[Ord. 76, 9/8/1982, § 600]
1.
The following principles, standards, and requirements shall be applied by the Board in evaluating plans for proposed subdivision and land development. In addition, the standards set forth in the East Fallowfield Zoning Ordinance [Chapter 27] for the particular district in which the subdivision or land development is taking place shall govern the layout of lots and/or design of buildings, parking lots, and other facilities. Further land shall be developed in conformance with the Comprehensive Plan, 537 Sewage Facilities Plan, and all other ordinances and regulations in effect in the Township.
2.
The standards and requirements outlined herein shall be considered
minimum standards and requirements for the promotion of public health,
safety, and general welfare.
3.
Where literal compliance with the standards herein specified is clearly
impractical, the Board may modify or adjust the standards to permit
reasonable utilization of property while securing substantial conformance
with the objectives of this chapter.
[Ord. 76, 9/8/1982, § 601]
1.
Land shall be suited to the purposes for which it is to be subdivided
or developed.
2.
Low-lying wetlands which are swampy or are subject to periodic flooding
shall not be platted for residential development or designated for
such other uses as may involve danger to health, safety, or the general
welfare of the citizens unless adequate permanent drainage is provided
and unless provision is made and indicated on the plan for adequate
and healthful disposal of sanitary sewage and drainage of surface
and subsurface water.
3.
The design of subdivision and land developments shall preserve, insofar
as possible, the natural terrain, natural drainage, existing topsoil,
and trees.
4.
All portions of the tract being developed shall be taken up in lots,
streets, public lands, or other proposed uses so that remnants and
land-locked areas shall not be created.
[Ord. 76, 9/8/1982, § 602]
1.
Proposed streets shall be consistent with such street plans or parts
thereof as have been officially prepared and adopted by the Township,
including recorded subdivision plans and the official map of the Township.
2.
Proposed streets, shall further conform to such Township, county,
and state road and highway plans as have been prepared, adopted, and/or
filed as prescribed by law.
3.
Thoughtful and imaginative design of streets and their relationship
to the arrangement and shape of lots is encouraged. An important element
is the blending with topography to produce curvilinear design and
reasonable grades. The rectilinear design of streets and lots, involving
long straight sections of streets should be avoided where possible.
4.
Insofar as possible, streets on which structures are proposed to
front may be oriented in a general east-west direction, so as to provide
the maximum number of structures with southern exposure and to provide
the opportunity for solar utilization. Street layout should maximize
south-facing slope. Where topographic or other conditions make east-west
orientation or the continuance of existing streets impracticable,
such continued streets shall conform to approved plans.
5.
Local streets shall be laid out as to discourage through traffic,
but provisions for street connections into and from adjacent areas
will generally be required.
6.
If lots resulting from original subdivisions are large enough to
permit resubdivision, or if a portion of the tract is not subdivided,
adequate street right-of-way to permit further subdivision shall be
provided as necessary.
7.
Where a subdivision abuts or contains an existing or proposed collector
or arterial, the Board may require dedication of additional right-of-way
specified hereinafter and marginal access streets, rear service alleys,
reverse frontage lots, or such other treatment as will provide protection
for abutting properties, reduction in the number of intersections
with the collector or arterial and separation of local and through
traffic.
8.
New half or partial streets shall not be permitted except where essential
to reasonable subdivision of a tract in conformance with the other
requirements and standards of this chapter and where, in addition,
dedication of the remaining part of the street has been secured. Wherever
a tract is to be subdivided borders an existing half or partial street,
the other part of the street shall be plotted within such tract. Where
half or partial streets are proposed, the acceptance of final plans
shall be conditioned upon the provisions of guarantees providing for
the construction or completion of such streets to Township standards.
9.
Dead-end streets shall be prohibited, except as stubs to permit future
street extension into adjoining tracts, or when designed as culs-de-sac.
10.
Continuations of existing streets shall be known by the same name,
but names for other streets shall not duplicate or closely resemble
names for existing streets in the Township and/or Post Office District.
The Board may reject street names and suggest alternative names.
11.
Where streets and other public improvements continue into adjoining
municipalities, evidence of compatibility of design, particularly
with regard to street widths, shall be submitted. The applicant shall
coordinate such design with both municipalities to avoid abrupt changes
in cartway width or in improvements provided.
12.
New streets shall be extended to the boundary lines of the development
with temporary easements for turnarounds when the subdivision or land
development adjoins unsubdivided acreage; however, no such streets
shall be required when it is shown to the satisfaction of the Board
to be poor or unnecessary design or that such a requirement would
not further the objectives of this chapter.
13.
No parking shall be permitted along the curbline of any street. There
shall be a note on each preliminary and final plan indicating that
all parking areas within the subdivision or land development shall
be off the street.
[Ord. 76, 9/8/1982, § 603]
1.
Dead-end streets shall be prohibited, except when designed as temporary
turnarounds to permit future street extension into adjoining tracts
or when designed as culs-de-sac.
2.
Any street dead-ended for either access to an adjoining property
or for authorized staged development, which is greater than one lot
depth, shall be provided with a temporary all-weather turnaround within
the subdivision or land development and the use of such turnaround
shall be guaranteed to the public until such time as the street is
extended. The temporary turnaround shall be circular with a minimum
cartway radius of 25 feet and shall remain completely within the right-of-way.
3.
Cul-de-sac streets permanently designed as such shall not exceed
1,000 feet in length and shall be provided at the closed end with
a paved turnaround having a minimum diameter to the outer pavement
edge of 80 feet. Right-of-way shall have a minimum diameter of 100
feet within the turnaround.
4.
Unless future expansion of a cul-de-sac street is clearly impractical
or undesirable, the turnaround right-of-way shall be placed adjacent
to the tract boundary with sufficient additional right-of-way width
provided along the boundary line to permit extension of the street
at full width.
5.
The small triangles of land beyond the cul-de-sac turnaround to the
boundary shall be so deeded, that maintenance of these corners of
land will be the responsibility of the adjoining owners until the
roadway is continued.
[Ord. 76, 9/8/1982, § 604]
1.
The minimum right-of-way and cartway width for all new streets in
the Township shall be as follows:
|
Type of Street
|
Right-of-Way
|
Cartway
| |
|---|---|---|---|
|
Arterial street
|
80 feet
|
Per PennDOT or 36 feet
| |
|
Collector street, commercial, industrial, marginal access and
other nonresidential streets
|
60 feet
|
36 feet
| |
|
Local street
|
50 feet
|
24 feet
| |
|
Private street
|
50 feet
|
18 feet
|
3.
Rights-of-way of lesser width than prescribed in this section shall
not be permitted.
4.
Subdivisions abutting existing streets shall provide for dedication,
the minimum right-of-way widths for those streets in accordance with
the provisions of this section.
[Ord. 76, 9/8/1982, § 605]
1.
In the case where lots created within a subdivision are large enough
to accommodate either further subdivision, or a higher intensity of
development, and thus may result in higher traffic levels, the Township
may require that additional right-of-way be provided to permit the
future development of a higher order street.
[Ord. 76, 9/8/1982, § 606]
[Ord. 76, 9/8/1982, § 607]
1.
Center-line grades shall be not less than 1%.
2.
Center-line grades shall not exceed 10% except on arterial and collector
streets which shall not exceed 7%.
4.
Under no conditions will maximum grades be permitted with minimum
curve radii.
5.
The turnaround portion of a cul-de-sac street shall have a maximum
grade of 2% to 4% across the diameter in any direction.
6.
Wherever possible, the drainage of cul-de-sac streets shall be toward
the open end.
7.
Cul-de-sac streets with center-line slopes less than 2% which are
level or nearly so across the diameter perpendicular to the center
line must be graded so that there is a minimum 2% fall in all drainage
swales around the cul-de-sac.
8.
The through-street shall be approached by side streets in accordance
with the following standards. Where the grade of the side street exceeds
7%, there shall be leveling area with a minimum length of 75 feet
(measured from the intersection of the center lines) within which
no grade shall exceed a maximum of 4%.
[Ord. 76, 9/8/1982, § 608]
1.
Streets entering the opposite sides of another local street shall
use right angle intersections whenever feasible, especially when local
streets enter into collector or arterial streets. There shall be no
intersection angle measured at the center line of less than 75°.
2.
A minimum paving radius of 30 feet shall be provided at all intersections.
The Board may increase the required radii where they consider such
design advisable at intersections involving collector or arterial
streets.
3.
Streets entering the opposite sides of another street shall either
be directly across from each other or offset by at least 200 feet
from center line to center line.
4.
Whenever feasible, intersections along major streets shall be kept
to a minimum at least 1,000 feet apart, except in those cases deemed
by the Board to require close spacing without endangering the safety
of the public. Separation distances shall be measured center line
to center line.
5.
A minimum paving radius of 30 feet corresponding to the curb radii
shall be provided at all street intersections. The Board may increase
the required radii when they consider such design advisable at intersections
involving collector or arterial streets.
6.
