed arterial street, provision shall be made for marginal access streets. The Township may also require rear service areas, double frontage lots, or such other treatment as will provide protection for abutting properties, reduction in number of intersections with arterial streets, and separation of local and through traffic.
9. 
Screening through the use of appropriate plant materials, fences, or berms subject to site plan review shall be provided along the property line of lots with reverse frontage to buffer the lot from the higher order street.
10. 
Half or partial streets will not be permitted in new subdivision or land developments.
11. 
Dead-end streets shall be prohibited, except as stubs to permit future street extension into adjoining tracts or when designed as cul-de-sacs. Temporary stub streets shall be permitted only if the street is less than 200 feet in length and provides access to two or fewer dwelling units.
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. All street names shall be of historical, geographic, topographic or other local significance. Street names shall be subject to approval of the Board of Supervisors. All street regulatory signage shall be in accordance with PA Title 67, PennDOT Publications 236 and 68 (Chapter 211) and shall be installed on standard PennDOT approved breakaway posts.
13. 
No street shall be laid out or opened which extends to or crosses any boundary between the Township and any other municipality except with the specific approval of the Board of Supervisors and upon such condition as the Township may impose.
14. 
All streets shall have a uniform width throughout their respective lengths except where otherwise required by the Board of Supervisors pursuant to § 22-506.
15. 
No new street will be permitted which will create an existing principal structure nonconforming to front yard requirements of the Township Zoning Ordinance [Chapter 27].
16. 
When the subdivision or land development abuts an existing street, drainage improvements shall be made to existing streets. Required improvements must be extended as necessary to provide positive drainage to existing storm drainage facilities or drainage channels. Additionally, existing cartways shall be reconstructed where necessary to establish minimum construction standards of § 22-506(5). Where reconstruction is not required, leveling with ID-2 binder and/or wearing course material (or other paving material approved by the Township), and full width overlay with wearing course material is required to improve the cartway surface. When leveling is required, structural paving fabric designed for use as an interlayer must be installed between the leveling and wearing course.
17. 
All new residential subdivisions and/or land developments containing 13 dwelling units or more shall have a minimum of two public street entrances/exits from public roads so that it is possible to enter the development and drive through on a continuous road to a second entrance/exit to a public street. This requirement shall not be satisfied by a divided boulevard-type entrance, nor shall it be satisfied with an emergency access, unless such access is paved, built to public street standards and is open continuously.
18. 
All streets shall be designed to accommodate efficient plowing of snow, which may include adequate snow storage easements, spacing of access points, parking restrictions and/or other design features as may be determined necessary by the Township.
[Ord. 158, 12/20/1994, § 506; as amended by Ord. 214, 10/18/2005, §§ VII-XIX]
1. 
Street Classification. Three functional classifications are hereby established for the streets and roads in East Rockhill Township:
A. 
Arterial. This classification includes highways which provide intracounty or intermunicipal 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 mph.
B. 
Collector. This classification is intended to include those highways which connect local access highways to arterial highways. They may serve intracounty and intramunicipal 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.
C. 
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 mph or under.
2. 
Right-of-Way Widths. Minimum widths for each type of public street shall be as follows:
Type of Street
Right-of-Way Width
Arterial
100 feet
Major collector
80 feet
Minor collector
60 feet
Local access
50 feet or greater depending on development type; on-street parking requirements as determined by the Board of Supervisors.
A. 
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 where created under this chapter, sufficient additional width for right-of-way shall be provided and dedicated to meet the foregoing standards.
B. 
Additional right-of-way and cartway widths may be required by the Board of Supervisors to promote public safety and convenience when required by special conditions and to provide parking space in areas of intensive use.
3. 
Street Classification. Pursuant to Ord. 139, 10/15/1991 [Chapter 27, § 27-1510, § 27-1518], Township streets are classified as follows:
A. 
Arterial. Dublin Pike (S.R. 313).
B. 
Major Collector. Ridge Road (S.R. 563), Fifth Street and North Park Road (S.R. 563).
C. 
Minor Collector. Park Avenue, Old Bethlehem Pike, Callowhill Road, Rockhill Road, Three Mile Run Road, Branch Road, Blooming Glen Road, Schwenkmill Road, Old Bethlehem Road, Sterner Mill Road and Richlandtown Road.
D. 
Local Access. All other roads not classified above as arterial, major collector or minor collector.
4. 
Cartway Width.
A. 
Minimum width of paving on existing streets shall not be less than the following:
Type
Cartway Width
(feet)
Arterial
34 (or as required by PennDOT)
Major/minor collector
28 (or as required by PennDOT)
Local access
24 (28 if curb required)
B. 
Residential Streets. All new proposed residential streets shall be constructed with a minimum right-of-way of 50 feet and a minimum cartway of 28 feet. Where parking is permitted on one side, the minimum right-of-way shall be 56 feet and the minimum cartway width shall be 32 feet. Where parking is permitted on both sides, the minimum right-of-way shall be 60 feet and the minimum cartway shall be 36 feet. The Township reserves the right to require additional cartway width. On-street parking requirements shall be determined by the Board of Supervisors.
5. 
Design Standards. Design of streets shall conform with PennDOT Design Manual, Part 2, Highway Design (PDT Pub. 13), and all applicable PennDOT RC standards, unless specifically modified by this chapter.
6. 
Pavement Design.
A. 
All components of the pavement structure shall be designed and constructed in accordance with Pennsylvania Department of Transportation Specifications Form 408 and shall be noted as such on the plan.
B. 
Minimum Requirements. The following shall be considered to be minimum standards for local access street construction:
Section
Type
Min. Depth
(Compacted)
(1)
Surface
ID-2 Wearing Course
1 1/2 inches
Base
BCBC
4 1/2 inches
Subbase
3A Modified Stone
6 inches
or
(2)
Surface
ID-2 Wearing Course
1 inch
Base
ID-2 Binder Course
2 inches
Subbase
AASHTO #1 Stone w/2 inch Screenings
8 inches
Note: AASHTO No. 1 stone subbase required on new streets constructed without curb. Subgrade shall be compacted and crowned with the required street crown and shall be prepared to PennDOT Specifications Form 408.
Structural fabric will be required in locations deemed necessary by the Township Engineer.
C. 
Pavement design for nonresidential streets shall be subject to approval of the Township Engineer dependent upon anticipated traffic type and volume.
D. 
Minimum requirements for cartway widening cross sections along existing roadways shall be in accordance with subsection (5)(B)(1).
E. 
Minimum requirements for storm sewer and utility trench pavement restoration within existing roadways shall be in accordance with standards as contained in "Standard Specifications and Requirements for the Construction of Sanitary Sewers, East Rockhill Township, dated January 14, 1993, revised January 21, 1992," as amended.
7. 
Roadside Barriers. Roadside barriers and guide rail shall be required in accordance with PennDOT Design Manual, Part 2, Highway Design, Chapter 12 (PDP Pub. 13). Construction and materials shall be in accordance with applicable PennDOT RC standards.
8. 
Traffic Control. Vehicular traffic control in work zone areas on and along streets open to the public shall be in strict accordance to requirements of PennDOT Publication 203, Work Zone Traffic Control (67 Pa. Code, Chapter 203).
9. 
Speed limit, no parking, and advisory signs shall be installed along new development streets in accordance with PennDOT regulations, and as required by the Township. Street name signs shall identify both intersecting streets and shall have six-inch high white lettering with green background conforming to design utilized by the Township Road Department.
10. 
Stop line markings shall be installed at all intersections of proposed public streets with arterial and major/minor collector streets, and with other existing local streets where determined necessary by the Township. Stop line markings shall be thermomastic white lines 12 inches wide extending across the approach lane(s). Lines shall be placed four feet in advance of and parallel to the nearest crosswalk line. Where marked crosswalks do not exist, the stop line shall be placed at the desired stopping point, but no more than 30 feet or less than four feet from the nearest edge of the intersection travel way.
11. 
Crosswalk marking shall be installed (where sidewalk exists or is proposed) at all intersections of proposed public streets with arterial and major/minor collector streets, and with other existing local streets where determined necessary by the Township. Crosswalk markings shall consist of six-foot long white thermomastic longitudinal lines 24 inches wide, spaced 24 inches apart.
12. 
Patterned concrete crosswalks shall be installed on major pedestrian routes and internally on new residential streets where determined necessary by the Township due to anticipated pedestrian traffic volume and for traffic calming. Patterned concrete crosswalks shall conform to requirements of Appendix G and general concrete specifications of Appendix H.[1]
[1]
Editor's Note: Appendices G and H are on file at the Township office.
[Ord. 158, 12/20/1994, § 507; as amended by Ord. 214, 10/18/2005, § XX]
1. 
Cul-de-sac streets shall not be permitted unless the applicant can demonstrate to the satisfaction of the Township that construction of a through street is not feasible. The applicant shall submit for review by the Township aerial mapping with tax map parcels identified which indicate the viability of potential future street construction to establish the through street.
2. 
A snow storage area shall be provided along the right-of-way of the turnaround. The snow storage area shall be contained within an easement not less than 15 feet wide measured from the right-of-way line and of sufficient length as deemed necessary by the Township to provide adequate storage area.
3. 
Unless future extension is clearly impractical or undesirable, the turnaround right-of-way shall be placed adjacent to a property line and contained within an easement area. 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.
4. 
Commercial and industrial cul-de-sacs shall be reviewed for adequacy by the Township Engineer. When deemed necessary by the Township, additional cartway and/or right-of-way radius may be required.
5. 
Permanent cul-de-sac streets shall be kept to a minimum and shall not exceed 500 feet in length or serve as access to more than 12 dwelling units, whichever is more restrictive, unless specifically authorized by the Board of Supervisors. The minimum length of a cul-de-sac shall be 250 feet. For the purpose of this chapter, cul-de-sac streets shall be measured from the intersection of the right-of-way line with the future right-of-way line of the existing street to the center of the turnaround area.
6. 
P-loops (loop streets from a single access point) shall have an entrance leg not exceeding 500 feet. The loop of a P-loop shall have a street length not exceeding 3,000 feet.
7. 
Turnarounds.
A. 
Cul-de-sac streets with curb, whether permanent or temporary, shall be provided with a turnaround at the closed end having a minimum radius to the edge of the finished street or curb line of not less than 45 feet. Permanent cul-de-sac streets shall be provided at the terminus with a right-of-way radius of 60 feet.
B. 
Cul-de-sac streets within developments with a minimum required lot area of 1.8 acres or greater shall be provided with a turnaround at the closed end designed with a landscaped island in accordance with Appendix H. Landscaped island shall not include curb.
[Ord. 158, 12/20/1994, § 508]
1. 
Whenever street lines are deflected in excess of 1 1/2°, connection shall be made by horizontal curves. Long radial curves shall be used rather than a series of short curves and tangents.
2. 
The minimum radius at the centerline for horizontal curves on collector and arterial streets shall be 300 feet, and for local streets the minimum radius shall be 150 feet.
3. 
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.
[Ord. 158, 12/20/1994, § 509]
1. 
The minimum center-line grade on all streets shall be 75% on streets with curbs, 1% on streets without curbs.
2. 
The maximum grade on collector or arterial streets shall be 7%, and on local access streets, 10%.
3. 
Vertical curves shall be used in changes of grade exceeding 1% and shall provide proper sight distance.
4. 
Minimum vertical sight distance shall be in accordance with PennDOT Chapter 441, as amended.
5. 
Intersections. Maximum grade of a proposed street within 50 feet of the ultimate right-of-way of an existing street or proposed street shall not exceed 4%.
[Ord. 158, 12/20/1994, § 510]
1. 
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.
2. 
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.
3. 
Multiple intersections involving the junction of more than two streets shall not be permitted.
4. 
Proposed street intersections shall be designed at right angles. The intersection of a new street with an existing street shall not be at an angle of less than 75°, except that all intersections with an arterial or collector street shall be at 90°.
5. 
Horizontal curbs will not be permitted on a proposed street within 50 feet of the ultimate right-of-way of an existing or proposed street.
6. 
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.
7. 
A clear sight triangle of 75 feet in all directions shall be provided and maintained at all intersections measured along the center line from the point of intersection. Nothing which obstructs the vision of a motorist shall be permitted in this area.
8. 
Minimum horizontal and vertical sight distances shall be established in accordance with PennDOT Chapter 441, as amended.
[Ord. 158, 12/20/1994, § 511; as amended by Ord. 214, 10/18/2005, § XXI]
1. 
General.
A. 
Driveways on corner lots shall be located no less than 60 feet from any street intersection (measured from the intersection of the ultimate right-of-way lines). Sight distance requirements for all residential and nonresidential driveways shall be in accordance with PennDOT Chapter 441.
B. 
Driveways to corner lots shall gain access from the street of lower classification when a corner lot is bounded by streets of two different classifications as described herein. A corner lot created by a proposed street and an existing street shall gain access to the proposed street.
C. 
All driveways serving single-family dwellings, except shared driveways, shall be at least five feet from any side or rear lot line.
D. 
All driveways serving single-family dwellings shall not exceed a grade of 10%, unless a leveling area not exceeding 4% and 20 feet in length is included at the entrance and the terminus of the driveway, in which case the maximum driveway slope may be increased to 15%.
E. 