All necessary street name signs and traffic control signs shall be
provided and erected by the developer. The street signs should be
of the type existing in the neighborhood and shall be subject to approval
by the Board. Street signs shall be erected before acceptance of the
street and shall be placed at all intersections.
7.
Clear sight triangles shall be provided at all street intersections.
Within such triangles, no vision obstructing object shall be permitted
which obscures vision above the height of 30 inches and below 10 feet
measured from the center-line grade of intersecting streets.
8.
At all intersections of local roads the sight triangle shall be a
minimum of 75 feet measured from the point of intersections along
each road center line.
9.
At all intersections of local roads with other classifications of
roads, the following sight triangle dimensions shall be used:
|
Design Speed of Intersected Road
|
Length of Sight Triangle Leg along Center Line of Closest
Lane
| |
|---|---|---|
|
20 MPH
|
200 feet
| |
|
30 MPH
|
300 feet
| |
|
40 MPH
|
400 feet
| |
|
50 MPH
|
500 feet
|
10.
Greater sight triangles imposed by PennDOT for intersections with
the state highway system shall supersede the above.
11.
No more than two streets shall intersect at the same point.
[Ord. 76, 9/8/1982, § 609]
1.
Deceleration or turning lanes may be required by the Township along existing and proposed streets as required by a traffic impact study required by § 22-611 or where the Township can justify the need.
A.
Deceleration lanes shall be designed to the following standards:
(1)
The lanes shall be the same as the required width of the roadway
moving lanes.
(2)
The lane shall provide the full required lane width for its
full length. It shall not be tapered.
(3)
The lane length is to be measured from the center line of the
proposed intersecting street parallel to the existing street. In addition
to the lane length, 75 feet shall be provided to taper the deceleration,
acceleration or turning lanes to the existing street. The minimum
lane length shall be as follows:
|
Design Speed of Road
|
Minimum Deceleration Land Length
| |
|---|---|---|
|
30 MPH
|
165 feet
| |
|
40 MPH
|
230 feet
| |
|
50 MPH
|
310 feet
|
B.
Acceleration lanes are only required when indicated as needed by
a traffic impact study. The design shall be as per the recommendation
of the Township Engineer. As necessary, a paved taper shall be provided
for right-hand turns.
[Ord. 76, 9/8/1982, § 610]
All proposed developments of 50 or more dwelling units shall be accompanied by a traffic impact study to determine the need, if any, for additional traffic lanes (acceleration, deceleration, or turning), signalization, and other roadway improvements. The impact study should be prepared in accordance with the standards established by PennDOT and consistent with traffic impact studies as required in § 22-507. Also, see "Supporting Information for Subdivision and Land Development," available at the Township Building.
[Ord. 76, 9/8/1982, § 611]
1.
Private streets are prohibited within subdivision, unless adequate
off-street parking is shown to exist and proper maintenance of all
improvements is guaranteed by the developer.
2.
There shall be a notice on each preliminary and final plan indicating
those streets that are not intended for dedication and the private
streets will have off-street parking.
3.
Private streets shall adhere to all design standards of a public
street except for cartway width if they are expected to be offered
for dedication at some future time.
4.
Private streets shall not be offered for dedication unless they meet
all public street design standards.
5.
Streets providing circulation between adjacent land developments
(existing or proposed) shall be public streets and shall be connected
directly to another public street.
[Ord. 76, 9/8/1982, § 612]
1.
All materials entering into the construction of streets and the methods
of construction and drainage shall be in accordance with the applicable
requirements of the Pennsylvania Department of Transportation Specifications,
Form 408, or the latest revision thereof. Road cross-sections shall
be detailed as in Appendix 22-G.
2.
Subgrade.
A.
The area within the limits of the proposed road surface shall be
shaped to conform to the line, grade, and cross-section of the proposed
road.
B.
Remove or stabilize all unsuitable subgrade materials.
C.
Wet or swampy areas shall be permanently drained and stabilized.
D.
Fills shall be made with suitable materials and thoroughly compacted
for full width in uniform layers of not more than eight inches thick.
E.
The subgrade shall be thoroughly compacted by rolling with a minimum
ten-ton roller and/or a sheepsfoot roller over six inches.
F.
Backfill of trenches within the cartway and curb area shall be thoroughly
compacted prior to application of the base course.
3.
Base Course.
A.
Base course shall consist of eight inches of PA #4A crushed stone
placed on a two-inch initial layer of screenings and rolled uniformly
and thoroughly with a ten-ton vibratory roller. Rolling shall continue
until the material does not creep or wave ahead of the roller wheels.
B.
After compaction of the base stone, dry screenings shall be applied
in sufficient quantity of fill all the voids in the rolled stone base.
A vibratory roller, of PennDOT approved design, must be used in this
step of construction and rolling shall continue until all voids are
filled. Small areas around inlets and manholes that cannot be reached
by the vibratory roller shall be compacted with a mechanical tamper
or whacker.
C.
When the stone surface is tight and will accept no more screenings,
all loose screenings shall be broomed from the surface to expose the
top 1/2 inch of the aggregate over at least 75% of the road.
D.
No base material shall be placed on a wet or frozen subgrade.
E.
As an alternate, an aggregate-lime-pozzolan base course may be used
when approved by the Township. This "possopac" base course must be
applied with an approved paver to a thickness to be determined by
the Township Engineer.
F.
Application of a "possopac" base course shall be followed immediately
by application of the binder course.
4.
Bituminous Surface.
A.
Bituminous material shall be ID-2 or FB-1 hot mix with two inches
of binder course and one inch of surface course after compaction.
B.
The completed road surface shall have a uniform slope of 1/4 inch
per foot from edge to center line except that on super-elevated curves,
this slope shall not be less than 1/4 inch per foot and shall extend
up from the inside edge to the outside edge of the paving.
C.
As an alternate, the road may be constructed of six inches of compacted
aggregate bituminous base course and 1 1/2 inches wearing course.
The type and installation of road material shall be equal or superior
to that required in the Pennsylvania Department of Transportation
Specifications, Form 408.
5.
Grading and Shoulders.
A.
Roadways shall be graded for not less than eight feet beyond the
edge of the proposed paving on each side. This grading width shall
be increased as necessary where sidewalks and/or planting strips are
to be provided. Shoulders shall be graded with a slope of one inch
per foot. Beyond the limits of this grading, banks shall be sloped
to prevent erosion, but this slope shall not exceed two horizontal
to one vertical with tops of slope in cuts rounded.
[Ord. 76, 9/8/1982, § 613]
1.
Private driveways, either individual or shared, shall be provided
for all residences and the construction shall be in accordance with
the regulations of this section in order to provide safe access to
Township and state roads and to eliminate problems of stormwater runoff.
2.
The edge of the driveway shall be at least 100 feet from the intersection
corner of corner lots.
3.
The grade of a driveway within the legal right-of-way of the public
road, Township or state, shall not exceed 5%. The drive within the
property line shall not exceed 15%.
4.
The width of a driveway within the legal right-of-way of the public
road or when carried by a bridge shall be a minimum of 10 feet, and
shall be a minimum of eight feet at all other points within the property
line. Adequate turnaround surface shall be provided on the property
to egress to the street in a forward direction. Where the grade of
the driveway exceeds 10%, at least one level parking space shall be
provided just within the property line for emergency parking.
5.
All driveways shall be surfaced with erosion resistant materials
from the edge of the street cartway to a point in the lot 25 feet
from a right-of-way line of any Township, state, or private road.
The remainder of the driveway may be constructed of any suitable stone
or paved surface.
6.
The finished surface of the driveway sloping toward the public road
shall be shaped so that no stormwater runoff from the property shall
discharge upon the public right-of-way. This shall be accomplished
by providing a minimum crown of four inches or a side-to-side slope
of six inches and shaping the last 20 feet of length of the driveway
at the street line so that all surface runoff discharges on the owner's
property. On steep driveways, an interceptor may be required at the
edges to restrain runoff and deflect it to the side, and installation
of a concrete drop structure with steel grate cover across the driveway
and connected by storm sewer to an appropriate water course also may
be required. Discharge of roof drains or down spouts onto a driveway
which slopes toward the street shall not be permitted. No drain pipe
from any basement sump pump, foundation drain, disposal field, terrace,
roof or pavement shall be discharged onto the public right-of-way.
[Ord. 76, 9/8/1982, § 614]
1.
Curbs may be required to be installed at the discretion of the Board
to facilitate stormwater runoff on proposed streets. Where no curb
is provided, there shall be a stabilized shoulder provided with a
minimum width of six feet. Where required, curbs shall be installed
along both sides of all proposed streets.
2.
In areas where curb is not used, provisions shall be made such as
drainage swales to avoid erosion to the satisfaction of the Board
of Supervisors. The use of drainage swales will be allowed only on
streets with a grade of less than 7%. Curb must be provided for streets
with a grade in excess of 7%.
3.
All curbs shall be constructed in accordance with specifications
for Class A concrete as specified by the Pennsylvania Department of
Transportation, with a minimum compressive strength of 3,000 pounds
per square inch after 28 days.
4.
Curbs shall be constructed to the dimensions shown in the Appendix
22-G-1. Curbs may be either the vertical type or rolled curb-and-gutter
type subject to the approval of the Board of Supervisors. The transition
from one type of curb shall be effected only at street intersections.
Rolled curb and gutter shall not be used on collector or arterial
streets.
5.
Curbing shall be constructed in ten-foot lengths. A pre-molded expansion
material having a minimum thickness of 1/4 inch shall be placed between
sections of curbed curbing and at intervals of not more than 50 feet.
Intermediate joints between ten-foot sections shall be formed of two
layers of single-ply bituminous paper.
6.
The depressed curb at driveways shall be no higher than 1 1/2
inches above the street surface. The length of this depressed curb
shall not exceed 35 feet without a safety island, median strip, or
some singular type of reserve strip. This safety strip shall not be
less than 15 feet in length. Pipes, grates, or other constructions
shall not be placed in the gutter to form a driveway ramp.
7.
Excavations shall be made to the required depth, and the material
upon which the curb is to be constructed shall be compacted to a firm,
even surface. Where the subgrade is soft, a layer of crushed stone
not less than four inches thick shall be placed under the curb.
8.
Curbs shall be provided on all new parking areas located within a
land development. Precast concrete curb may be used upon approval
by the Board.
[Ord. 76, 9/8/1982, § 615]
1.
Sidewalks may be required on both sides of the street in subdivisions
and land developments where curbs are required. Sidewalks may be required
on only one side of the street in subdivisions or land developments
if there are residential or commercial lots on only one side of the
street.
2.
Sidewalks shall be required in any subdivision or land developments
where it is in the public interest, as determined by the Board of
Supervisors, to continue sidewalks that are existing in adjacent developments,
or to provide access to community facilities (schools, shopping area,
recreation areas, etc.) or to ensure safety of pedestrians with respect
to existing and/or projected traffic.
3.
Sidewalks shall be provided along all new streets and parking lots
or areas located in developments unless it can be demonstrated to
the satisfaction of the Board of Supervisors that pedestrian traffic
does not follow or mix with vehicular traffic.
4.
Sidewalks shall be located within the street right-of-way one foot
from the right-of-way line. Generally, a grass planting strip should
be provided between the curb and sidewalk.
5.
All sidewalks shall be constructed in accordance with specifications
for Class A concrete as specified by the Pennsylvania Department of
Transportation, with a minimum compressive strength of 3,000 pounds
per square inch after 28 days.
6.
Sidewalks shall be a minimum of four feet wide, except along collector
and arterial streets, and adjacent to shopping areas, schools, recreation
areas, and other community facilities, where they shall be a minimum
of five feet wide.
7.
Where a sidewalk abuts a curb, a building, a wall, or some other
permanent structure, a pre-molded expansion joint 1/4 inch in thickness
shall be placed between the curb and the sidewalk for the full length
of the permanent structure. Sidewalks shall be constructed in slabs
no more than 10 feet in length. The slabs shall be separated by a
transverse pre-molded expansion joint 1/4 inch in thickness. The slabs
between expansion joints shall be divided into blocks five feet in
length by scoring transversely.
8.
Sidewalks shall have a minimum thickness of four inches where used
solely for pedestrian traffic and a minimum thickness of six inches
at all driveways. Welded wire fabric (66-1010) shall be provided in
all sidewalk construction at driveways.
9.
Excavations shall be made to the required depth and a layer of crushed
stone not less than four inches thick shall be placed and thoroughly
compacted prior to laying the sidewalk.
[Ord. 76, 9/8/1982, § 616]
1.
Blocks shall have a maximum length of 1,600 feet. Blocks subdivided
into lots shall be two lot depths in width, except lots along a major
thoroughfare which front on an interior street.
2.
In commercial or residential land development area, the block layout
shall conform, with due consideration of site conditions, to the best
possible layout to serve the public, to permit good traffic circulation
and the parking of cars, to make delivery and pick-up efficient, and
to reinforce the best design of the units in the commercial or residential
area.
3.
The block layout in office-industrial areas shall be governed by
the most efficient arrangement of space for present use and future
expansion, with due regard for worker and customer access and parking.
4.
In large blocks with interior parks and playground, in longer blocks
(greater than 1,200 feet) where access to a school or shopping area
is necessary, or where cross streets are impractical or unnecessary,
a crosswalk with a minimum right-of-way of 12 feet and five feet of
paving included therein may be required by the Board of Supervisors.
5.
The length, width, and shape of blocks shall be determined with due
regard to:
[Ord. 76, 9/8/1982, § 617;
as amended by Ord. 2005-08, 12/7/2005, § 4]
1.
Lot dimensions and area shall not be less than specified by provision of the East Fallowfield Zoning Ordinance [Chapter 27].
2.
Minimum building setback lines shall be established to provide front yards as required by the East Fallowfield Zoning Ordinance [Chapter 27].
3.
Side lot lines shall be substantially at right angle or radial to
street lines. If, after subdividing, there exist remnants of land,
they shall be included in the area of proposed or existing lots.
4.
Double frontage lots are prohibited except for reverse frontage lots
and corner lots.
5.
Residential lots shall front on a municipal street, existing or proposed.
Where it is necessary to create lots without direct frontage on a
street, such interior lots shall have an access with a minimum width
of 25 feet. No more than two contiguous lots shall be so formed within
200 feet of the turnaround of a cul-de-sac street.
6.
House numbers shall be assigned to each lot in the Township through
the function of the Postmaster.
7.
On a cul-de-sac street, no part of a fifth lot and no more than four
lots may have any frontage or driveway on the circumference of the
turnaround or its reverse radii except that, in the case of townhouses,
not more than three buildings and nine associated driveways shall
be permitted access on the turnaround area of a cul-de-sac street.
[Ord. 76, 9/8/1982, § 618]
1.
Where easements are required for utilities such as water and/or sewer
facilities intended for dedication, the requirements for easement
shall be determined by the Board of Supervisors. Easements shall similarly
be established for other utilities. Local utility companies shall
be consulted by the developer when locating easements. To the fullest
extent possible, easements shall be centered on or adjacent to rear
or side lot lines.
2.
The Board of Supervisors may require easements as prerequisites to
its approval of shared driveways or other access arrangement.
3.
Where a subdivision or land development is traversed by a watercourse,
drainage way, channel, or stream, there shall be provided a drainage
easement conforming substantially with the line of such watercourse,
drainage way, channel, or stream and of such width as will be adequate
to preserve the unimpeded flow of natural drainage, or for the purpose
of widening, deepening, relocating, improving, or protecting such
drainage facilities or for the purpose of installing a stormwater
sewer.
[Ord. 76, 9/8/1982, § 619;
as amended by Ord. 2010-01, 3/23/2010]
1.
General.
A.
Where required by the Township, each property and/or development
shall be connected to a public sewer. Where the public sewer is not
accessible yet but the subdivision or land development lies within
the planned sewer service area as defined in the 537 Sewage Facilities
Plan for East Fallowfield, the developer shall provide a community
system or shall install sewer lines, including lateral connections
as may be necessary to provide adequate service to each lot when connection
with the public sewer system is made. The sewer lines shall be suitably
capped at the limits of the subdivision, and the laterals shall be
capped until sewers are provided. On-site disposal facilities shall
also be provided in the interim. Design of capped sewer system shall
be subject to approval by the Pennsylvania Department of Environmental
Protection and the Township.
B.
Sanitary sewers shall be designed and constructed in strict accordance
with Pennsylvania Department of Environmental Protection and Chester
County Health Department standards and Township specifications. A
copy of the approval of such system shall be submitted with the final
plan.
C.
Sanitary sewers shall not be used to carry stormwater.
D.
All lots which cannot be connected to a public or community sanitary
sewage disposal system in operation at the time of construction of
a principle building shall be provided with an on-site sanitary sewage
disposal system meeting the design standards of 25 Pa. Code, Chapter
73, rules and regulations of the Pennsylvania Department of Environmental
Protection, and Township standards.
E.
If on-site sanitary sewage disposal facilities are to be utilized,
the Township Planning Commission may require that the subdivider submit
a feasibility report. Such report shall compare the cost of providing
on-site facilities and the cost of public sanitary sewer system with
a sewage treatment plant. Based on the analysis of this report, the
Township may require the installation of a public sanitary sewer system
or capped sewer.
F.
Where on-site sanitary sewage facilities are to be utilized, each
lot so served shall be of a size and shape to accommodate the necessary
length of tile fields at a safe distance from, and at a lower elevation
than the proposed building(s) to facilitate gravity flow in accordance
with Township and state regulations and shall be so plotted.
G.
The proposed method of sanitary sewage disposal shall be in accordance
with the East Fallowfield Township officially adopted Act 537 Sewage
Facilities Plan.
H.
When in accord with 25 Pa. Code, § 71.6, rules and regulations
of the Pennsylvania Department of Environmental Protection Facilities
537 Plan Revision, the procedure set forth in 25 Pa. Code §§ 71.15
— 71.17 of those rules and regulations shall be followed.