All driveways shall be paved from the edge of cartway to the ultimate right-of-way, or for a length of 15 feet, whichever is greater using the following minimum standards:
(1) 
A crushed aggregate base course with a compacted depth of six inches.
(2) 
A bituminous binder course (ID-2) with a compacted depth of 1 1/2 inches.
(3) 
A bituminous wearing course (ID-2) with a compacted depth of one inch.
(4) 
In the case where sidewalks are provided, a concrete driveway apron shall be required.
F. 
Where an existing roadside drainage swale is too shallow to permit installation of a driveway pipe, a paved swale may be installed conforming to requirements of PennDOT Chapter 441 unless the anticipated depth of flow across the driveway exceeds one-half inch during the ten-year-return storm. Where the anticipated depth of flow across the driveway exceeds one-half inch during the ten-year-return storm, a concrete trench box with steel grate must be installed. Grates must be recessed below edge of cartway to establish a minimum 2% slope from the cartway to the grate. Trench boxes must extend beyond edge of driveway paving a minimum five feet.
G. 
Driveway Pipes.
(1) 
Driveway pipes must include flared end sections.
(2) 
End of pipes must extend a minimum of five feet beyond edge of paving.
(3) 
Minimum pipe length is 20 feet.
(4) 
Minimum pipe size shall be twelve-inch round or fourteen inches by nine inches arch.
(5) 
Pipe must be corrugated metal except when reinforced concrete pipe is required by the Township.
(6) 
Minimum nine inches of cover must be maintained between top of pipe and finished paving elevation.
H. 
All single-family residential driveways shall have a minimum width of eight feet.
I. 
Intersection of single-family driveways with cartways shall be installed with minimum paving radii of five feet at both sides.
J. 
Where curb and sidewalk are required, concrete aprons shall be poured with a minimum thickness of six inches on a minimum four inch thick bedding of PennDOT 2B stone. All concrete shall be PennDOT Class "AA" 3750 psi. mix. One-half inch expansion shall be placed between apron and curb. One-quarter inch score contraction joints shall be installed at 1/3 intervals.
2. 
Shared Residential Driveways.
A. 
Minimum driveway width shall be 18 feet within the street ultimate right-of-way.
B. 
Entrance must be paved in accordance with subsection (1)(E) within the ultimate right-of-way or for a minimum length of 20 feet (whichever is greater).
C. 
Intersection of driveways with cartways shall be installed with minimum paving radii of 10 feet at both sides.
D. 
Driveways must be centered on property lines.
3. 
Nonresidential Driveways.
A. 
Design requirements shall be in accordance with Pennsylvania Department of Transportation Chapter 441.
B. 
Driveways shall be paved. Design of paving section shall be in accordance with excepted loading and frequency of loading. Minimum paving specification shall be in accordance with subsection(1)(E).
[Ord. 158, 12/20/1994, § 512; as amended by Ord. 214, 10/18/2005, § XXII]
1. 
Curb shall be installed on all parking areas located within multifamily, apartment buildings, and commercial and industrial developments. Curb shall also be required on new residential streets in subdivision or land developments, and all new nonresidential streets. Curbs are also required along all existing streets where deemed necessary by the Township. In such cases curbs, or other drainage controls shall be installed to properly control surface drainage and protect the streets from erosion.
2. 
All curbs shall be depressed at intersections to sufficient width to accommodate wheelchairs and shall be in accordance with the latest PennDOT Standards.
3. 
Curb shall be plain cement concrete curb, 18 inches in depth placed and finished in accordance with requirements set forth in the latest edition of PennDOT Specifications, Form 408. Concrete shall conform to specifications contained in Appendix F. After completion of the bituminous paving, Class BM-1 asphalt shall be applied to the joint between the curb and bituminous paving for a distance of one foot from the curb toward the center of the road to seal the joint between the curb and bituminous paving.
4. 
Curb cuts (driveway depression) shall be a maximum of 1 1/2 inches above roadway surface, a minimum of one inch above the roadway surface, and a minimum of 14 feet in width.
[Ord. 158, 12/20/1994, § 513; as amended by Ord. 214, 10/18/2005, § XXIII]
1. 
Sidewalks are required along both sides of all existing streets unless waived by the Board of Supervisors. Sidewalks are also required on all new residential streets where curbing is required.
2. 
Sidewalks shall be located within a public right-of-way, public easement or common open space area. Any such system shall be interconnected and not disjointed.
3. 
All sidewalks located within the street right-of-way shall be located in such a manner as to provide sufficient area for street trees.
4. 
Sidewalks shall be a minimum of four feet in width.
5. 
Sidewalks shall have a minimum depth of four inches and shall be placed on a four-inch-thick bed of PennDOT 2B stone base. Concrete driveways, driveway aprons, and sidewalks that will provide access for vehicles shall have a minimum concrete depth of six inches reinforced with wire mesh, and be placed on a six-inch-thick bed of PennDOT 2B stone base. Concrete shall conform to specifications contained in Appendix F.
6. 
Sidewalks shall not exceed a 10% grade. All sidewalks shall be finished using methods that will provide a skid-resistant surface.
7. 
Curb depressions designed to accommodate wheelchairs shall be provided at street and other crossings and shall be in accordance with the latest PennDOT and Americans with Disabilities Act (ADA) standards. Handicapped accessible aprons shall be constructed with a minimum six-inch depth of concrete. Detectable warnings, 24 inches in width (in the direction of travel) shall extend the full width of the curb ramp and be located so that the edge nearest the curbline is between six inches and eight inches from the curbline. Detectable warnings shall consist of raised truncated domes with a diameter of nominal 0.9 inch, a height of nominal 0.2 inch and a center-to-center spacing of nominal 2.35 inches; and shall contrast visually with adjoining surfaces. (Refer ADA Guidelines § 4.29).
8. 
Sidewalks shall be laterally pitched at a slope of 1/4 inch per foot to provide for adequate surface drainage.
9. 
All final plans which include installation of sidewalk within a street right-of-way shall contain a notice regarding responsibility for removal of snow and ice. (Refer to sample in Appendix "B," Part 9 of this chapter.
[Ord. 158, 12/20/1994, § 515; as amended by Ord. 214, 10/18/2005, §§ XXIV-XXVI; and by Ord. 241, 7/17/2008]
1. 
Street Trees and Buffer Plantings.
A. 
Street trees shall be planted along all existing and proposed streets within any land development or major subdivision where suitable street trees do not exist.
B. 
Medium to large deciduous street trees shall be planted at an average interval of not more than 40 feet. Small deciduous street trees shall be planted at an average interval of not more than 30 feet. Street trees must be selected and coordinated to provide adequate separation from overhead and underground utilities. Refer to § 22-515, Subsection 1H, of this chapter.
C. 
Street trees shall not be planted opposite each other but shall alternate.
D. 
Street trees shall be planted within the street right-of-way unless otherwise approved by the Township.
E. 
At the time of installation, the minimum trunk diameter of canopy trees measured at a height of six inches above finished grade shall be 2 1/2 inches. The minimum height of evergreen trees shall be six feet.
F. 
Any plant material which does not survive, exhibits poor growth habit, is diseased, is missing, or is damaged by deer or natural causes within 18 months from the date of acceptance by the Township, or 18 months following installation/replacement, whichever is greater, shall be replaced by the developer.
G. 
Financial security shall be posted with the Township in an amount equal to the estimated cost of trees and plantings, to be released 18 months from Township acceptance of the installation and installation of replacement trees pursuant to Subsection 1F above.
H. 
Prior to acceptance of street tree installation/replacement and prior to acceptance of the eighteen-month maintenance period, all trees must be elevated to provide a clear zone seven feet above the sidewalk (if existing) and curb. Tree branches shall be pruned in accordance with standards of the Tree Care Industry Association (formerly National Arborist Association).
I. 
The following plant material may be utilized for street trees, buffer trees, and other landscaping required by this chapter:
(1) 
Medium to Large Deciduous Trees.(1)
Scientific Name
Common Name
Mature Height
(feet)
Street Tree Use(2)
Acer nigrum
Black maple
50-60
Y
Acer rubrum
Red maple
40-60
Y
Acer saccharum
Sugar maple
60-75
N
Aesculus hippocastanum
Horse chestnut
60-70
N
Aesculus x carnea
Red horse chestnut
35-50
N
Betula alleghaniensis
Yellow birch
60-80
N
Betula lenta
River birch
60-80
N
Betula nigra
Black birch
45-55
N
Fagus grandifolia
American beech
50-70
N
Fraxinus americana
White ash
50-80
N
Fraxinus pennsylvanica(3)
Green ash
30-50
Y
Ginkgo bilboa
Ginkgo (male only)
50-70
Y
Gleditsia tricanthos
Honeylocust
40-60
Y
Gymnocladus diorcus
Kentucky coffeetree
50-60
Y
Liquidambar styraciflua(3)
Sweet gum
50-75
Y
Lirodendron tulipfera
Tulip poplar
75-100
N
Magnolia acuminata
Cucumber tree
50-70
N
Metasequoia glyptostroboides
Dawn redwood
65-85
N
Nyssa sylvatica
Black gum
40-70
N
Ostrya virginiana
American hophornbeam
30-40
Y
Platanus acerifolia
London planetree
70-80
N
Platanus occidentalis
American sycamore
75-100
N
Quercus alba
White oak
50-100
N
Quercus acutissima
Sawtooth oak
40-50
N
Quercus imbricaria
Shingle oak
40-65
N
Quercus macrocarpa
Bur oak
70-90
N
Quercus Montana
Chestnut oak
40-75
N
Quercus palustris(4)
Pin oak
60-75
N
Quercus phellos
Willow oak
55-75
N
Quercus robur
English oak
60-80
Y
Quercus rubra
Red oak
60-80
Y
Quercus shumardii
Shumard oak
60-80
Y
Sassafras albidum
Sassafras
30-50
N
Taxodium distichum
Bald cypress
60-80
N
Tilia americana
Basswood (American linden)
50-70
Y
Tilia cordata
Littleleaf linden
60-80
N
Ulmus Americana (disease-resistant varieties)
American elm
70-90
Y
Zelkova serrata
Japanese zelkova
60-70
Y
NOTES:
(1)
Medium to large deciduous trees shall not be utilized where potential conflict will exist with overhead electric facilities.
(2)
Trees identified with "Y" may be utilized as street trees where there is no potential conflict with overhead electric facilities.
(3)
Use limited to seedless cultivars when planted adjacent to streets, parking lots, sidewalks, pedestrian paths, and drainage structures. Recommended cultivars are liquidambar styraciflua (sweet gum) Rotundiloba, and Fraxinus pennsylvanica (green ash), Patmore, Summit, Newport, Urbanite and Cimmaron.
(4)
Querous palustris (pin oak) has drooping branches and should also not be installed adjacent to parking lots, sidewalks, or pedestrian paths unless the cultivar Green Pillar is planted.
(2) 
Small Deciduous Trees:(1)
Scientific Name
Common Name
Mature Height
(feet)
Street Tree Use(2)
Acer buergeranum
Trident maple
20-30
N
Acer campestre
Hedge maple
25-40
Y
Acer ginnala
Amur maple
15-20
Y
Acer griseum
Paperbark maple
25-35
Y
Acer tataricum
Tatarian maple
15-25
Y
Amelanchier (tree form species)
Serviceberry
15-30
N
Carpinus betulus
European hornbeam
35-40
Y
Capinus caroliniana
American hornbeam
20-35
Y
Cercis Canadensis
Eastern redbud
25-30
N
Chionanthur virginicus
Fringe tree
15-25
N
Cornus Florida3
Flowering dogwood
20-30
N
Cornus kousa3
Kousa dogwood
20-30
N
Cornus mas
Cornelian dogwood
20-30
Y
Cornus racemosa
Gray dogwood
20-30
Y
Crataegus crus-galli
Cockspur hawthorn (thornless)
15-20
N
Crataegus laevigata
English hawthorn
15-20
N
Crataegus phaenopyrum
Washington hawthorn (thornless)
20-30
N
Crataegus punctata
Dotted hawthorn
20-25
N
Crataegus viridis
Winter king hawthorn
25-30
N
Halesia carolina
Carolina silverbell
Koelreuteria paniculata
Goldenrain tree
25-40
Y
Maackia amurensis
Maackia
25-30
N
Magnolia (hybrids)
Hybrid magnolia
20-30
N
Magnolia stellata
Star magnolia
10-20
N
Malus (species and hybrids)
Flowering crabapple
15-30
N
Prunus okame
Okame cherry
20-25
Y
Prunus virginiana
Choke cherry
20-30
Y
Prunus serrulata
Oriental cherry
20-25
Y
Sorbus (species and varieties)(4)
Mountain ash
15-35
N
Syringa (species and varieties)
Ivory silk/lilacs
20-30
Y
NOTES:
(1)
Small deciduous trees may be utilized for street tree installation only where medium to large deciduous trees may conflict with overhead electric facilities.
(2)
Trees identified with "Y" may be utilized as street trees.
(3)
Cornus florida (flowering dogwood) and Cornus kousa (Kousa dogwood) have low horizontal-spreading branches and should also not be installed adjacent to parking lots, sidewalks, or pedestrian paths.
(4)
Sorbus (mountain ash) has fruit and should also not be installed adjacent to parking lots, sidewalks, pedestrian paths, or drainage structures.
(3) 
Evergreen Trees:
Abies balsamea
Balsam fir
Ilex opaca
American holly
Picea abies
Norway spruce
Picea omorika
Serbian spruce
Picea pungens
Colorado spruce
Picea rubens
Red spruce
Pinus echinata
Short-leaf pine
Pinus nigra
Austrian pine
Pinus strobus
White pine
Pinus virginiana
Virginia pine
Pseudotsuga menziesli
Douglas fir
Tsuga canadensis
Eastern hemlock
(4) 
Hedge (four feet high minimum):
Craataegus intricata
Thicket hawthorn
Forsythia intermedia
Border forsythia
Syringa chinensis
Chinese lilac
Syringa vulgaris
Common lilac
(5) 
Hedgerow (four feet high minimum):
Crataegus crus-galli
Cockspur thorn
Crataegus phaenopyrum
Washington hawthorn
Viburnum (native species and varieties)
Viburnum
(6) 
Shrubs (three feet high minimum):
Juniperus virginiana
Upright juniper
Phracantha lalandi
Laland firethorn
Taxus capitita
Upright yew
Taxus hicksi
Hicks yew
Thuja occidentalis
American arborvitae
(7) 
Shrubs (four feet high minimum):
Hamamelis vernalia
Vernal witch hazel
Hamamelis virginiana
Common witch hazel
Ilwx verticillata
Winterberry
Rhamnus frangula
Glossy buckthorn
Viburnum (native species and varieties)
Viburnum
NOTE: Additional trees and other plant material and cultivars may be utilized when approved by the Township.
J. 
Plant Material Specifications.
(1) 
Names of plants shall agree with the nomenclature of Standard Plant Names, as adopted by the American Joint Committee on Horticulture Nomenclature, 1942 edition, as amended; size and grading standards shall conform to those specified by the American Association of Nurserymen in the latest edition of the USDA Standards for Nursery Stock. No substitutions shall be permitted except by written permission of the Township.
(2) 
Quality. All plants shall be typical of their species or variety and shall have normal, well-developed branches and vigorous fibrous root systems. All plants shall be nursery-grown, unless otherwise stated, and shall have been growing under the same climate conditions as the municipality for at least two years prior to the date of planting. Written verification of nursery/location shall be provided to the Township for approval prior to installation. 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. No plants with trunk damage or scarring shall be permitted to be installed. All trunk wrapping must be removed at the time of installation to permit inspection of the trunk condition.
(3) 
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 USDA Standards for Nursery Stock.
(4) 
Delivery. Plants shall be packed, transported and handled with the utmost care to ensure adequate protection against injury.
2. 
Landscaping of Parking Areas. Any subdivision or land development application that includes an off-street parking facility shall propose landscaping of all such facilities. An off-street parking facility includes the designated parking areas and any appurtenant surfaced areas upon which a vehicle is designed to maneuver, including but not limited to all parking stalls, loading areas, drives within the property lines, and areas for maneuvering. Every off-street parking facility shall be landscaped so that 50% of each facility will be shaded with tree based upon the anticipated tree crowns at maturity. Development of such canopy shall be in accordance with the following:
A. 
The amount of facility that will be shaded at maturity shall be determined by using the appropriate percentage of the crown based upon whether the tree is a medium to large tree or small tree as included within the Deciduous Tree List (§ 22-515, Subsection 1H, of this chapter) and on their location relative to the parking facility. A thirty-five-foot-diameter crown shall be utilized for trees included on the Medium to Large Deciduous Tree List; a twenty-foot-diameter crown shall be utilized for trees included on the Small Tree Deciduous List.
B. 
Trees not included on the Medium to Large Deciduous Tree List or Small Deciduous Tree List may be used as parking lot shade trees if approved by the Township. The species of trees should be varied throughout the parking facilities.
C. 
Trees shall receive 25%, 50%, 75%, or 100% shading credit based upon their location relative to the parking area. Areas where canopies overlap shall not be counted twice. Where the actual tree crown based upon species/location is less than one of the established percentage increments, the credit shall be rounded down to the next increment. [For example: If a crown will result in a large tree having 800 square feet of shading, the shading credit is reduced to 75% (722 square feet) based upon the shading credit chart.] If the site has two or more separate parking areas, the amount of shading shall be calculated separately for each facility.
Shading Credit Chart
100%
75%
50%
25%
Medium to large tree
962 square feet
722 square feet
481 square feet
240 square feet
Small tree
491 square feet
368 square feet
246 square feet
123 square feet
D. 
A parking facilities shading plan shall be submitted with any subdivision or land development application including an off-street parking facility. The plan shall clearly show (graphically) all surfaced areas included in the calculation of the amount of the facility to be shaded. Trees shall be drawn to scale representing the canopy size at maturity as listed in the Deciduous Tree List.
(1) 
The shading plan shall also include a table identifying the quantity and type of trees used, the percentage of shade credited to each, and their corresponding canopy size.
(2) 
All off-street parking facilities shall be indicated on the shading plan, and the total area calculated shall be noted in the shade calculation table. Parking facilities include all parking stalls, loading areas, drives within the property lines, and areas for maneuvering.
(a) 
Surfaced areas for automobile dealerships, lumberyards, and similar facilities that are used for display, sales, service, and vehicle storage may be relieved of the 50% shading requirement as follows:
[1] 
The Township may accept a fee in lieu of the 50% shading requirement, which shall be in an amount approved by the Township; or
[2] 
The Township may accept an applicant's offer to plant the required number/size of trees on riparian areas or other Township-owned property as designated by the Township.
(b) 
All required parking facilities for these uses are still subject to the 50% shading requirement.
(3) 
Sample Shade Calculation Table.
Tree
Botanical Name/ Common Name
100% Shading Credit
(square feet)
75% Shading Credit
(square feet)
50% Shading Credit
(square feet)
25% Shading Credit
(square feet)
Total Credit
(square feet)
T1
T2
T3
Total Tree Shade
Total Paved Area
Percent of Shade Coverage
E. 
A minimum six feet by six feet of planting area shall be provided for each tree planted in a tree well or planter strip. A minimum four feet by eight feet of planting area shall be provided for each tree planted in an island planter. Planter dimensions are measured from the interior side of the curb. The center line of trees must be planted at a minimum of 24 inches from the face of the curb or paved surface (where curb is not utilized). A two-foot overhang for vehicles into the planter area is allowed as long as trees are installed a minimum of four feet from the edge of the parking area.
F. 
Planting areas shall contain soil, shrubs, and/or living ground cover with two inches of natural bark or root mulch. Dyed mulch may not be utilized. Interlocking pavers and decomposed granite may also be utilized in heavily used areas.
G. 
Proper planting is essential to achieve the best growth of the tree. This includes but is not limited to tree handling, tree spacing, tree well size, soil composition, irrigation, and maintenance. The entire tree planting area (tree well, island or strip) shall be excavated to a depth of three feet. The planter area shall be backfilled with native soil and necessary amendment prior to tree planting. All planting areas shall have a minimum of 12 inches and a maximum of 18 inches of topsoil.
H. 
The perimeter of all parking facilities shall be landscaped with one or any combination of the following buffers in order to visually screen the vehicles:
(1) 
One eighteen-inch to twenty-four-inch tall shrub per each three feet of buffer.
(2) 
One four- to four-and-one-half-foot-high berm.
(3) 
One five-foot-high wooden or stockade-type fence.
I. 
All plantings shall be able to survive soot, gas fumes and salt. Trees which have low-growing branches, gum or moisture which may drop on vehicles or blossoms, thorns, seeds or pods which may clog drainage facilities shall not be installed adjacent to streets, parking lots, sidewalks, pedestrian paths, and drainage facilities.
3. 
Open Space Plantings.
A. 
The applicant shall provide a method of physically delineating open space areas from private lots. Such methods shall include shrubbery, trees, markers, fencing, or other methods acceptable to the Township. Trees, shrubs, markers, or fencing shall be placed on the linked open space at its boundary. Where hedge plant material is provided as screening or a barrier between private lots and open space, additional markers or plant material for delineation are not necessary.
B. 
A plan for control of noxious weeds, as defined by the Noxious Weed Control Law (Act 72 of 1994, as amended), shall be submitted for approval by the Township for all open space areas. The control plan may include periodic cutting, grubbing, foliar spray, basal bark herbicide application, soil application, or a combination of methods. The control plan shall be determined based upon the extent of infestation, quality of native vegetation, existing natural resources (floodplains, wetlands, steep slopes), natural habitat disturbance, etc. Noxious weeds include the following:
(1) 
Cannabis sativa, commonly known as "marijuana."
(2) 
The Lythrum salicaria complex: any nonnative Lythrum, including Lythrum salicaria and Lythrum virgatum, their cultivars and any combination thereof.
(3) 
Cirsium arvense, commonly known as "Canadian thistle."
(4) 
Rosa multiflora, commonly known as "Multiflora rose."
(5) 
Sorghum halepense, commonly known as "Johnson grass."
(6) 
Carduus nutans, commonly known as "musk thistle."
(7) 
Cirsium vulgare, commonly known as "bull thistle."
(8) 
Datura stramonium, commonly known as "jimson weed."
(9) 
Polygonum perfoliatum, commonly known as "mile-a-minute."
(10) 
Puerria lobata, commonly known as "kudzuvine."
(11) 
Sorghum bicolor cv. Drummondii, commonly known as "shattercane."
(12) 
Heracleum mantegazzianum, commonly known as "giant hogweed."
(13) 
Galega officinalis, commonly known as "goatsrue."
C. 
Open space areas not existing as forest or proposed as natural areas (i.e., wetland) shall be established in meadow, turf grass, or lawn or established as forest. Open space areas to be dedicated to the Township and to remain natural, which are fallow field/meadow, shall be planted with native tree species to establish forest.
(1) 
A planting plan which identifies tree species, genus, size, and spacing, and ground cover/preparation shall be submitted with the preliminary plan application and is subject to approval by the Township.
(2) 
The planting plan shall, at a minimum, provide for the installation of one tree per 100 square feet of reforestation area. Trees shall have a minimum height of two feet at the time of installation. Bare-root plants shall be planted between October 15 and December 1. Potted plants shall be planted between March 15 and May 1. Trees shall be fertilized, mulched, and staked and, if necessary, protected from deer browsing. Species shall be native hardwoods.
(3) 
Township-owned open space may be designated and remain in agricultural use pursuant to Zoning Ordinance requirements [Chapter 27] where permitted by the Board of Supervisors.
D. 
Prior to seeding open space areas, a soil test must be conducted by a soil testing laboratory and the soils amended to achieve pH and N.P.K. levels as recommended for the proposed seeding. At time of dedication, all open land areas must have at least 90% cover with appropriate grasses or other species and be free of noxious weeds as defined by the Commonwealth of Pennsylvania.
4. 
Stormwater Management Basin Landscaping.
A. 
Stormwater management detention/retention ponds and basins shall be designed consistent with the Pennsylvania Stormwater Management Best Management Practices Manual, dated December 30, 2006.
B. 
At a minimum, the perimeter of any stormwater management basin shall be landscaped with three deciduous trees, two evergreen trees, and eight shrubs per 100 feet of perimeter, arranged in an informal manner.
5. 
Existing Vegetation. 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 chapter, these requirements may be waived by the Board of Supervisors.
6. 
Protection of Existing Plant Materials.
A. 
All subdivisions and land developments shall be laid out in such a manner so as to preserve healthy trees and shrubs on the site.
B. 
During the construction of any site, trees and shrubs to be protected shall be protected by snow fencing, safety fencing or silt fencing, to ensure 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. Heritage trees (trees with a dbh of 48 inches or greater) shall be protected with chain-link fence installed five feet outside of the dripline of the tree to be preserved during construction activity.
C. 
If any plant material is to be moved, it must be done in accordance with specifications set forth by the American Association of Nurserymen.
D. 
All diseased or dead trees shall be promptly removed from the site. All trees to be preserved shall be pruned when necessary to remove dead limbs.
E. 
No grading, construction activity, or storage of topsoil or materials shall occur within a tree protection zone (TPZ) measured 15 feet from the trunk of a tree to be retained, or the distance from the trunk to the dripline, whichever is greater. No equipment may be driven over this area, and no building materials are to be stacked against the trees or within the area of this buffer. Prior to construction, the TPZ shall be delineated by the following methods:
(1) 
The TPZ that is delineated on the site prior to construction shall conform to the approved development plans.
(2) 
All trees scheduled to remain shall be marked; where groups of trees exist, only the trees on the edge need to be marked.
(3) 
A forty-eight-inch-high wooden snow fence mounted on steel posts, located eight feet on center, or other delineation approved by the Township, shall be placed along the boundary of the TPZ;
(4) 
When the tree protection fence has been installed, it shall be inspected and approved by the Township prior to clearing and further construction.
(5) 
Fencing along the tree protection zone shall be maintained until all work/construction has been completed; any damaged protective fence shall be replaced and repaired immediately.
(6) 
Trees being removed shall not be felled, pushed, or pulled into a TPZ or into trees that are to be retained.
F. 
No tree is to support any scaffolding, signs, temporary utilities, surveying spikes, or any other device.
G. 