2.
Sanitary Sewage Disposal System(s).
A.
Sanitary sewage disposal systems shall be provided consistent with
the design standards and requirements contained in this chapter.
B.
Whenever a subdivider proposes that individual on-site sanitary sewage
disposal systems shall be utilized within the subdivision, the subdivider
shall either install such a facility approved by the Pennsylvania
Department of Environmental Protection, or shall guarantee (by deed
restriction or otherwise), as a condition of the sale of each lot
or parcel within the subdivision, that such facilities can be installed
by the purchaser of such lot or parcel.
C.
In all other cases, the subdivider shall provide a complete community
or public sanitary sewage disposal system. The design and installation
of such public system shall be subject to the approval of the Township
Engineer, and the Township Planning Commission and Board of Supervisors.
The design and installation of such a community distribution system
shall be subject to the approval of the Pennsylvania Department of
Environmental Protection and such systems shall be further subject
to satisfactory provisions for the maintenance thereof.
D.
Where studies by the Township Planning Commission or Board of Supervisors
indicate that construction or extension of sanitary trunk sewers to
serve the property being subdivided appears probable within a reasonably
short time (up to 10 years), the Township Planning Commission and
the Board of Supervisors shall require the installation and capping
of sanitary sewer mains and house connections, in addition to the
installation of temporary individual on-site sanitary sewage disposal
systems. It shall, however, be the responsibility of the Township
to supervise the design and installation of such sewers.
E.
Wherever a subdivider proposes that individual on-site sanitary sewage disposal systems or community sewage disposal systems are to be utilized within the subdivision, it shall be the responsibility of the individual lot owners, homeowners association, or similar entity or organization to operate and maintain the sewage facilities and as stipulated in § 22-806, Subsection 2.
3.
Soil Percolation Test Requirements.
A.
Soil percolation tests shall be performed for all subdivision wherein
building(s) at the time of construction will not be connected to a
public or community sanitary sewage disposal system in operation.
Deep hole test pits are recommended as a further means of guaranteeing
suitability of a site.
B.
Soil percolation tests shall be made in accordance with the procedure
required by the Pennsylvania Department of Environmental Protection,
by either a registered professional engineer, or registered sanitarian
and/or the Pennsylvania Sewage Facilities Act sewage enforcement officer
at a rate of one per lot.
C.
The engineer, sanitarian, and/or sewage enforcement officer shall
enter the result of the test and all other information of five copies
of the subdivision sewage disposal report form, and shall submit these
with the preliminary plans; provided, however, that where the approval
of sanitary sewage disposal facilities is otherwise required by the
Pennsylvania Department of Environmental Protection, two copies of
the report of investigation and approval may be submitted in lieu
of the subdivision sewage disposal report.
D.
Soil percolation tests shall be performed within the site of the
proposed on-site sanitary sewage disposal facilities and spaced evenly
through the property.
E.
The results of the soil percolation tests shall be analyzed in relation
to the physical characteristics of the tract being subdivided and
of the general area surrounding the tract being subdivided. The final
plan lot layout shall be based on this analysis.
[Ord. 76, 9/8/1982, § 620;
as amended by Ord. 2010-01, 3/23/2010]
1.
Adequate and potable water supply system(s) shall be installed consistent
with design principles and requirements contained in this chapter
and Township standards, which are the U.S. Public Health criteria
for drinking water as administered by the existing Environmental Protection
Agency Safe-Drinking Water Act.
2.
Where the subdivider proposes that individual on-site water supply
systems shall be utilized within the subdivision, the subdivider shall
either install such facilities or shall guarantee (by deed restriction
or otherwise), as a condition of the sale of each lot or can be installed
by the purchaser of such lot or parcel. Individual on-site wells shall
be subject to the standards provided for within § 501, Chapter
500, Rules and Regulations of the Chester County Health Department.
3.
Wherever appropriate, the subdivision shall be provided with a complete
public or community water distribution system. The design and installation
of such public system shall be subject to the approval of the Township;
the design and installation of such community distribution system
shall be subject to the approval of the Pennsylvania Department of
Environmental Protection and such systems shall be further subject
to satisfactory provision for the maintenance thereof.
A.
Where a permit is required by said Department, it shall be presented
as evidence of such review and approval in the case of private or
public systems before construction commences.
B.
Where such system is proposed, the Township will accept only the
following standards and materials:
(1)
Water mains shall be constructed of cement-lined, cast iron,
minimum Class 22 pipe. No extension of water mains shall be permitted
for a pipe having a diameter of less than six inches.
(2)
All pipe shall have a minimum cover of three feet, six inches
from grade to the crown of pipe.
(3)
Generally, water mains shall be so designed as to form a loop
system to enhance the continual supply of fresh water. When dead ends
occur on new mains, they shall all be closed with cast iron plugs
or caps, with a blow-off valve or fire hydrants.
(4)
Mains shall be drained through drainage branches or blow-offs
to dry wells from which the water can be pumped. Drainage branches,
blow-offs, air vents, and appurtenances shall be provided with gate
valves.
(5)
Blow-offs shall not be connected to any sewer or submerged in
any manner that will permit backsiphonage in the distribution system.
(6)
Valves in water mains shall, where possible, be located on the
street property lines extended. A cast iron valve box or a masonry
pit shall be provided for every valve as shown on the plans. A valve
box shall be provided for every valve which has no gearing or mechanism,
or for which the gearing or operating mechanism is fully protected
with a cast iron grease case. A masonry valve pit shall be provided
for every valve which has exposed gearing or operating mechanisms.
(7)
Manholes shall be constructed of brick, with cast iron frames
and covers.
C.
All persons desiring to extend public water mains shall be required
to enter into an extender's agreement which shall provide for:
4.
Wherever a public or community water system is provided, fire hydrants
suitable for the coupling of equipment serving the Township shall
be installed as specified by the Insurance Services Offices of Pennsylvania
and the local fire companies. Location of hydrants shall be approved
by the Township.
A.
Generally, all fire hydrants will be located on an eight-inch line
or a looped six-inch line. Where a dead end line is required to contain
a fire hydrant, the portion of the line between the main loop and
the hydrant shall be an eight-inch minimum diameter.
B.
Fire hydrants shall be spaced in a development so that all proposed
buildings will be no more than 600 feet from the hydrant measured
along traveled ways.
C.
All community water systems must provide a minimum of 500 GPM at
a residual pressure of 20 psi for a two-hour period.
D.
For additional fire protection a standpipe may be required incorporated
into existing and proposed ponds or reservoirs and an access easement
provided for emergency use.
E.
Hydrants shall be located in a manner to provide complete accessibility
and so that the possibility of damage from vehicles or injury to pedestrians
will be minimized. When placed behind the curb, the hydrant barrel
shall be set so that no portion of the pumper or hose nozzle cap will
be less than 24 inches from the gutter face of the curb. When set
in the lawn space between the curb and the sidewalk or between the
curb and the property line, no portion of the hydrant or nozzle cap
shall be within six inches of the sidewalk.
[Ord. 76, 9/8/1982, § 621]
1.
General Provisions.
A.
All subdivisions and land developments shall comply with the requirements of Chapter 23 of the Code of Ordinances of East Fallowfield Township, known as the “East Fallowfield Township Stormwater Management Ordinance,” as amended, which is incorporated herein by reference and made a part hereof.
[Amended by Ord. 2014-02, 9/23/2014]
B.
At the time of application for a building permit for any approved
lot created by a subdivision and/or improved as a land development
under the terms of this chapter, issuance of the permit shall be conditioned
upon adherence to the terms of this section.
2.
Erosion and Sedimentation. All activities involving land disturbance,
whether or not a plan is prepared or a permit obtained in accordance
with this chapter, shall be consistent with the following performance
standards:
A.
All land disturbance activities shall be conducted in such a way
as to prevent accelerated erosion and resulting sedimentation. To
accomplish this, all persons engaged in land disturbance activities
shall design, implement, and maintain erosion and sedimentation control
measures which effectively prevent accelerated erosion and sedimentation.
B.
In order to prevent accelerated erosion and resulting sedimentation,
land disturbance activities related to construction (including but
not limited to construction of buildings and other structures), and
to paving activities, shall be conducted only in conformance with
the following principles:
(1)
During the period of earthmoving and, in the case of subdivisions
or land developments, prior to the completion of roads, parking areas,
buildings, and other improvements and the establishment of vegetation
or soil stabilization measures, facilities shall be installed to insure
the following:
(a)
There shall be no discharge of sediment or other solid materials
from the site as a result of stormwater runoff.
(b)
During the period of earthmoving, peak discharges and discharge volumes from the site shall comply with Subsection 3A through C and, where applicable, Subsection 3D with the following exceptions and additions:
1)
Any person conducting a business or personal venture involving
periodic or regular earthmoving (quarrying, top soil removal, etc.,
but not exempted agricultural operations) shall calculate runoff for
facility design based upon runoff before earthmoving and runoff during
the maximum period of exposure.
2)
Wherever soils, topography, or other conditions suggest substantial
erosion potential during subdivision and land development or earthmoving,
the Township as recommended by the Township Engineer may require that
the entire volume of a two-year storm be retained on site or that
special sediment trapping facilities be installed.
(2)
No earthmoving or stripping of vegetation shall be conducted
in areas of greater than 25% slope unless specific approval is obtained
from the Board of Supervisors and the Township Engineer.
(3)
Earthmoving and the addition of fill will be minimized to preserve
the natural features and topography and shall be conducted in accordance
with Appendix 22-I, § I, "Supporting Information for Subdivision
and Land Development," available at the Township Building.
(4)
Stripping of vegetation, regrading, or other development shall
be done in such a way that will minimize erosion.
(5)
To the maximum extent practical, natural vegetation shall not
be removed except as provided in the approved final subdivision or
land development plan or the zoning permit. The stockpiling of soil
over the roots of trees to be preserved is prohibited within the drip
line of the tree.
(6)
The amount of disturbed area and the duration of exposure shall
be kept to a practical minimum.
(7)
The permanent (final) vegetative and structural erosion control
and drainage measures shall be installed as soon as practical.
(8)
Sediment in runoff water shall be trapped in accordance with
Appendix 22-I and removed through means approved by the Township Engineer
to assure adequate capacity in the basins or traps.
(9)
Procedures for protecting soils or geologic formations with
water supply potential from contamination by surface water or other
disruption by construction activity shall be established (see Appendix
22-K), "Supporting Information for Subdivision and Land Development,"
available at the Township Building.
(10)
Such other requirements or exceptions as are consistent with
these terms in the foregoing principles may be imposed or allowed
by the Township Engineer. The design requirements for controlling
erosion and sedimentation during construction are set forth in Appendices
I and J in "Supporting Information for Subdivision and Land Development,"
available at the East Fallowfield Township Building.
C.
To prevent accelerated erosion and resulting sedimentation, land
disturbance activities relating to logging and woodcutting operations,
shall be conducted only in conformance with the following principles:
(1)
Logging or Woodcutting Operations. All logging or woodcutting
operations conducted with or prior to a land development shall be
conducted only in conformance with the following principles and standards:
(a)
Stumps, ground cover, and root mat must be left intact until
land development plans are approved and erosion and sedimentation
control facilities are installed.
(b)
Methods for removal of logs and the removal routes shall be
specified in a plan, approved by the Township Engineer, and shall
not include traversing slopes of 15% to 25% at more than the minimum
gradient possible.
(c)
On slopes of 10% to 25%, logging will involve the cutting or
removal of less than one-third of even-aged and noncontiguous trees.
(d)
On slopes exceeding 25%, logging and woodcutting shall be by
specific approval of the Board of Supervisors and shall be limited
to highly selected removal of trees. Maximum precautions shall be
taken to avoid destruction or injury of understory brush and trees.
D.
Protection of Adjacent Property.
(1)
If, in the opinion of the Township Engineer, the nature of the
earthmoving is such as to create a hazard to life or property unless
adequately safeguarded, the applicant shall construct walls, fences,
guardrails, or other structures to safeguard the public street, sidewalk,
alley, or other public property and persons.
(2)
No person shall dump, move, or place any soil, bedrock, or other
material or divert or increase the flow of water so as to cause the
same to be deposited upon or roll, flow, or wash upon or over the
premises of another without the express consent of the owner of such
premises so affected, or upon or over any public street, street improvement,
road, storm sewer drain, watercourse, or right-of-way or any public
property.
(3)
No person shall, when hauling soil, bedrock, or other material
over any public street, road, alley, or public property, allow such
material to blow or spill over and upon such street, road, alley,
or public property or adjacent private property.
(4)
If any soil, bedrock, or other material or water or liquid is
caused to be deposited upon or to roll, flow, or wash upon any public
property or right-of-way in violation of the above paragraphs of this
subsection, the Township shall cause such removal and the cost of
such removal shall be paid to East Fallowfield Township by the person
who failed to so remove the material and shall be a debt due the Township.
The cost of such removal shall be a lien on all property and all rights
to property, real or personal, of any person liable to pay the same
from and after the time said cost is due and payable. The cost of
such removal shall be collected in the manner of said taxes or from
escrow funds established for the land development activity.
3.
Permanent Stormwater Management. All subdivision and land development
activities involving an increase in impervious cover shall be conducted
in conformance with the following performance standards:
A.
After installation of impervious cover, peak discharges from the
site shall not exceed the before construction peak discharge rate
from a two-year, twenty-four-hour storm of 3.2 inches of rainfall
for all storms up to a ten-year, twenty-four-hour storm of 5.0 inches
of rainfall. Peak discharges for any storms of greater than ten-year
frequency up to and including a one-hundred-year storm shall not exceed
the peak discharges from the site before development of such storms,
including:
B.
After installation of impervious cover, or during land disturbance activities under Subsection 2B where the Township has not required that the entire volume of a two-year storm be retained on site, there shall be no increase in the total volume of stormwater runoff over that which was discharged prior to development as a result of a two-year, twenty-four-hour storm.
C.
In calculating runoff prior to development or change in use, the
following assumptions shall apply:
(1)
Woodland shall be used as the prior condition for those portions
of the site having trees of greater than six-inch caliper DBH or where
such trees existed within 18 months of application.
(2)
Meadow shall be used for all other areas; including areas which
are presently covered by impervious surfaces.
(3)
Average antecedent moisture conditions.
(4)
A Type II distribution storm.
D.
Under certain conditions, the Township, upon recommendation by the
Township Engineer, may impose the following additional restrictions
on stormwater discharges:
(1)
Peak discharge rates on storms in excess of the ten-year storm
may be further restricted when it can be shown that a probable risk
to downstream structures or unique natural areas exists or that an
existing flooding problem would be further aggravated.
(2)
Measures may be imposed to protect against ground or surface
water pollution where the type of business or the nature of the soils
underlying a runoff structure would constitute a substantial risk
of contamination.
E.
All plans and designs for stormwater management facilities submitted
to the Township Engineer for approval shall determine stormwater peak
discharge and runoff by use of the Soil Cover Complex Method as set
forth in Urban Hydrology for Small Watersheds, Technical Release No.
55, with specific attention given to antecedent moisture conditions,
flood routing, and peak discharge specification included therein and
in Hydrology National Engineering Handbook, § 4, both by
U.S. Department of Agriculture, Soil Conservation Service. The Township
Engineer, however, may permit the use of the Rational Method for calculation
of runoff on land developments of 10 acres or less and for the design
of storm sewers.
F.
Storm sewers and drainage swales shall be designed according to Appendix
22-I, § V, "Supporting Information for Subdivision and Land
Development," available at the Township building.
G.
In calculating runoff after development, those areas covered by concrete
lattice blocks on an appropriate base (as outlined in Appendix 22-J,
§ IV, "Supporting Information for Subdivision and Land Development),"
porous pavement areas on an appropriate base, and roof areas which
drain to properly designed and installed seepage beds shall not be
considered to result in increased runoff from a two-year storm. Concrete
lattice blocks or porous paving and seepage beds for roof drainage
shall be required under the following conditions:
(1)
Cisterns and/or infiltration structures designed and sized in
accordance with Appendix 22-J shall be provided to hold and/or infiltrate
roof drainage whenever total impervious surfaces (streets, buildings,
parking areas, driveways, etc.) will exceed 10% of a residential tract
or lot or 30% of a nonresidential tract or lot, and the subject tract
or lot or contiguous property(ies) is dependent on well water supplies
on their own site.
(2)
Total impervious coverage shall be restricted to the amounts
noted below by substituting concrete lattice blocks and/or porous
paving for the amount of conventional paving materials which would
exceed the total impervious coverage limits; provided, however, that
buildings or other impervious surfaces shall not exceed the maximum
limits noted:
(a)
Whenever the tract or lot or a contiguous property is dependent
on well water supplies on-site, total impervious coverage shall not
exceed 15% of a residential tract or lot or 40% of a nonresidential
tract or lot.
(b)
Whenever the tract or lot or a contiguous property does not
depend on well water supplies on site, total impervious coverage shall
not exceed the maximum required by the base zoning district of the
tract or lot.
H.
In order to improve the quality and general utility of stormwater
management plans, subdivision and land development and building construction
shall be planned, designed, and constructed only in conformance with
the following principles:
(1)
Erosion and sediment control and stormwater management control
facilities shall be incorporated into all building site designs and
the overall design of any subdivision or land development or improvement
in such ways that they may serve multiple purposes such as wildlife
areas, recreational areas, fire prevention ponds.
(2)
The natural infiltration and water resource potentials shall
guide design, construction, and vegetation decisions (as detailed
in "Supporting Information for Subdivision and Land Development,"
Appendix 22-K, Soil Use Guide). Runoff in excess of natural conditions
from roofs and other surfaces which are unlikely to contain pollutants
shall be recharged to the groundwater table or stored for nonpotable
water uses to the maximum extent possible.