Those trees whose removal will damage other trees which are to remain must be removed by hand. The resulting stumps must be carefully removed to minimize damage to roots and trunks of other trees.
H. 
Trees Damaged During Construction.
(1) 
Tree trunks and exposed roots damaged during construction shall be protected from further damage. Damaged branches shall be pruned according to Tree Care Industry Association (formally National Arborist Association) standards. All cuts shall be made sufficiently close to the trunk or parent limb but without cutting into the branch collar or leaving a protruding stub. All necessary pruning cuts must be made to prevent bark from being torn from the tree and to facilitate rapid healing.
(2) 
All trees which have been disturbed or have experienced damage to their roots or branches shall be fertilized in early fall or mid-spring. Fertilizer grade shall have approximately three parts nitrogen to one part phosphorus and potassium (3:1:1 ratio). Fertilizer shall be broadcast over the soil surface in an area twice the size of the tree protection zone at a rate of one pound of nitrogen per 1,000 square feet.
(3) 
Trees proposed to remain on a subdivision and/or land development plan which die or are so severely damaged during construction to require removal as determined by the Township shall be replaced pursuant to § 22-515, Subsection 7, of this chapter.
I. 
Stumps, branches and other wood debris shall not be buried on site. Where trees are removed outside of an area to be excavated, it is preferred that stumps be removed by grinding to a point six inches below existing grade.
7. 
Replacement Trees/Reforestation. Trees with a diameter of six inches or more which are to be removed or destroyed during any stage of development, grading and/or construction within a subdivision or land development shall be replaced with a tree or trees of the type provided by Subsection 1G, H and I of this section. However, removal of trees on a site shall not exceed the maximum permitted pursuant to natural resource protection standards of § 27-1900 of the Zoning Ordinance. Replacement trees shall meet the following size limitations:
A. 
Trees with a diameter of six inches or more but less than 10 inches which are removed shall each be replaced with a tree of a like caliper or no fewer than two trees measuring four inches to six inches in diameter.
B. 
Trees with a diameter of 10 inches or more but less than 15 inches which are removed shall each be replaced with a tree of like caliper or no fewer than four trees measuring four inches to six inches in diameter.
C. 
Trees with a diameter of 15 inches or more but less than 24 inches which are removed shall each be replaced with no fewer than six trees measuring four inches to six inches in diameter.
D. 
Trees with a diameter of 24 inches or more which are removed shall each be replaced with no fewer than 10 trees measuring four inches to six inches in diameter.
E. 
All replacement trees shall be measured at a height of four feet above the finished grade level. Replacement trees should be provided in addition to, not in place of, required buffers, street trees, trees in parking lots, or trees planted on single-family lots or common open space.
F. 
Where sufficient replacement trees of the required caliper size are not available or smaller caliper trees would have a greater survivability rate due to the planting environment, the Board of Supervisors may authorize smaller caliper replacement trees, provided that the total caliper inches to be planted is comparable to the requirements set forth above.
G. 
Where development takes place on fully wooded lots, replacement trees or their equivalent may be planted as follows:
(1) 
The applicant shall enhance existing wooded areas through planting of understory trees or shrubs;
(2) 
In order to mitigate the impact of stormwater runoff either on site or upon adjacent properties, the applicant shall plant riparian buffers and other areas designated by the Township, provided that the Township secures the necessary permission if the riparian buffer areas are on private property (refer to the East Rockhill Township Map of Afforestation/Reforestation Sites - Township Owned Parcels);
(3) 
The Township may accept designated off-site areas or other riparian buffer areas in need of planting; or
(4) 
The Township may accept a capital contribution made to the Forest Conservation/Street Tree Fund in an amount approved by the Township.
8. 
Reforestation/Afforestation.
A. 
All proposed major subdivisions or land developments shall comply with the following:
(1) 
Conduct afforestation on the site in accordance with the following:
(a) 
A site located in the R-1, C-O, E, or I Zoning District and having less than 20% of its base site area covered by forest shall be afforested a minimum of 20% of the base site area.
(b) 
In all other zoning districts, a site having less than 25% of its base site area covered by forest shall be afforested to a minimum of 25% of the base site area.
(2) 
Conduct reforestation of the site in accordance with the following:
(a) 
When the forest cover on a site is currently below the afforestation percentages described in Subsection 8A(1)(a) and (b) above, any existing forest removed by the applicant shall be reforested on the site on a 2:1 ratio based upon area of removal (i.e., if 1,000 square feet of forest is cut, it must be reforested with 2,000 square feet of forest). Any reforestation of removed preexisting forest shall be in addition to any forest planted to meet the afforestation requirements of Subsection 1A above.
(b) 
When the forest cover on a site is currently above the afforestation percentages described in Subsection 8A(1)(a) and (b) of this section, any existing forest removed by the applicant shall be reforested on the site on a 1:1 ratio based upon area of removal (i.e., if 1,000 square feet of forest is cut down, it must be replaced with 1,000 square feet of forest).
(3) 
The trees used in the afforestation or reforestation shall be native to the Township and included under § 22-515, Subsection 1I, of this chapter, or other trees approved by the Township. Where appropriate, preference should be given to replacement trees of the same species as the trees removed from the site.
B. 
Afforestation and reforestation shall be accomplished pursuant to a planting plan subject to approval by the Township.
(1) 
The planting plan shall identify tree species, genus, size, and spacing; and ground cover/preparation and shall be submitted with the preliminary plan application.
(2) 
The planting plan shall, at a minimum, provide for the installation of one tree per 100 square feet of afforestation/reforestation area. Trees shall have a minimum height of two feet at the time of installation. Bare-root plants shall be planted between October 15 and December 1. Potted plants shall be planted between March 15 and May 1. Trees shall be fertilized, mulched and staked and, if necessary, protected from deer browsing. Species shall be a mix of native hardwoods with varying canopies and mature heights.
C. 
The following are considered a priority for afforestation and/or reforestation:
(1) 
To establish or enhance forests within or adjacent to riparian buffers;
(2) 
To establish or enhance forests on one-hundred-year floodplains, when appropriate;
(3) 
To establish or enhance forest corridors to connect existing forests within or adjacent to the site; and, where practical, forest corridors should be a minimum of 300 feet in width to facilitate wildlife movement;
(4) 
To establish or enhance forest buffers adjacent to critical habitats where appropriate;
(5) 
To establish or enhance forests on slopes of 25% or greater;
(6) 
To establish or enhance forests on slopes of 15% or greater;
(7) 
To establish or enhance forests on slopes of 8% or greater;
(8) 
To establish forest areas adjacent to existing forests to increase the overall area of contiguous forest cover; and
(9) 
To establish or enhance forest buffers adjacent to areas of differing land use or adjacent to highways or utility rights-of-way.
D. 
All afforestation and reforestation shall be conducted in conformance with state and federal best management practices.
E. 
All afforestation and reforestation shall be completed prior to the recordation of the approved subdivision or land development plan or be guaranteed to be completed pursuant to the development/financial security agreements required under Part 12 of this chapter. All afforestation and reforestation areas shall be maintained until 18 months after completion of construction upon the site and acceptance of the public improvements and installation of replacement trees by the Township.
F. 
All afforestation and reforestation shall occur upon nonbuildable areas of the site, including open space, recreation lands, buffers (but shall be in addition to any buffer requirements), stormwater management BMPs, and other such areas. No afforestation/reforestation shall occur upon residential building lots.
G. 
Forest Conservation/Street Tree Fund. If an applicant subject to this section demonstrates to the satisfaction of the Board of Supervisors that the requirements for reforestation or afforestation cannot be reasonably accomplished on site, the applicant shall contribute a fee in-lieu-of, at a rate to be established by resolution of the Board of Supervisors, into the Township's Forest Conservation/Street Tree Fund. At its discretion, the Board of Supervisors may permit an applicant to meet all or part of this fee in-lieu-of requirement by enhancing existing forest or other natural areas on the site or other Township-owned property through the removal of noxious and nonnative plants, the planting of native plants, or other means.
H. 
Retention. The following trees, shrubs, plants, and specific areas shall be granted priority for retention and protection and shall be left in an undisturbed condition unless the applicant has demonstrated, to the satisfaction of the Board of Supervisors, that reasonable efforts have been made to protect them and the plan cannot be reasonably altered.
(1) 
Trees, shrubs, and plants located in the following sensitive ecological areas: steep slopes, riparian buffers, one-hundred-year floodplain, floodplain soils, streams, watercourses, waters of the commonwealth, waters of the United States, lakes, ponds, wetland margins, and critical habitats.
(2) 
Any part of a contiguous forest that is 10 acres or larger.
(3) 
Trees, shrubs or plants determined to be rare, threatened or endangered under the Federal Endangered Species Act of 1973 in 16 U.S.C. §§ 1531 thru 1544 and in 50 CFR Part 17 or placed upon the Pennsylvania Threatened Species List or the Pennsylvania Endangered Species List (34 Pa.C.S.A. § 2101 et seq.).
(4) 
Trees that are part of a historic site, associated with an historic structure, or have been designated as a national, state, or county champion tree.
(5) 
Any tree having a caliper of 24 inches or more, or at least 75% of the diameter, or a designated national, state, or county champion tree of that species.
I. 
Exemptions.
(1) 
The following shall be exempt from the requirements of this Part:
(a) 
Commercial nurseries and fruit orchards.
(b) 
Christmas tree farms.
(c) 
Properties devoted to the practice of silviculture.
(d) 
Clearing of land for agricultural purposes.
(e) 
Cutting/removal of trees on tracts of land one acre or less in the area upon which a single-family dwelling has been erected or is to be erected, provided that the natural resource protection standards of the Zoning Ordinance [Chapter 27] are met. This exception does not apply to lots within proposed subdivisions or land developments.
(f) 
Removal of trees that are dead, dying or diseased; trees that have suffered severe damage, or any tree whose angle or growth makes it a hazard to structures or human life.
(g) 
Pruning and removal of trees by utility companies to provide for line clearance of utility wires in accordance with state and federal regulations.
(2) 
If any forest or trees are removed from a parcel of land under one of the above exemptions and said parcel is subsequently used for a purpose not falling under one of the above exemptions within 10 years of the removal, the requirements of this section shall apply as if the forest or trees were never removed.
J. 
An afforestation/reforestation plan shall be submitted with all major subdivision and land developments. This plan shall be prepared by a registered landscape architect or forester and shall address the following:
(1) 
Location of existing forests, steep slopes equal to or greater than 15%, riparian buffers, one-hundred-year floodplains, floodplain soils, streams, watercourses, waters of the commonwealth, waters of the United States, lakes, ponds, wetlands, wetland margins, and critical habitats on the site.
(2) 
Location(s) where forest/tree removal is to take place, as well as the genus, species, size, location, and number of trees proposed to be removed.
(3) 
Total acreage (net) of the site and the total amount of forest land permitted to be developed on the site.
(4) 
Total amount of afforestation and/or reforestation required and proposed.
(5) 
Location(s) of afforestation and/or reforestation, as well as the genus, species, size, and location, and number of trees proposed to be planted.
[Ord. 158, 12/20/1994, § 516; as amended by Ord. 191, 4/18/2000, § II; and by Ord. 192, 4/18/2000]
1. 
All subdivisions and land developments shall comply with the East Rockhill Township Stormwater Management Ordinance, Ord. 190, 4/18/2000, as amended. Requirements of the Stormwater Management Ordinance [Chapter 26, Part 4] shall be in addition to, and not in lieu of, requirements set forth within this section:
A. 
General Requirements.
(1) 
Lots shall be laid out and graded with a minimum slope of 2% to provide positive drainage away from buildings. The Township 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) 
On-lot drainage swales shall be designed to provide positive conveyance of surface water from the individual lot. Each swale lot shall convey stormwater from the lot to a storm sewer system, street, open space area, or stormwater management easement without crossing or combining with stormwater from more than the adjacent lot.
(3) 
Drainage swales necessary to control surface drainage between lots shall be centered about the common property line.
(4) 
No person, corporation, or other entity shall block, impede the flow, alter, construct any structure, or deposit any material or thing, or commit any act which will affect normal or flood flow in any stream or watercourse without having obtained prior approval from the Township and/or Department of Environmental Protection, whichever is applicable.
(5) 
Whenever a watercourse, perennial stream or intermittent stream is located within a development site, it shall remain open in its natural state and location, and shall not be piped (except for road crossings). It is the responsibility of the developer to stabilize existing eroded stream/channel banks.
(6) 
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. The Width of the easement shall be adequate to provide for unimpeded flow of stormwater runoff from the one-hundred-year return storm event. Terms of the easement shall prohibit excavation, the placing of fill or structures, and any alterations which may adversely affect the flow of stormwater runoff within any portion of the easement. Periodic maintenance of the easement to ensure proper runoff conveyance shall be required by the landowner.
(7) 
Existing points of concentrated drainage discharge onto adjacent property shall not be altered without written approval of the affected property owner(s).
(8) 
Areas of existing diffused drainage discharge onto adjacent property shall be managed such that, at a minimum, the peak diffused flow does not increase in the general direction of discharge, except as otherwise provided in this section. If diffused flow is proposed to be concentrated and discharged onto adjacent property, the developer must document that there are adequate downstream conveyance facilities to safely transport the concentrated discharge or otherwise prove that no harm will result from the concentrated discharge.