(3)
Existing trees and shrubs shall be preserved and protected to
the maximum extent possible.
(4)
All natural streams, channels, drainage swales, and areas of
surface water concentration shall be maintained in their existing
condition except where changes can be justified on the basis of other
design standards of this chapter.
[Ord. 76, 9/8/1982, § 622]
1.
The minimum distance from a natural gas line to a dwelling unit shall
be as required by the applicable transmission or distribution company,
or as may be required by the applicable regulations issued by the
Department of Transportation under the Natural Gas Pipe Safety Act
of 1968, as amended, whichever is greater.
2.
When any petroleum or petroleum products transmission line traverses
a subdivision or land development, the developer shall confer with
the applicable transmission or distributing company to determine the
minimum distance which shall be required between each proposed dwelling
unit and the petroleum or petroleum products transmission lines.
3.
All other utility lines including, but not limited to, electric,
gas, street light supply, cable television, and telephone shall be
placed underground. Installation of all utilities shall be in strict
accordance with the engineering standards and specifications of the
Township and public utility concerned.
4.
In accordance with the provisions of Act 287, all developers, contractors,
etc., will contact all applicable utilities and accurately determine
the locations and depth of all underground utilities within the boundaries
of the tract proposed for development, prior to excavation. A list
of the applicable utilities and their phone numbers shall appear on
the plans submitted for review, and proof shall be presented to the
Township prior to final plan approval.
[Ord. 76, 9/8/1982, § 623]
At least two off-street parking spaces with access to a public street shall be provided for each proposed dwelling unit. Where such access is to other than a residential service street, adequate turnaround space shall be provided for on the lot. Parking areas shall be provided for on the lot. Parking areas shall be provided for commercial and industrial uses as required in the East Fallowfield Zoning Ordinance [Chapter 27].
[Ord. 76, 9/8/1982, § 624]
[Ord. 76, 9/8/1982, § 625]
1.
Monuments shall be accurately placed at the intersection of all lines
forming angles and at changes in direction of lines in the boundary
(perimeter) of the property being subdivided. The subdivider, or his
representative, shall notify the Township Engineer in order that he
may inspect the placement of the monuments before they are covered.
Monument locations must be shown on the final plan as approved.
2.
All monuments shall be placed by a registered professional engineer
or surveyor so that the scored (by an indented cross or drill hole
at not more than 1/4-inch diameter in the top of the monument) point
shall coincide exactly with point of intersection of the lines being
monumented.
3.
Monuments shall be set with their top level with the finished grade
of the surrounding ground, except:
A.
Monuments which are placed within the lines of existing or proposed
sidewalks shall be so located (preferable beneath the sidewalks) that
their tops will not be affected by lateral movement of the sidewalks.
B.
Where monuments are located beneath a sidewalk, proper access shall
be provided for their use.
4.
All streets shall be monumented at range line on the right-of-way
lines of the street at the following locations:
A.
At least one monument at each intersection.
B.
At changes in direction of street lines, excluding curb arcs at intersections.
C.
At each end of each curbed street line, excluding curb arcs at intersections.
D.
At such places where topographical or other conditions make it impossible
to sight between two otherwise required monuments, intermediate monuments
shall be placed.
E.
At such other places along the line of streets as may be determined
by the Township Engineer to be necessary so that any street may be
readily defined for the future.
5.
All lot corners shall be clearly identified by either a monument
or an iron pin as specified by the Township Engineer. Where iron pins
are used, they shall be a minimum of 3/4-inch diameter solid bar or
reinforcing rod, shall be a minimum of 30 inches in length, and shall
be driven flush with finished grade.
[Ord. 76, 9/8/1982, § 626]
1.
In subdivisions other than planned residential developments, the Township Planning Commission shall consider the need for suitable open areas for recreation as stipulated in the East Fallowfield Zoning Ordinance [Chapter 27] and shall make recommendations thereon. The Board of Supervisors may require provision for open space be included in the plan in accordance with provisions of this section. Such areas may be retained in private ownership by an association of home owners in the subdivision, or may, at the option of the developer and with the permission of the Township, be dedicated for public use.
2.
In designating areas for open space use, within subdivision plan,
whether to be dedicated to the Township or to be retained, in the
private ownership, the following criteria shall be applied by the
developer and the Township:
A.
Designated open space shall be consistent with the Township's
Comprehensive Plan.
B.
Open space areas shall be consistent with the needs of the future
residents of the proposed subdivision and shall be located so as to
be easily accessible by said residents.
C.
Open space areas should include both active recreation area for all
age groups and, particularly where the site includes a watercourse
or hilly or wooded areas, land which is left in its natural state.
[Ord. 76, 9/8/1982, § 627]
1.
Street lights shall be provided by the developer with the construction
of all new streets or portions thereof. The owner or developer shall
install or cause to be installed, at the expense of the owner, metal
pole street lights serviced by underground conduit in accordance with
a plan to be prepared by a registered engineer and approved by the
utility company and the Board of Supervisors. The requirement of metal
poles may be waived in such instances as approved by the Board due
to the existence of wooden poles already in place.
2.
The owner shall be responsible for all costs involved in lighting
the streets from the date of the first dwelling unit occupancy until
such time that the streets are accepted by the Township.
3.
In subdivisions and land developments, appropriate conduit and wiring
shall be installed underground, even though standards and lighting
fixtures may not be constructed immediately.
4.
Proposed intersections with any collector or arterial streets shall
have street lights.
5.
Reference should be made to the East Fallowfield Zoning Ordinance [Chapter 27] for specific lighting intensity standards.
6.
All lighting and accessory equipment shall be standard equipment
provided by PECO or variations approved by PECO and the Board of Supervisors.
[Ord. 76, 9/8/1982, § 628;
as amended by Ord. 2010-01, 3/23/2010]
1.
Precedence. The provisions of this section shall apply to planned residential developments only. Where there is a difference between standards in this section and other standards in this Part, the standards in this section apply. Where standards are not specified in this section, appropriate standards in this chapter and in Part 11 of the East Fallowfield Zoning Ordinance [Chapter 27] shall apply.
2.
General Site Design and Natural Features Analysis.
A.
In order to determine which specific areas of the total planned residential
development site are best suited for high density development, which
areas are best suited for lower density development, and which areas
should be preserved in this natural state as open space areas, a thorough
analysis of the natural features of the site will be required. The
following subject categories must be included in this analysis unless
in the opinion of the Board certain of these elements have been addressed
to the satisfaction of the Board, previously, in which case the applicant
will not be required to re-submit those elements:
(1)
Hydrology. Analysis of natural drainage patterns and water resources
including an analysis of streams, natural drainage swales, ponds or
lakes, marsh areas, floodplain areas, permanent high water table areas,
and seasonal high water table areas through the site.
(2)
Geology. Analysis of characteristics of rock formation underlying
the site including defining aquifers (particularly those locally subject
to pollution), shallow bedrock areas and areas in which rock formations
are unstable.
(3)
Soils. Analysis of types of soils present in the site area including
delineation of prime agricultural soil areas, aquifer recharge soil
areas, unstable soils, soils most susceptible to erosion and soils
suitable for urban development. The analysis of soils will be based
on the Chester and Delaware County Soil Survey of the USDA Conservation
Service.
(4)
Topography. Analysis of terrain on site including mapping of
elevation and delineation of slope areas over 25%, between 15% and
25%, between 8% and 15% and under 8%.
(5)
Vegetation and Wildlife. Analysis of tree and plant cover and
wildlife habitats of the site, emphasizing the location of woodland
and meadowland areas. Dominant tree, plant, and animal species should
be identified.
(6)
Micro-Climate. Analysis of seasonal temperatures, seasonal precipitation,
seasonal prevailing winds, and daily hours of sunlight in specific
areas of the planned residential development site.
B.
The Board of Supervisors shall require site planning to be in accord with the results of such analysis and may require modifications where, in their opinion, site planning has been insufficiently attentive thereto. The Board of Supervisors may, at their discretion require additional impact statements as provided for in § 22-507. Also, see "Supporting Information for Subdivision and Land Development," available at the Township Building.
3.
Design, Bulk, and Location Standards.
A.
Site Design Standards.
(1)
All housing shall be designed with regard to topography and
natural features of the site. The effects of prevailing winds, seasonal
temperatures, and hours of sunlight on the physical layout and form
of the proposed buildings shall be taken into account.
(2)
All housing shall be placed so as to enhance privacy and insure
natural light for all principal rooms.
(3)
Housing and other facilities near the periphery of the planned
residential development shall be designed so as to be harmonious with
neighboring areas. This shall be reflected within the various structural
types within the site. All architectural designs should be reviewed
by the Planning Commission.
(4)
Development in environmentally sensitive areas is subject to
the following limitations:
|
Type of Land
|
Limitation
| |
|---|---|---|
|
Flood hazard area
|
No units permitted
| |
|
Slope — 25% or more
|
No units permitted
| |
|
Slope — 15% - 25%
|
One dwelling unit/1.5 acres with a maximum impervious surface
of 6%
|
B.
Conservation of Trees and Natural Features.
(1)
The development shall be designed and programmed so as to minimize
earthmoving, erosion, tree clearance, and the destruction of natural
amenities. All existing stands of trees shall be plotted on tentative
and final plan submissions.
(2)
No portions of tree masses or trees with caliper of four inches
or greater shall be removed unless clearly necessary for effectuation
of the proposed development (the burden of proof of this necessity
shall rest with the developer). Developers shall make all reasonable
efforts to harmonize their plans with the preservation of existing
trees. The Planning Commission may satisfy itself of this by on-site
inspection before there are any trees removed.
(3)
Developers shall exercise care to protect remaining trees from
damage during construction. The following procedures shall be followed
in order to protect remaining trees:
(a)
Where existing ground levels are raised, drainage tiles shall
be placed vertically at the old soil level and tops brought up to
surface of the ground and filled with coarse, crushed stone or gravel.
The tiles should be placed to the perimeter of the drip line of the
tree and at a maximum of four feet apart.
(b)
Trees within 25 feet of a building or bordering entrances or
exits to building sites shall be protected by a temporary barrier.
(c)
No boards or other material shall be nailed to trees during
construction.
(d)
Heavy equipment operators shall be warned to avoid damaging
existing tree trunks and roots. Roots shall not be cut closer than
within 15 feet of the tree's trunk.
(e)
Tree trunks and exposed roots damaged during construction shall
be protected from further damage by being treated immediately with
professional procedures.
(f)
Tree limbs damaged during construction shall be sawed flush
to tree trunks and treated immediately with "tree paint."
(g)
The operation of heavy equipment over root systems of such trees
shall be minimized in order to prevent soil compaction.
(h)
Nondormant trees shall be fertilized to aid in their recovery
from possible damage caused by construction operations.
(i)
Construction debris shall not be disposed of near or around
the bases of such trees, except for mulched vegetative matter used
to prevent soil compaction.
(j)
Trees in poor physical condition should be removed.
C.
Streets and Walkways.
(1)
The street and walkway systems shall be designed so as to relate
harmoniously with land uses and adjacent streets, and to minimize
through traffic in residential areas. All residential parking and
recreational areas shall be connected by pedestrian walkways. Walkways
that connect residential areas and parking areas shall have a surface
that will not permit erosion or muddy strips.
(2)
All streets shall have a minimum right-of-way width of 50 feet
and a minimum cartway width of 20 feet, with no parking permitted,
provided that the cartway width for collector streets may, in the
discretion of the Board of Supervisors, be required to be 24 feet.
(3)
All cul-de-sac roads shall have a paved turning circle with
a minimum radius of 40 feet to the outside curb and 50 feet to the
edge of the right-of-way.
(4)
Separation of vehicular from pedestrian and bicycle traffic
is encouraged. Where pedestrian walkways are not within a street right-of-way,
a walkway easement at least three feet in width shall be designated.
Where a walkway crosses over open space land, however, the easement
shall not be subtracted from the open space for purpose of calculating
the area thereof.
(5)
All street cartways and off-street loading areas shall be surfaced
with an asphaltic, Portland cement, or porous pavement in conformance
with Township standards.
D.
Parking.
(1)
There shall be two off-street parking spaces, measuring 9 1/2
feet by 20 feet for each dwelling; aisles will be at least 20 feet
wide. Parking for campers, boats and visitors should also be provided.
(2)
Parking areas shall be arranged so as to prevent through traffic
to other parking areas.
(3)
Parking areas shall be screened from adjacent structures, roads,
and properties by use of facilities such as hedges, dense plantings,
changes in grade, or walls. All parking areas shall be at least 20
feet from all structures, road, and other parking areas.
(4)
Landscaping, in accordance with Subsection 3G hereof, shall be provided for every five parking spaces.
(5)
Each parking area shall contain a maximum of 20 spaces.
(6)
All parking and off-street loading areas shall be surfaced with
an asphaltic, Portland cement, or porous pavement.
E.
Lighting.
(1)
Lighting facilities shall be designed and located so as not
to shine directly into residential buildings, private yards or pedestrian
eye-level, and shall not exceed 18 feet in height. Nonglare lighting
fixtures shall be used.
(2)
All off-street parking, steps, ramps, walkways of high pedestrian
use and directional signs shall be adequately lighted.
(3)
The Board of Supervisors may require lighting in other areas
for reasons of public safety.
(4)
Costs of maintenance and illumination of lighting facilities
shall be borne by the developer of and/or property owners in the planned
residential development in a manner similar to that for costs of maintenance
of common open space.
F.
Stormwater Management, Runoff and Erosion Control. The management of stormwater on the site, both during and upon completion of the disturbances associated with proposed planned residential units, shall be accomplished in accordance with the provisions in § 22-622 in this chapter.
G.
Landscaping and Buffers.
(1)
All parking areas shall be landscaped with trees and shrubs.
At least one shade tree of minimum two-inch caliper and with a head
clearance of six feet in height shall be provided within the interior
of each parking lot for every five parking spaces. (French-drained
islands will be provided.)
(2)
Shade trees of varying species, as approved by the Supervisors
shall be planted along all streets within the street right-of-way.
At least one tree of minimum two-inch caliper with head clearance
of six feet in height on each side of the street shall be provided
for each 25 feet of street length, or fraction thereof. Trees that
will cause roads to buckle or pipes to burst cannot be used.
(3)
The entire perimeter of the tract undergoing development shall
be provided with a twenty-foot planting strip, which may be included
in private yard space or common open space or both, based upon the
following criteria:
(a)
All existing trees above two inches in caliper and/or six feet
in height shall be preserved, except when cutting thereof as specifically
approved by the Supervisors is necessary for insuring adequate sight
distance.
(b)
The amount, density of planting and types of plantings shall
be based upon physiographic features, proximity to existing dwellings,
compatibility of adjacent uses and natural views. Where adjacent property
has been developed in such a manner that privacy from the planned
residential development is desirable, the planting strip adjacent
thereto shall be of sufficient density and contain sufficient evergreen
material to effectively screen the portion of the planned residential
development from which privacy is desired. In other areas, particularly
where the physiographic features and existing vegetation provide an
attractive setting, the planting strip may be left in its natural
state or enhanced with additional plant material of lesser density
than a full screen.
(c)
No plantings shall be placed with their center closer than five
feet from a property line of the tract.
(d)
Plantings shall be permanently maintained and replaced in event
of death, if necessary, to maintain an effective screen. The building
inspector shall make at least one inspection per year to see that
the screening is being properly maintained.
(e)
Planting species shall be mixed; generally, a minimum of 25%
shall be evergreen and 10% flowering material.
(4)
In addition to perimeter planting strips, the following landscaping
requirements shall be met:
(a)
Excavated topsoil shall be stockpiled, protected from erosion
and replaced after construction. Topsoil shall not be removed from
the site.
(b)
Planting and protection of landscape material shall be in accordance with a plan and schedule subject to Township approval, and shall be completed with six months of initial occupancy of each stage of development. Maintenance specifications for all plant material shall be submitted with the final plan and shall include specific designation as to who will be responsible for what. Costs of required landscaping shall be included with the performance guarantee required by § 22-412.
I.
Supplemental Nonresidential Facilities. Supplemental facilities to
serve the residents of the planned residential development and for
recreational purposes may be provided within a planned residential
development, based upon the following requirements:
(2)
All recreational facilities shall comply with the following
standards:
(a)
Architectural compatibility with residential structures to be
erected within the planned residential development, is strongly encouraged.
(b)
Prohibition of Free-Standing or Lighted Signs. All such signs
shall be attached to an exterior wall (not roof) of the structure
and may be mounted either flush thereto or at right angle thereto.
Total sign area, including both sides of a sign mounted at right angles
to the wall, shall not exceed 16 square feet.
J.
Utilities. All utilities shall be placed underground.
4.
Standards for Location and Management of Open Space.
A.
Ownership. Any of the following methods may be used, either individually
or together, to preserve, own, and maintain open space: condominium,
homeowners association, dedication in fee simple, and transfer of
fee simple title or development rights and easements to a private
conservation organization. Such land shall not be eligible for transfer
to another party except for transfer to another method of ownership
permitted under this section, and then only where there is no change
in the open space ratio. The following specific requirements are associated
with each of the various methods.
(1)
Condominium. The open space may be controlled through the use
of condominium agreements. Such agreement shall be in conformance
with the Uniform Condominium Act, 68 Pa.C.S.A. § 3101 et
seq. All open space land shall be held as "common element."
(2)
Homeowners Association. The open space may be held in common
ownership to a homeowners association. This method shall be subject
to all of the provisions for homeowners associations set forth in
Article VII, § 705-d(2) of the MPC, 53 P.S. § 10705.d(2),
and the homeowners association agreement shall be recorded.