(9) 
Any drainage facilities required by this section that are located on, or discharge to, a state highway rights-of-way shall be subject to approval by the Pennsylvania Department of Transportation.
(10) 
Storm drainage facilities and appurtenances shall be so designed and provided as to minimize erosion in swales, watercourse channels and at all points of discharge.
(11) 
Minimization of impervious surfaces and infiltration of runoff through seepage beds, infiltration trenches, etc., are encouraged, where soil conditions permit, to reduce the size or eliminate the need for retention/detention facilities.
(12) 
Roof drains and sump pumps shall be discharged to a natural watercourse, drainage swale, or stormwater easement. Roof drains and sump pumps shall not be connected to a storm sewer or street stormwater collection system unless designed as part of a stormwater management facility within a proposed development. In no case shall roof drains or sump pumps be connected to a sanitary sewer.
B. 
Storm Drainage System Requirements.
(1) 
Any proposed storm drainage plans which affect the drainage basin in any stream or watercourse shall be approved by the Division of Dams and Waterway Management of the Pennsylvania Department of Environmental Protection in accordance with the Title 72, Chapter 105, as amended.
(2) 
Easements shall be dedicated to the Township along all natural or manmade streams and watercourses and/or stormwater management facility areas within a subdivision or land development. These easements shall be of sufficient width to convey a one-hundred-year design storm. Easements shall be provided where storm drainage swales, culverts, or other structures traverse, enter or discharge onto private property. On private property, the entire easement area and fencing and landscaping (if any) shall be maintained by the property owner. The Township shall not maintain and/or repair any improvements within that easement unless stormwater runoff from public roads or public land crosses through the easement. If stormwater runoff from public roads or public lands cross through the easement, the Township shall, upon satisfactory installation of improvements as specified in a developer's improvement agreement and maintenance agreement, maintain and repair only the structural stormwater management improvements within the easement such as:
(a) 
Piping.
(b) 
Inlets.
(c) 
Outlet, headwalls.
(d) 
Energy dissipation structures or facilities.
(e) 
Stormwater management facility control structures.
The landowner shall be responsible for all other maintenance and repairs within this easement. For example, the landowner must:
(a)
Mow the lawn.
(b)
Repair or replace fencing.
(c)
Repair or replace landscaping.
(d)
Control vermin and repair damage from animals.
(e)
Keep the area free of obstructions, structures, vegetation, or accumulated sediment that may block or hinder the function and purpose of the easement.
(f)
Keep the area free of litter or garbage.
(g)
Repair erosion and restore vegetation as necessary to keep the easement in good repair.
(3) 
Storm sewers, culverts and related installations shall be provided to permit the flow of natural watercourses, to ensure the drainage of all low points (except in protected "wetlands") on the subdivided lots or developed land areas and along the line of streets, and to intercept stormwater runoff along the streets at intervals related to the extent and grade of the area drained. The system shall also be designed to accommodate or receive and discharge all runoff from adjacent upstream properties. Where adequate existing storm sewers are readily accessible, the developer must connect new stormwater facilities to the existing system.
(4) 
Flood Protection. No stormwater runoff or natural drainage water shall be so diverted as to overload existing drainage systems, or create flooding or the need for additional drainage structures on other private properties or public lands, without proper and approved provisions being made to address these conditions.
(5) 
Whenever the location of concentrated runoff from a site is changed due to development, the developer must secure written approval from any adjacent downstream property owners. The developer shall indemnify and/or hold harmless the Township against any claim of damage from any downstream property owners that may result from the proposed development.
(6) 
Scour and Erosion Prevention. In areas in which the street curbs are not required by either this chapter or by the Township, drainage may be accomplished by natural or artificial swales and culverts. Special structures such as check dams, drop-outlets, concrete flow channels, or other energy dissipating structures, rip-rap or non-degradable geotextile linings, may be required to prevent scour or erosion in locations with large runoff quantities or steep slopes. Bituminous paved swales will not be permitted.
(7) 
All proposed streets shall be designed so as to discharge surface water from their rights-of-way. Storm drainage improvements as deemed necessary by the Township shall be required along all existing streets on which a subdivision or land development abuts.
(8) 
Design Criteria. Unless a more conservative design is required by another Regulation, or is required because of conditions particular to an individual development, the following storm criteria shall be used to design storm collection and conveyance systems:
Design Storm Return
(years)
Fixed Pipe
10
Total Conveyance
100
(9) 
Design Preparation. Designs of storm drainage systems shall be prepared by a licensed professional engineer. Complete detail calculations shall be submitted to the Township for review. Calculations shall cover the entire drainage basin involved, including consideration of areas outside the proposed subdivision or developed land areas.
(10) 
Setback to Boundaries. No piped storm sewer system outlet, detention basin, or energy dissipation structure shall discharge closer than 20 feet from the boundary of any drainage easement under the control of the developer or which may be utilized by the developer, so as to allow for adequate space for stormwater dissipation in vegetated land areas controlled by or available to the developer and/or to allow adequate space for equipment access for future maintenance.
C. 
Collection System Design.
(1) 
The collection system shall be designed by the Rational Method of Design in accordance with American Society of Civil Engineers Manual No. 37, dated 1969, as amended, except where noted, using the formula Q=CiA, unless otherwise approved by the Township.
(a) 
Capacity. "Q" is the required capacity in cubic feet per second for the collection system at the point of design.
(b) 
Runoff Coefficient. "C" is the runoff coefficient applicable to the entire drainage area. It shall be based on consideration of soil conditions, average slope of the drainage area and the ultimate development of the entire drainage area according to comprehensive plans. For the various types of development, the runoff coefficient shall be determined in accordance with Chapter 4, Section B, Rational Method, of Manual No. 37, unless sufficient engineering data has been presented to the Township Engineer by the developer which information in the judgment of the Township Engineer is sufficient to warrant the use of an alternate runoff coefficient.
(c) 
Rainfall Intensity Formula. "i" is the rainfall intensity in inches per hour and shall be determined from rainfall intensity charts for this area, based on time of concentrations, including overland flow time, Manning's Formula for channelized flow time and pipe flow time. The design rainfall frequency shall be taken from the PennDOT Intensity-Duration-Frequency Field Manual, Region 4.
(i) 
A five-minute storm duration shall be used if the duration does not result in a maximum expected discharge that exceeds the capacity of a thirty-inch pipe.
(ii) 
If a five-minute storm duration results in a pipe size exceeding 30 inches, the time of concentration approach shall be used in determining storm duration.
(iii) 
If a five-minute storm duration results in a pipe size exceeding 30 inches, within any run of pipe, the time of concentration approach may be used for sizing of pipes from that point on by adjusting the time of concentration.
(d) 
Drainage Area. "A" is the drainage area, in acres, tributary to the point of design, and shall include areas tributary from outside sources as well as from within the subdivision or developed land area itself.
(2) 
Collection System Standards.
(a) 
Curb Inlets. Curb inlets shall be located at curb tangents on the uphill side of street intersection, and at intervals along the curb line to control the maximum amount of encroachment of runoff on the roadway pavement so that same does not exceed 1/2 of the traveled lane width during the design storm event. Design and location of curb inlets shall be approved by the Township.
(b) 
State Approvals. Drainage structures that are located on state highway rights-of-way shall be approved by the Pennsylvania Department of Transportation, and a copy of the highway occupancy permit shall be submitted to the Township.
(c) 
Pipe Materials. All storm piping shall be Class III reinforced concrete pipe, except when pipe class and strength is required to be increased in accordance with PennDOT Specifications. Piping shall be saw-cut at ends, as needed, and not hammered or broken. All pipe joints and lift holes must be mortared.
(d) 
Minimum Pipe Size. Minimum pipe size shall be 18 inches.
(e) 
Inlet and Manhole Construction. Inlet and manhole castings and concrete construction shall be equivalent to Pennsylvania Department of Transportation Design Standards.
(f) 
Roof Drainage. Stormwater roof drains and pipes shall not discharge water over sidewalks or walkways.
(g) 
Open-end pipes must be fitted with concrete endwalls or wing walls in accordance with PennDOT standards.
(h) 
Open culvert endwalls or wing walls for pipes larger than 18 inches in diameter and longer than 60 feet in length shall be fitted with durable protective grates. Design of protective grates is subject to approval by the Township.
(i) 
Flow Velocity. Storm drains shall be designed to produce a minimum velocity of 3.0 feet per second when flowing full. The maximum permissible velocity shall be 15.0 feet per second. However, in no case shall the pipe slope be less than 0.5%.
(j) 
Inlets and manholes shall be spaced at intervals not exceeding 300 feet, and shall be located wherever branches are connected or sizes are changed, and wherever there is a change in alignment or grade. For drainage lines of at least 36 inches diameter, inlets and manholes may be spaced at intervals of 400 feet. Manholes shall be equipped with open grate lids.
(k) 
Storm sewer bedding/backfill requirements shall conform to the construction details included in Appendix "A".
(l) 
Inlets shall be located to intercept concentrated runoff prior to discharge over public/private rights-of-way, sidewalks, streets, and driveways.
(m) 
The capacity of all inlets shall be based on a maximum surface flow to the inlet of 4.0 cfs, calculated based on the design storm event. The maximum flow to inlets located in low points (such as sag vertical curves) shall include the overland flow directed to the inlet as well as all bypass runoff from upstream inlets. The bypass flow from upstream inlets shall be calculated using inlet efficiency curves included in PennDOT Design Manual Part 2, latest edition. If the surface flow to in inlet exceeds 4.0 cfs, additional inlets shall be provided upstream of the inlet, to intercept the excessive surface flow.
(n) 
A minimum drop of two inches shall be provided between the inlet and outlet pipe invert elevations within all inlets and manholes. When varying pipe sizes enter an inlet or manhole, the elevation of the crown of all pipes shall be matched.
(o) 
Storm sewer pipes shall have a minimum of 12 inches of cover over the bell of the pipe, and in no case shall any part of the pipe project into the road subbase or curb. Where cover is restricted, equivalent pipe arches may be specified in lieu of circular pipe.
(p) 
The capacity of all storm sewer pipes shall be calculated utilizing the Manning Equation for open channel flow as applied to closed conduit flow. The Manning's roughness coefficient shall be 0.13 for all concrete pipe. In cases where pressure flow may occur, the hydraulic grade line shall be calculated throughout the storm sewer system to verify that at least one foot of freeboard will be provided in all inlets and manholes for the design storm event.
(q) 
Culverts shall be designed based on procedures contained in Hydraulic Design of Highway Culverts, HDS #5, U.S. Department of Transportation, Federal Highway Administration.
(r) 
Storm sewer structures (i.e., endwalls, inlets, end sections, etc.) may not be located on top of or within 10 feet of electric, water, sanitary sewer, and gas services and/or mains, unless approval is received from the Township, and from the authority or utility having jurisdiction over same.
(s) 
Storm sewer pipes must be oriented at right angles to electric, water, sanitary sewer, and gas utilities when crossing above or beneath same. Crossing angles of less than 90° will only be permitted at discretion of the Township Engineer. When skewed crossings are permitted, interior angles between alignment of the storm sewer pipe and utility may not be less than 45°. Vertical and horizontal design of storm sewer must be linear.
(t) 
Where a public storm sewer system is not located within a right-of-way, or dedicated public property, a twenty-foot-wide easement shall be established to encompass the storm sewer system. For multiple pipes or utilities, the width of the easement shall be a minimum of 30 feet.
(3) 
Open Swales and Gutters. Open swales shall be designed on the basis of Manning's Formula as indicated for collection systems with the following considerations:
(a) 
Roughness Coefficient. The roughness coefficient shall be 0.040 for earth swales.
(b) 
Bank Slopes. Slopes for swale banks shall not be steeper than one vertical to three horizontal.
(c) 
Flow Velocity. Design velocity in grass or vegetated swales shall not exceed four feet per second.
(d) 
To minimize sheet flow of stormwater across lots located on the lower side of roads or streets, and to divert flow away from building areas, the cross-section of the street as constructed shall provide for parallel ditches or swales or curbing on the lower side which shall discharge only at drainage easements, unless otherwise approved by the Township.
(e) 
Gutters and swales adjacent to road paving shall be permitted to carry a maximum flow of five cubic feet per second prior to discharge away from the street surface, unless it is proven to the satisfaction of the Township by engineering calculations that the road slopes or other factors would allow higher gutter or swale capacity.
(f) 
Flows larger than those permitted in gutters and roadside swales may be carried in swales outside the required road right-of-way in separate drainage easements, or may be carried in pipes or culverts inside or outside the required road right-of-way.
(g) 
Swales shall be stabilized with vegetation or other materials, approved by the Township, to prevent erosion.
(h) 
Swales shall be provided with underdrains as deemed necessary by the Township should overland seepage result in potential maintenance problems for same. Underdrains must discharge into a natural drainage channel or storm sewer system.
(4) 
Bridges and Culverts. Bridges and culverts shall be designed in accordance with Pennsylvania Department of Transportation construction standards. Separate design plans and specifications shall be required for each bridge and culvert which plans and specifications shall be subject to review and approval of the Township.
[Ord. 158, 12/20/1994, § 517; as amended by Ord. 191, 4/18/2000, § III; and by Ord. 192, 4/18/2000]
1. 
All construction wherein excavation, placement of fill and/or grading activities are performed shall conform with the following general requirements:
A. 
No excavation or fill shall be made with a face steeper than three horizontal to one vertical, except under one or both of the following conditions:
(1) 
The material is sufficiently stable to sustain a steeper slope. A written statement to that effect from a professional engineer licensed in the Commonwealth of Pennsylvania and experienced in erosion control shall be submitted to the Township. The statement shall affirm that the site has been inspected and the deviation from the slope restriction shall not result in injury to persons or damage to property. A detail of the treatment of the slope (proposed grade, seeding, erosion protection, etc.) shall be submitted with the application.
(2) 
A concrete, masonry, or other approved retaining wall is designed by a registered professional engineer licensed in the Commonwealth of Pennsylvania constructed to support the face of the excavation or fill.
B. 
If the vertical drop of an excavation or fill slope is greater than five feet, then the maximum slope shall not exceed four horizontal to one vertical.
C. 
The top or bottom edges of slopes shall be a minimum of five feet from property lines or right-of-way lines of streets in order to permit the normal rounding of the edge without encroachment on abutting property.
D. 
Adequate provision shall be made to prevent surface water from damaging the cut face of excavation and the sloping surfaces of fills.
E. 
No person, corporation, or other such entity shall block, impede the flow of, alter, construct any structure, or deposit any material or thing or perform any work that will affect the normal or flood flow in any stream or watercourse without having obtained prior approval from the Township and/or Department of Environmental Protection, whichever is applicable.
F. 
All lots, tracts, or parcels shall be graded to provide positive drainage away from buildings and dispose of it without ponding, except where ponding (detention/retention facilities, swales, etc.) is part of the stormwater management plan for the site.
G. 
Concentration of surface water run-off shall be permitted only in swales, watercourses or stormwater management facilities.
H. 
In no case shall grading be done in such a manner as to divert water onto the property of another landowner unless part of a stormwater management plan.
I. 
Earth disturbance/staging shall be in strict accordance with the approved grading and erosion/sedimentation control plan.
J. 
Areas of the site to remain undisturbed shall be protected from encroachment by construction equipment/vehicles to maintain the existing infiltration characteristics of the soil.
K. 
The minimum depth of topsoil to be replaced shall be eight inches, or the existing depth of topsoil encountered on the site, whichever is greater.
L. 
Topsoil shall not be removed from the development site. Topsoil shall be stripped, stockpiled, and redistributed on the site. Prior to plan approval, the applicant/designee shall provide the Township with calculations to determine the volume of topsoil anticipated to the stripped, stockpiled, and replaced on the site to verify that excess topsoil will not be generated as a result of construction activity.
M. 
During grading operations, necessary measures for dust control must be exercised.
N. 
No grading equipment shall be permitted to be loaded and/or unloaded on a paved public street, and no grading equipment shall be permitted to travel on or across a public street unless licensed for operation on public thoroughfares.
O. 
Grading equipment shall not be permitted to cross streams. Temporary crossings shall only be permitted where application is made to, and approval received from, PADEP (where applicable), Bucks Conservation District, and the Township.
[Ord. 158, 12/20/1994, § 518]
1. 
An erosion and sedimentation control plan shall be submitted with all applications wherein excavation, placement of fill and/or grading activities are proposed. The plan shall include a construction staging narrative indicating the sequence of earthmoving activities, and proposed erosion and sedimentation control procedures. Measures used to control erosion and reduce sedimentation during construction activities shall strictly conform to the standards and specifications of the Bucks County Conservation District and sequence of earthmoving activities. At a minimum, the following measures shall be included where applicable:
A. 
Stripping of vegetation, regrading or other activities shall be done in a way that will minimize erosion and resulting sedimentation.
B. 
Cut and fill operations shall be kept to a minimum. Wherever feasible, natural vegetation shall be retained, protected and supplemented.
C. 
All erosion and sedimentation control measures shall be installed per the approved plan prior to any earthmoving activities. Where a stormwater management basin is involved, the basin shall be constructed, functional and stabilized prior to any additional site activity. An as-built plan of the facility prepared by a registered professional land surveyor or engineer licensed in the Commonwealth of Pennsylvania shall be submitted to the Township for review to verify adequate state/storage capacity prior to commencement of other site activity. Plan must include note stating the same.
D. 
Disturbed earthen areas and duration of exposure shall be kept to a practical minimum, but shall not exceed 20 days. All disturbed soils and topsoil stockpile areas shall be stabilized as quickly as possible and, if necessary, seeded with temporary vegetation and mulched. If stockpile areas are located on sloping ground or near waters of the commonwealth, same shall be enclosed with silt fencing.
E. 
Permanent vegetation shall be installed as soon as practical on all sites.
F. 
All runoff from project areas shall be collected and diverted to facilities for removal of sediment.
G. 
Runoff from a project area shall not be discharged into the waters of the commonwealth without means to prevent sedimentation.
H. 
Sedimentation in the runoff water shall be trapped and filtered until the disturbed area is stabilized by the use of debris basins, sediment basins, silt traps or similar measures.
I. 
Sediment barriers shall be properly installed with silt fencing trenched and haybales staked.
J. 
Tire cleaning areas constructed of AASHTO #1 stone and at least 50 feet in length shall be provided at each point of access to the site and individual lots (once internal streets are constructed).
K. 
During construction activities, necessary measures for dust control must be exercised.
L. 
It shall be the responsibility of each person, corporation or other entity performing grading and/or building activities to install and maintain erosion and sedimentation controls until the site is stabilized. In the event any mud and/or debris is transported from the site onto a public roadway, the debris shall be removed and the roadway swept and/or washed as deemed necessary by the Township at the owner's expense.
2. 
Design of energy dissipation for high volume and/or high velocity discharge from storm sewer pipes and channels shall be in accordance with Hydraulic Engineering Circular No. 14, "Hydraulic Design of Energy Dissipaters for Culverts and Channels," as published by Department of Transportation, FHA, when deemed necessary by the Township Engineer and as approved by the Bucks County Conservation District.
3. 
Design of Reno mattress and gabions shall be in accordance with any of the following publications:
A. 
"Flexible Linings in Reno Mattress and Gabions for Canals and Canalized Watercourses" (as amended), published by Maccaferri.
B. 
"Flexible Gabion Structures in Earth Retaining Works" (as amended), published by Maccaferri.
C. 
Any other similar technical publication as prepared by a manufacturer or which has been prepared based on engineering study.
[Ord. 158, 12/20/1994, § 519; as amended by Ord. 192, 4/18/2000]
1. 
Water Supply. All lots and leased units in a subdivision or land development shall be provided with adequate water supply by means of one of the following methods:
A. 
Connection to a centralized or public water supply.
B. 
On-lot water supply.
2. 
Public and Centralized Water Supply and Distribution Systems.
A. 
All residential subdivision of 15 lots or more; all residential subdivisions of five lots or more with a density of 1.8 dwelling units per acre or greater; and all nonresidential subdivision of three lots or more shall be required to be provided with pubic or centralized water supply and distribution systems, designed and constructed in accordance with specifications of the applicable authority or water department.
B. 
All centralized water supply and distribution systems shall be offered for dedication to the Township and/or appropriate water authority having jurisdiction in the area of subdivision. In the event Township and Authority refuse acceptance, ownership and operation shall be maintained by a homeowners association in a manner acceptable to the Township.
C. 
Water quality requirements for a proposed centralized system shall conform to applicable standards of the Pennsylvania Department of Environmental Protection and Bucks County Department of Health.
D. 
Water mains shall be constructed by the developer in such a manner as to make adequate water service available to each lot, building or dwelling unit within the subdivision. A minimum pressure of 35 pounds per square inch shall be provided at each house or other building to be connected to the water supply main. The water supply must comply with regulations and standards of the Pennsylvania Department of Environmental Protection and, when applicable, the Delaware River Basin Commission.
E. 
The system shall also be designed with adequate capacity and appropriately space fire hydrants for fire fighting purposes as determined by the Township. Hydrant locations shall be reviewed by the Fire Marshal and fire company servicing the area and approved by the Township.
F. 
All fire hydrants shall be fire flow tested and color-coded in accordance with National Fire Protection Association, Inc., NFPA 291. Fire flow tests shall be conducted in the presence of a representative of the fire company having jurisdiction within the area and the Township Engineer.
G. 
Water Impact Study. A water impact study pursuant to § 22-408 shall be required for all centralized water supply and distribution systems wherein a new water supply source is proposed to be developed.
3. 
Individual On-Lot Wells. Where individual on-lot wells are proposed, conformance with the requirements of Ord. 104, adopted 10/21/1986 [Chapter 26], shall be required.
[Ord. 158, 12/20/1994, § 520; as amended by Ord. 192, 4/18/2000; and by Ord. 214, 10/18/2005, § XXVII]
1. 
The developer shall install the most effective type of sanitary disposal consistent with the Township's official plan for sewage facilities prepared in accordance with the Pennsylvania Sewage Facilities Act (Act 537), the Township Sewage Facilities Plan, and Chapter 71 of the Pennsylvania Department of Environmental Protection regulations for the subdivision or development.
2. 
Connection to public sanitary sewer system shall be required where such a system is proposed by the Township's official plan for sewage facilities and where such a system can feasibly be provided to the proposed subdivision.
3. 
In subdivision/land developments where connection to public sewage system is not proposed, onlot sewage disposal systems shall be installed by the property owner in accordance with the Pennsylvania Sewage Facilities Act, Chapter 73 of DEP regulations and the requirements of applicable Township regulations.
4. 
Sanitary sewer systems shall be located and/or designed to prevent flood damage and to eliminate infiltration of floodwaters into the system or discharges from the system into floodwaters.
5. 
On-lot Sewage Disposal Systems.
A. 
The owner shall provide for sewage disposal on an individual lot basis according to the rules, regulations, terms, and definitions, and conditions of the Individual Sewage Disposal System Application and certification procedure for Bucks County, Pennsylvania, adopted by the Bucks County Board of Commissioners on March 24, 1971, and any amendments made thereto.
B. 
On-lot sewage disposal facilities must comply with the provisions of Chapters 71 and 73. Administration of Sewage Facilities Program, Pennsylvania Sewage Facilities Act (Act of January 24, 1966), P.L. 1535, No. 537, as amended (35 P.S. § 507). The proposed facilities must be deemed satisfactory by the Bucks County Department of Health and a permit for on-lot disposal be issued. A Bucks County Department of Health Letter of Suitability for on-site disposal must be received by the Planning Commission with the preliminary plan for each and every lot.
C. 
The developer shall provide the type of sanitary sewage disposal facility consistent with existing physical, geographical and geological conditions. All lots shall be provided with an on-site sanitary sewage disposal system of the type and design which shall, as a minimum requirement, meet the design standards of the Pennsylvania Department of Environmental Protection and/or the Bucks County Department of Health which systems shall be approved by the Pennsylvania Department of Environmental Protection and/or the Bucks County Department of Health.
D. 
Each owner or occupant of a dwelling unit with on-lot facilities shall be provided by the developer with a plan of the system and an instruction manual for the use and proper maintenance of the system.
E. 
If the site has marginal conditions as described by the DEP "Instructions for Completing Component 1" (3800-FM-WAWM0530) dated 10/20/01 (or as last amended), the applicant shall provide a replacement area as covered in the same document. All plans shall expressly identify the replacement area; and said plans shall further, by restrictive covenant, provide written assurance to future owners and to East Rockhill Township that said replacement area shall remain in its original condition as determined by the Township upon the effective date of the approval given to the plan.
F. 
The dimensioned location of the on-lot wastewater treatment system (includes the footprint of the proposed system and all system components) as well as any required isolation distances required by the Pennsylvania Department of Environmental Protection shall be shown on the preliminary and final plan submission. The on-lot wastewater treatment system must be installed where shown on the plan.
G. 
On-site wastewater system shall not be located within a floodplain as defined by the Township Zoning Ordinance.
H. 
The area reserved for the on-lot wastewater system and any replacement sites shall be fenced and protected from any disturbance during all phases of construction.
I. 
All test sites for on-lot wastewater disposal shall be shown on the grading plan whether used or not used for the final wastewater disposal design. A soils report shall be provided to the Township for all wastewater test sites.
6. 
The developer shall be responsible for the completion of the appropriate planning module for land development components as required by the Department of Environmental Protection, including alternatives analysis and feasibility studies. (Refer to § 22-407 of this chapter.)
7. 
All final plans shall contain a notice regarding sewage disposal systems (refer to sample in Appendix B, Part 8, of this chapter).
A. 
On-lot Sewage Disposal. All subdivision and land development plans shall contain a plan note specifying that approval of the plan does not guarantee permit issuance for sewage disposal.
B. 
Public or Centralized Sewers. All subdivision and land development plans shall contain a plan note specifying that connection to public sewer is required.
8. 
Specific design standards and specifications for public and centralized sanitary sewer systems are contained in the "Standard Specifications and Requirements for the Construction of Sanitary Sewers, East Rockhill Township," dated January 14, 1993, revised January 21, 1992, as amended.
[Ord. 158, 12/20/1994, § 521]
1. 
Easements for utilities shall have a minimum width of 20 feet.
2. 
To the fullest extent possible, easements for public utilities shall be centered on or adjacent to rear or side lot lines.
3. 
Telephone, electric, T.V., cable and such other utilities shall be installed underground and shall be provided within right-of-way easements to be dedicated for such utilities and in accordance with plans approved by the Board of Supervisors in the applicable utility company. Underground installation of the utility distribution and service lines shall be completed prior to street paving, curb and sidewalk installation.
[Ord. 158, 12/20/1994, § 522]
1. 
Any existing monument, iron pipe, pin or marker determined and identified to be existing found property corners are to remain undisturbed.
2. 
Permanent stone or concrete monuments shall be accurately placed by a registered surveyor at the intersection of all lines forming angles and at changes in directions of lines in the boundary (perimeter) of the property subdivided. Monuments shall be premanufactured and not field constructed.
A. 
Monuments shall be a minimum 24 inches in length.
B. 
Monuments less than 24 inches in length may only be utilized when obstructions are encountered and use is approved by the Township.
3. 
All streets shall be monumented on the ultimate right-of-way lines at the following locations:
A. 
At least two monuments at each intersection.
B. 
At changes in direction of street lines, excluding curb arcs at intersections.
C. 
At each end of each curved street line, excluding curb arcs at intersections.
D. 
Where one of the above locations along the street line is a point common to a property corner, the concrete monument shall be installed in lieu of an iron pin.
E. 
At intermediate points, wherever topographical or conditions make it impossible to between two otherwise required monuments.
F. 
At such other places along the lines of streets as may be determined by the Township Engineer to be necessary so that any street may be readily defined in the future.
4. 
All monuments shall be placed so that the scored point shall coincide exactly with the point of intersection of the line being monumented.
5. 
Monuments shall be set with their top level at the finished grade of the surrounding ground, except as follows:
A. 
Monuments which are placed within the lines of existing or proposed sidewalks shall be so located that their tops will not be affected by lateral movement of the sidewalks.
B. 
Where sidewalks are existing, a stone point, a four-inch square chisel cut in the sidewalk with a drill home in the center, may be substituted for a monument. Where bituminous paving is existing, a railroad spike may be substituted for a monument or iron pin where required.
6. 
Permanent reference marker pins of 1/2 inch O.D. solid rod, at least 24 inches long, shall be set at the following points:
A. 
At all points where lot lines intersect curves, either front or rear.
B. 
At all angles in property lines of lots.
C. 
At all other lot corners not monumented.
D. 
At all points where easements intersect property lines.
E. 
At all other changes in direction of easement boundaries not located within future lawns.
7. 
All outboundary monuments shall be installed and certified as to their accuracy and conformance to plan information by the responsible surveyor prior to plan recordation.
8. 
All property pins and monuments shall be installed and certified as to their accuracy and conformance to plan information by the responsible surveyor prior to issuance of a building permit for the subject lot. In the event it is determined by the Township that installation prior to construction start is not practical due to future grading operations, temporary wood stake corners shall be set by a licensed surveyor to permit stakeout inspection of proposed construction activities relative to required setbacks. Permanent property pins and monuments shall then be required to be installed prior to issuance of a use and occupancy permit for the parcel.
9. 
All monuments along rights-of-way being dedicated to the Township, and pins delineating easements being granted to the Township shall be installed and certified as to their accuracy and conformance to plan information by the responsible surveyor. Installation and certification shall be provided prior to execution and acceptance of public improvements.
10. 
Any preexisting or new property markers/monuments of a property under construction or properties surrounding the subject property under construction which are disturbed by construction activity are required to be reset and recertified by a licensed surveyor. Property owner and/or developer of the property under construction resulting in the disturbance shall be held responsible for proper replacement and recertification of disturbed property markers/monuments.
[Ord. 158, 12/20/1994, § 523]
1. 
Off-street parking facilities shall be provided in compliance with the parking requirements of the Zoning Ordinance [Chapter 27] and the regulations contained herein.
2. 
Angled or perpendicular parking shall not be permitted along public streets.
3. 
General Parking Lot Standards.
A. 
Parking shall not be permitted along driveways which serve as the entrance(s) or exit(s) to parking areas.
B. 
Parking areas shall be set back from boundary lines and ultimate right-of-way lines in compliance with the requirements of the Township Zoning Ordinance [Chapter 27]. In any case not regulated by zoning, parking areas shall not be located closer than 15 feet from any tract boundary line or ultimate right-of-way line. These setback areas shall be landscaped in accordance with the requirements of § 22-515 of this chapter.
C. 
Where the edge of an existing parking area is located close to a street, driveway, or other parking area and the property is proposed for subdivision and/or land development, a minimum separation of 10 feet shall be provided between these features where feasible. This spacing shall consist of a raised landscape area, preferably curbed, with planting in conformance with § 22-515 herein.
D. 
Dead-ended parking areas shall be discouraged when the required parking capacity can be accommodated in a layout that permits more convenient vehicular movements. However, extraneous through-traffic flow should be avoided.
(1) 
Up to 30 parking spaces may also be located in a dead ended parking are if there is no more desirable alternative feasible and sufficient backup areas are provided for the end stalls.
(2) 
More than 30 parking spaces may be located in a dead ended parking area only if a turnaround area is provided at the closed end, suitable for passenger car turning.
E. 
Handicapped parking stalls shall be installed in all parking lots as close and convenient to building entrances as is reasonable. The specific number and location of handicapped stalls shall be determined by the Board of Supervisors in accordance with current standards and with the advice of the Township Planning Commission and Engineer.
F. 
All signage for parking facilities shall be as specified within § 22-505(12).
G. 
All parking lots shall be provided with adequate lighting to assure safe maneuverability of vehicles and to promote safety for pedestrians. Lighting shall be so arranged that no glare affects abutting residences or streets.
H. 
All nonresidential parking facilities, and all multifamily residential parking facilities and access driveways shall be paved. Minimum construction standards shall conform to requirements of § 22-511(1)(E).
4. 
Residential Parking Lots.
A. 
Parallel rows of parking spaces, which are not separated by a driveway, shall be separated by a raised and/or curbed planting strip, a minimum of 10 feet wide, landscaped in accordance with § 22-515 herein.
B. 
A single row of parking spaces located parallel to and between two driveways shall be separated from one of the driveways by a raised and/or curbed planting strip, a minimum of five feet wide, landscaped in accordance with § 22-515, herein.
C. 
Parking lots shall be divided into sections of not more than 20 cars each, with the sections separated by raised and/or curbed planting strips, a minimum of 10 feet wide, landscaped in accordance with § 22-515, herein.
5. 
Nonresidential Parking Lots.
A. 
Parking lots with a capacity of from 15 to 100 cars shall require a raised and/or curbed planting strip, a minimum of 10 feet wide, landscaped in accordance with § 22-515, herein, around the entire perimeter except where the buildings, driveways and walkways are located.
B. 
Parking lots for more than 100 cars shall be divided into sections by raised and/or curbed planting strips, a minimum of 10 feet wise, landscaped in accordance with § 22-515, herein.
(1) 
These planting strips shall be located parallel to the rows of parking to serve the following purposes:
(a) 
To separate main access (entrance-exit) driveways from rows of parking spaces.
(b) 
To separate other major driveways from rows of parking spaces (service drives, general internal circulation).
(c) 
To separate large parking areas into smaller units at intervals of not more than four rows of parking stalls with each unit capacity not greater than 100 cars.
(d) 
Refer to Appendix C (Part 8 of this chapter) for an illustration of appropriate locations and use of these planting strips.
(2) 
The end rows of parking shall be marked as islands by means of painted lines or the use of different paving materials such as paving blocks, bricks or round stones.
(a) 
Marked end islands shall be equal in size to one parking space for each row of spaces.
(b) 
Parking shall be prohibited on these islands.
(c) 
The first parking space abutting the end of each island shall be reserved and marked for handicapped parking at the end of the row closest to the building unless more convenient locations are possible and reasonable. Ramps shall be provided at convenient intervals for access between parking surface and sidewalks.
(3) 
For parking areas with an ultimate capacity greater than 500 cars, the requirements of § 22-523(5)(B)(1) may be modified by the Supervisors to provide separation into units at intervals of six rows of parking stalls, with each unit capacity no greater than 150 cars.
(4) 
The applicant may request the Township to permit an alternative design which achieves the purposes of these parking area requirements as well or better than the requirements herein. The final decision to permit an alternative design shall be made by the Board of Supervisors.
C. 
The primary plant materials used shall be shade or canopy trees chosen from the list of plant materials in § 22-515. These trees shall be planted in the planting strips at a spacing equal to the minimum spacing primary for the type of tree.
D. 
Additional planting is encouraged and may include a variety of ornamental trees, shrubs and ground covers chosen from the list of plant materials in § 22-151, provided that:
(1) 
At the ends of planting strips at driveway intersections, drivers' visibility shall be maintained by limiting planting for the end 35 feet.
(2) 
At the ends of planting strips between rows of parking spaces, visibility shall be maintained by limiting planting for the end 20 feet.
(3) 
Limiting planting shall mean:
(a) 
No more than one shade or canopy tree within the area.
(b) 
No shrubs or ground cover plants exceeding two feet in height.
(c) 
No evergreen trees.
E. 
The specific purposes to be served by these requirements are:
(1) 
To add visual character and improve the appearance of large parking areas by reducing their massiveness into smaller units.
(2) 
To provide shade for parked cars.
(3) 
To reduce random vehicular flow across parking areas.
(4) 
To permit a high level of visibility for these uses (stores, offices) for which visibility is an important factor.
(5) 
To facilitate snow removal and storm drainage and to conserve energy in construction and resurfacing operations by permitting relatively large units of paving surface no obstructed by numerous, small, barrier island areas.
6. 
Driveways/Access Aisles. The following requirements apply to all driveways/access aisles within all sites proposed for land development as well as to other sites proposed for development which will provide parking capacity for 50 or more cars:
A. 
A smooth transition shall be provided between the driveway section required for access to a public street and the driveway(s) required for internal site circulation.
B. 
The width of entrance and exit drives shall be:
(1) 
A minimum of 12 feet for one-way use only.
(2) 
A minimum of 24 feet for two-way use.
(3) 
A maximum of 35 feet at the street line and 54 feet at the curbline.
C. 
Storefront driveways in shopping centers shall have a minimum paved width of 35 feet to allow one land in each direction and a drop-off/pick-up lane along the sidewalks.
D. 
Driveways along other nonresidential buildings shall have a minimum paved width of 26 feet, except where a drop-off/pick-up lane is proposed, the width shall be 35 feet.
E. 
Wherever feasible, internal circulation driveways shall extend from access drives in locations which permit and encourage entering traffic to turn and enter the parking aisles without first traveling along a building front driveway. This feature is intended to reduce the volume of vehicular traffic along building front driveway to make it safer for pedestrian traffic. Refer to Appendix C (Part 8 of this chapter) for illustration of this concept.
7. 
Parking Space and Driveway Dimensions.
A. 
Parking space and parking aisle driveway dimensions shall be in compliance with the following standards except when reduced in compliance with subsection (2) herein:
Parking Space
Aisle Width
Angle of Parking
Depth
Width
One-Way
Two-Way
90°
19'
9.5'
20'
24'
60°
21'
10'
18'
20'
45°
19'
10'
15'
18'
B. 
Where appropriate, parallel parking may be provided utilizing a stall width of eight feet and a minimum length of 22 feet.
C. 
Where vehicles may overhang, a planting strip or other landscaped area provided in compliance with this chapter, the depth of the row of parking spaces may be reduced up to three feet; provided, the planting strip or other landscaped area is increased an equal amount. Refer to Figure 3 (Part 8 of this chapter) for this concept.
D. 
A minimum of 20 feet of open space shall be provided between the outside wall of any multiple family dwelling, or nonresidential building and any parking space to provide access for fire fighting equipment unless waived by the Township.
[Ord. 158, 12/20/1994, § 524]
1. 
Alleys may be permitted upon approval of the Board of Supervisors in village townhouse developments as a means of providing direct off-street parking and access for narrow lots.
2. 
Alleys are intended to provide access to the rear of residential lots for services and onlot parking.
3. 
Frontage on an alley shall not be construed to satisfy the requirements of the Zoning Ordinance [Chapter 27] for frontage on a street.
4. 
No parking shall be provided for, or permitted within, the cartway of the alley.
5. 
Street systems which contain alleys shall be designed to discourage through traffic on the alleys.
6. 
Any portion of an alley located between two points of ingress and egress shall provide rear access to no more than 50 dwelling units.
7. 
Alleys may only intersect secondary or primary streets.
8. 
Alley length shall not exceed a distance of 600 feet as measured between two points of ingress and egress.
9. 
Alleys shall be centered on a rear or side lot line and shall be designed with a twenty-foot-wide easement and a paved cartway width of 12 feet. Except where specifically approved by the Board of Supervisors, all alleys shall be designed for one-way traffic. Where two-way traffic is permitted by the Board of Supervisors, a cartway width of 20 feet shall be provided.
10. 
Parking shall be limited to a distance not to exceed 30 feet from the alley centerline.
[Ord. 158, 12/20/1994, § 525; as amended by Ord. 229, 1/16/2007]
1. 
General Requirements.
A. 
For all residential subdivision of 25 or more dwelling units, recreational facilities shall be provided unless waived by the Board of Supervisors.
B. 
Recreation facilities shall be constructed on open space within detached clustered subdivisions and performance standard developments.
C. 
Amount of land.
(1) 
For all residential subdivisions and land developments, the applicant shall provide 1,500 square feet of recreation land per dwelling unit.
(2) 
For all nonresidential subdivisions and land developments, the applicant shall provide 1,500 square feet of recreation land per 4,000 square feet of building area (herein defined as the area occupied by buildings to the extremities of all rooflines).
D. 
Recreation facilities shall be readily accessible to all development residents; or, in the case of recreation facilities dedicated to the Township, shall be easily and safely accessible to the general public. At least one side of the recreation are shall abut a street for a minimum distance of 50 feet for access by emergency and maintenance vehicles and parking facilities where deemed necessary by the Township.
E. 
The configuration of recreation areas must be able to accommodate recreation activities proposed by the development plans. Required minimum area shall not include narrow or irregular pieces of land which are remnants from plotting and/or street and parking areas.
F. 
Recreation areas shall not be traversed by utility easements unless said utilities are placed underground and no part of them or their supportive equipment protrudes above ground level.
G. 
Active recreation areas shall be located such that the use of recreational facilities will not be a nuisance to the residents of nearby dwelling units. Adequate buffering/fencing shall be constructed to separate recreational facilities from private properties.
H. 
The developer shall be required to improve the recreation land so that it is usable for the intended activity, including necessary facilities and equipment. Proposed improvements, including facilities and equipment, shall be acceptable to East Rockhill Township.
I. 
East Rockhill Township may, but shall not be required to, accept any portion(s) of the recreational land/facilities provided. Recreational facilities not dedicated to, or accepted by East Rockhill Township, shall be owned and maintained by a homeowners association or other method acceptable to the Township.
J. 
All proposed recreation areas and facilities shall be reviewed by the East Rockhill Township Park and Recreation Board pursuant to § 22-306 of this chapter.
K. 
Sites designated for recreational land shall not contain lands with natural resources required to be protected in accordance with the Zoning Ordinance,[1] stormwater management facilities, or lands designated for any other purpose except for the provisions of § 27-1900 of the Zoning Ordinance.
[1]
Editor's Note: See Ch. 27, Zoning.
L. 
Sites designated for recreational land shall be readily accessible to all development residents or, in the case of recreational land dedicated to the Township, shall be easily and safely accessible to the general public. At least one side of the recreational land shall abut a street for a minimum distance of 50 feet for access by emergency and maintenance vehicles and parking facilities where deemed necessary by the Township.
M. 
The land dedicated to the Township for park and recreation purposes need not be a part of the land development or subdivision. It may be located on a separate parcel of land, provided that the Board, in its sole discretion, determines that the land so dedicated is appropriate in the particular circumstances.
2. 
Minimum Recreation Facility Requirements.
A. 
The following table lists facilities required by this section:
Total No. of Lots/ Dwelling Units
No. of Playfields
No. of Tot Lots
No. of Basketball or Tennis Courts
25 to 49
1
1
0
50 to 99
2
2
0
100 to 149
3
3
1
150 to 199
4
4
2
200 to 249
5
5
2
250 to 299
6
6
3
300 to 349
7
7
3
350 to 400
8
8
4
B. 
In addition, for over 300 lots/dwelling units, the applicant shall install one swimming pool.
3. 
Tot Lot Requirements.
A. 
Use of tot lots shall be limited to daylight hours only; no lighting shall be installed.
B. 
Low maintenance play equipment and structures shall be included and confined by a gated fence, a minimum of three feet high. The gate shall be self-closing and self-latching.
C. 
Sitting areas, including benches, shall be provided for the convenience of persons supervising the children.
D. 
Shade trees shall be provided for sitting and play areas; gazebo or picnic-type shelters may be used in addition to shade trees.
E. 
Where a tot lot is placed adjacent to a playfield, practical measures, such as fencing and orientation of facilities, shall be used to reduce hazards, especially from balls, frisbees, or other flying objects.
F. 
Minimum dimensional standards shall be as follows:
(1) 
Minimum Area. 2,500 square feet within the fenced areas. Applicants shall provide a landscaped buffer area around the fenced area, a minimum of 10 feet in depth.
(2) 
Minimum Setbacks.
(a) 
From lot lines: 10 feet.
(b) 
From the ultimate right-of-way of local streets: 25 feet.
(c) 
From the ultimate right-of-way of collector/arterial streets: 50 feet.
G. 
Locations. At convenient, centralized intervals requiring not longer than a one-thousand-foot walk from any dwelling unit.
4. 
Playfield Requirements.
A. 
Playfields shall be used only during daylight hours; no lighting shall be installed.
B. 
Playfields are intended for informal, neighborhood use. Playfields shall not be used for formalized programs such as little league baseball, soccer or midget football unless located, designed and intended for use by the entire community.
C. 
Playfields shall consist of a lawn area, unobstructed by trees, shrubs, benches and other playground equipment. Trees and shrubs shall be installed along the perimeter of a playfield to define its limits, enhance its appearance and filter noise generated by activities.
D. 
Playfields shall be gently sloped, not less than 1% nor more than 2% grade, and shall be well-drained so that they are suitable for use in good weather.
E. 
Playfields must be fenced if desired by the Township.
F. 
Sitting areas must be provided along the perimeter if desired by the Township.
G. 
Minimum dimensional standards shall be as follows:
(1) 
Minimum area: 25,000 square feet.
(2) 
Minimum horizontal dimension: 150 feet.
(3) 
Minimum Setbacks to the Edge of a Playfield.
(a) 
From any dwelling unit: 100 feet.
(b) 
From any property line: 50 feet.
(c) 
From the ultimate right-of-way of local streets: 50 feet.
(d) 
From the ultimate right-of-way of collector/arterial streets: 100 feet.
H. 
Locations. At convenient, centralized intervals.
5. 
Basketball and Tennis Court Requirements.
A. 
Courts shall be constructed in accordance with specifications approved by the Township Engineer and shall be oriented in a north-south direction.
B. 
Minimum dimensional standards shall be as follows:
(1) 
Court areas shall be of standard size. (Basketball courts shall be at least 50 feet by 84 feet with a minimum five feet clearance on all sides; tennis courts shall be at least 36 feet by 78 feet with 12 feet clearance on both sides and 21 feet clearance on both ends).
(2) 
Minimum Setbacks to the Edge of Paving:
(a) 
From any dwelling unit: 125 feet.
(b) 
From any property line: 50 feet.
(c) 
From the ultimate right-of-way of local streets: 50 feet.
(d) 
From the ultimate right-of-way of collector/arterial streets: 100 feet.
C. 
Tennis courts shall be fenced around the entire perimeter with minimum ten-foot-high fencing.
D. 
Basketball courts shall be fenced with a minimum six-foot-high fencing when the edge of pavement is less than 30 feet from an area with a downward slope exceeding 8%.
E. 
Lighting may be provided for nighttime use of courts, so arranged that no glare affects abutting residences or streets, on a demand-activated basis, until no later than 10:00 p.m.
F. 
Locations. At convenient, centralized intervals.
6. 
Swimming Pool Requirements.
A. 
Minimum pool surface area shall be 3,000 square feet (i.e., four feet by 75 feet).
B. 
A toddler's pool shall be provided.
C. 
The pool shall be surrounded by a paved, nonslip surface, a minimum of eight feet wide.
D. 
Lawn area of not less than 4,000 square feet shall be provided around the pool at a slope not exceeding 6%.
E. 
A permanent building shall be provided for bathrooms and life-guard/supervisor room.
F. 
The entire facility shall be surrounded by a minimum six-foot-high fence with a lockable gate.
G. 
Minimum setback to edge of paving, pool building and perimeter fencing shall be as follows:
(1) 
From any dwelling unit: 200 feet.
(2) 
From any property line: 100 feet.
(3) 
From any street right-of-way: 100 feet.
H. 
Lighting may be provided for nighttime use, so arranged that no glare affects abutting residences or streets.
7. 
Consolidation of Facilities. Applicants are required to provide the numbers and types of facilities required in this section, spaced for convenient access by the residents. However, applicants are encouraged to consolidate several facilities in fewer locations to better serve the residents' needs in the following possible ways:
A. 
By locating all required tennis or basketball courts in one area, thereby restricting noise and light to one area, and precluding the need to search the neighborhood for a free court.
B. 
By combining two twenty-five-thousand-square-foot playfields into one fifty-thousand-square-foot area to permit larger fields for softball, football, soccer or other field sports while maintaining the neighborhood use character.
C. 
By creating one or more park-like facilities rather than simply several sets of scattered facilities.
D. 
By locating some tot lots in combined areas while retaining others on individual sites to guarantee short walking distances to tot lots.
8. 
Alternative to dedication.
A. 
Fee in lieu of dedication.
(1) 
Where, upon agreement with the applicant, it is determined that the dedication of all or any portion of the land area required for park and recreation purposes is not feasible because of the size, shape, location, access, topography or other features of the land, or any need of the Township, the applicant shall pay to the Township a fee in lieu of dedication of any such land. The fee shall not apply to any existing dwelling units or nonresidential building involved in the subdivision and/or land development.
(2) 
The amount of the fee shall be specified in the schedule of fees adopted by resolution of the Board.
(3) 
Fees required under this section shall be paid prior to the recording of the approved final plan or as determined by the Board. In the case of a phased development, fees shall be paid prior to the recording of the approved final plan for each phase.
(4) 
The fees shall be expended in the zoning district within which the subdivision and/or land development is located, unless the applicant and the Township agree otherwise.
[Ord. 158, 12/20/1994, § 526]
1. 
Lighting shall be provided along public streets, within parking facilities and recreational facilities as required by the Township Board of Supervisors. Glare shall be controlled in accordance with Zoning Ordinance [Chapter 27] nuisance standards.
2. 
Lighting plan shall be prepared in accordance with § 22-403(9).
3. 
Suggested values for average horizontal footcandles (HFC) of roadway illumination for midblock segments are:
A. 
Commercial Areas (High Pedestrian Activity). 2 HFC (22 lux).
B. 
Intermediate Areas (Moderate Pedestrian Traffic). 1.4 HFC (15 lux).
C. 
Residential Areas (Low Pedestrian Activity). 1 HFC (11 lux).
4. 
Typically 5,800 lumen lights spaced at 250 feet will establish an average illumination of 1.5 HFC pending mounting height and obstructions such as street trees.
5. 
Illumination within intersection areas (considered all pavement within the inner crosswalk lines) should be equal to the sum of the recommended levels of the two intersecting streets as listed in the following table:
Predominant Land Use
Arterial Route
Collector Street
Local Street
Single-Family Area
2.0 HFC
1.6 HFC
1.4 HFC
Multiple-Family Area
2.8 HFC
2.3 HFC
2.0 HFC
6. 
Intensity of illumination for parking facilities and recreational facilities shall be determined by East Rockhill Township on a case-by-case basis pending actual needs to accommodate the facility.
7. 
Lighting shall be installed at developer's expense. The developer shall also be responsible for all costs involved in lighting public facilities/streets until such time that public facilities/streets are accepted or condemned as public facilities/streets by the Township.
[Ord. 158, 12/20/1994, § 527]
1. 
Easements for storm sewer, sanitary sewer, utilities and drainage shall be a minimum of 20 feet wide.
2. 
Easements for site access and driveways shall be a minimum of 25 feet wide.
3. 
To the fullest extent possible, easements shall be adjacent to or centered on rear and side lot lines.
4. 
Nothing shall be permitted to be constructed, placed, planted, set or put within the area of any easement that will interfere with the extended use of the easement, the facilities for which the easement was established, or maintenance of the easement and/or facilities.
5. 
Driveways shall be centered within access easements unless topographic conditions do not permit same.
6. 
No easement or right-of-way for any purpose whatsoever shall be recited or described in any deed unless the same has been shown on an approved subdivision or land development plan.
[Ord. 214, 10/18/2005, § XXVIII]
1. 
General. Traffic calming measures are mainly used to address speeding and high cut-through traffic volumes on neighborhood streets. These issues can create an atmosphere in which nonmotorists are intimidated, or even endangered, by motorized traffic. Additionally, high cut-through volumes can become an increased concern when larger commercial vehicles are involved. Along with the additional amount of traffic generated within the neighborhood, cut-through motorists are often perceived as driving faster than local motorists. By addressing high speeds and cut-through volumes, traffic calming can increase both the real and perceived safety of pedestrians and bicyclists, and improve the quality of life within the neighborhood.
2. 
Implementation. Traffic calming techniques shall be incorporated into design of all new residential streets unless, upon review of the design plan and proposed calming, it is determined by the Board of Supervisors that traffic calming is not warranted.
3. 
Design. Traffic calming measures and design guidelines shall be in accordance with Pennsylvania Department of Transportation Publication 383, dated January 2001, as amended. In particular, consideration should be given to the following traffic calming techniques:
A. 
Textured crosswalk.
B. 
Raised crosswalk.
C. 
Speed humps/speed tables.
D. 
Gateways.
E. 
Curb extension/bulb outs.