(3)
Fee Simple Dedication. The Township may, but shall not be required
to, accept any portion or portions of the open space, provided: (a)
such land is accessible to the residents of the Township; (b) there
is no cost of acquisition (other than any costs incident to the transfer
of ownership such as title insurance, and (c) the Township agrees
to and has access to maintain such lands.
(4)
Transfer to a Private Conservation Organization. With permission
of the Township, an owner may transfer either the fee simple, with
appropriate deed restrictions running in favor of the Township, or
restrictive easements, to a private, nonprofit organization, among
whose purpose is to conserve open space land and/or natural resources,
provided that: (a) the organization is acceptable to the Township
and is a bona fide conservation organization with perpetual existence;
(b) the conveyance contains appropriate provision for proper reverter
or re-transfer in event that the organization becomes unwilling or
unable to continue carrying out its functions; and (c) a maintenance
agreement acceptable to the Township is entered into by the developer
and the organization.
B.
Specific Requirements for Homeowners Associations. If a homeowners
association is formed, it shall be governed according to the following
regulations:
(1)
The developers shall provide to the Township a description of
the organization, including its by-laws and methods for maintaining
the open space.
(2)
The organization shall be established by the developers and
shall be operating (with financial subsidization by the developers,
if necessary) before the sale of any lots within the development.
(3)
Membership in the organization is mandatory for all purchasers
of homes therein and their successors.
(4)
The organization shall be responsible for maintenance of and
insurance and taxes of common open space.
(5)
The members of the organization shall share equitably the costs
of maintaining and developing common open space, in accordance with
the procedures established by them.
(6)
In the event of any proposed transfer of common open space land
by the homeowners association within the methods here permitted, or
if the assumption of maintenance of common open space land by the
Township is hereinafter provided, notice of such action shall be given
to all property owners within the planned residential development.
(7)
The organization shall have or hire adequate staff to administer
common facilities and maintain common open space.
(8)
The property owners organization may lease back open space lands
to the developer, his heirs or assigns, or to any other qualified
person, or corporation for operation and maintenance of open space
lands, but such a lease agreement shall provide: (a) that the residents
of the planned residential development shall at all times have access
to the open space lands contained therein; (b) that the common open
space to be leased shall be maintained for the purposes set forth
in this chapter; and (c) that the operation of open space facilities
may be for the benefit of the residents only, or may be open to the
residents of the Township. The lease shall be subject to the approval
of the Township and any transfer or assignment of the lease shall
be further subject to the approval of the Board. Lease agreements
so entered upon shall be recorded with the Recorder of Deeds of Chester
County within 30 days of their execution and a copy of the recorded
lease shall be filed with the Secretary of the Township.
C.
Location, Design, and Layout.
(1)
The open space shall be laid out in accordance with the best
principles of site design, shall be consistent with the Township's
open space plan and shall be located and designed as areas easily
accessible to residents and preserving natural features.
(2)
Common open space areas should include both active recreation
areas for all age groups and, particularly where the area includes
a water course of hilly or wooded areas, land which is left as a natural
area.
(3)
At least 10% of the open space areas shall be appropriate for active recreational use, and, subject to the provisions of the East Fallowfield Zoning Ordinance [Chapter 27], § 27-1812, at least 75% shall be located outside the Flood Hazard District and Steep Slope Conservation District where slopes are greater than 25%. In addition, no less than 60% of the open space shall be maintained for passive recreation.
(4)
Where the development utilizes a spray irrigation or other land
disposal sewage treatment system, natural areas may be used for spraying
or other land application of treated effluent. Storm drainage facilities
may be located within common open space.
(5)
The tentative and final plans shall designate the use of open
space, the type of maintenance to be provided and a planting plan
schedule. In determining designated use and maintenance, the following
may be used:
(a)
Lawn. A grass area with or without trees which may be used by
the residents for a variety of purposes and which shall be mowed regularly
to insure a near and tidy appearance.
(b)
Natural Area. An area of natural vegetation undisturbed during
construction, or replanted; such areas may contain pathways. Meadows
shall be maintained as such and not left to became weed-infested.
Maintenance may be minimum but shall prevent the proliferation of
weeds and undesirable plants. Litter, dead trees, and brush shall
be removed and streams kept in free-flowing condition.
(c)
Recreation Area. An area designated for a specific recreational
use including, but not limited to, tennis, swimming, shuffle board,
playfields, and tot lots. Such areas shall be located and maintained
in such manner as not to create a hazard or nuisance and shall perpetuate
the proposed use.
(d)
Designated planting and recreation facilities within the open
space areas shall be provided by the developer. A performance bond
or other securities may be required to cover costs of installation
in accordance with this chapter.
D.
Maintenance.
(1)
In the event that the organization established to own and maintain
a common open space, or any successor organization, shall at any time
after establishment of the planned residential development fail to
maintain the common open space in reasonable order and condition in
accordance with the development plan, the Township may serve written
notice upon such organization or upon the residents and owners of
the planned residential development, setting forth the manner in which
the organization has failed to maintain the common open space in reasonable
condition, and said notice shall include a demand that such deficiencies
of maintenance be cured within 30 days thereof, and shall state the
date and place of a hearing thereon which shall be held within 14
days of the notice. At such hearing, the Township may modify the terms
of the original notice as to the deficiencies and may give an extension
of time within which they shall be corrected. If the deficiencies
set forth in the original notice or in the modifications thereof shall
not be corrected within said 30 days or any extension thereof, the
Township, in order to preserve the taxable values of the properties
within the planned residential development and to protect the common
open space shall assume the responsibility for the maintenance of
the common open space and maintain the same for a period of one year.
Said entry and maintenance shall not constitute a taking of said common
open space, and shall not vest in the public any rights to use the
common open space except when the same is voluntarily dedicated to
the public by the residents and owners and such dedication is acceptable
to the Township. Before the expiration of said year, the Township
shall, upon its initiative or upon the request of the organization
theretofore responsible for the maintenance of the common open space,
call a public hearing upon notice to such organization or to the residents
and owners of the planned residential development, to be held by the
Township, at which hearing such organization or the residents and
owners of the planned residential development shall show cause why
such maintenance by the Township shall not, at the election of the
Township, continue for a succeeding year. If the Township shall determine
that such an organization is ready and able to maintain said common
open space in reasonable condition, the Township shall cease to maintain
said common open space at the end of said year. If the Township shall
determine such organization is not ready and able to maintain said
common open space in a reasonable condition, the Township may, in
its discretion, continue to maintain said common open space during
the next succeeding year and subject to a similar hearing and determination
in each year hereafter. The decision of the Township in any cause
shall constitute a final administrative decision subject to judicial
review.
(2)
The cost of such maintenance and enforcement proceedings by
the Township shall be assessed ratably against the properties within
the planned residential development that have a right of enjoyment
of the common open space and may become a lien on said properties
on advice from the Township Solicitor. Said assessments or charges
shall be subordinate in lien to the lien of any prior mortgage or
mortgages on the property which is subject to such assessments or
charges. The Township, at the time of entering upon such said common
open space for the purpose of maintenance, shall file a notice of
such lien, in the Office of the Prothonotary of the County, upon the
property affected by such lien within the planned residential development.
5.
Sanitary Sewage Disposal.
A.
All planned residential developments shall be serviced by a central
sewage collector and treatment system. Connection to a public or community
system shall be consistent with the East Fallowfield Act 537 Sewage
Facilities Plan and meeting the following requirements:
(1)
All requirements of DEP shall be complied with, and a permit
for the system issued where required.
B.
Spray irrigation land disposal techniques may be encouraged, if appropriate,
and must comply with all requirements therefore promulgated by DEP
in its Spray Irrigation Manual, Bureau of Water Quality Management
Publication No. 31, 1972 ed., as amended.
D.
All sewage collection and treatment facilities except pumping stations
and underground pipes shall be set back a minimum of 150 feet from
the property line of the tract to be developed, shall be buffered
with a planting screen from neighboring properties, whether or not
developed, and shall be designed and maintained in a manner where
there is no persistent odor therefrom.
E.
The Board of Supervisors may modify the requirements pertaining to
central sanitary sewage disposal in the event that the applicant successfully
demonstrates that such system would not be feasible, that service
by individual on-site septic tank and tile field systems would not
constitute a potential hazard to public health and safety and obtains
Chester County Health Department approval for such on-site treatment
systems.
6.
Water Supply.
A.
The development shall be served by public water. A distribution system
shall be designed to furnish an adequate supply of water to each dwelling
unit, with adequate main sizes and fire hydrant locations to meet
with the specification of the Middle State Department Association
of Fire Underwriters.
7.
Development in Stages.
A.
A developer may construct a planned residential development in stages
if the following criteria are met:
(1)
The application for tentative approval covers the entire planned
residential development and shows the location and approximate time
of construction for each stage, in addition to other information required
by this chapter.
(2)
At least 15% of the dwelling units in the plan given tentative
approval are included in the first phase.
(3)
The second and subsequent stages are completed consistent with
the tentatively approved plan and are of such size and location that
they constitute economically sound units of development. In no event
shall such stages contain less than 15% of the dwelling units receiving
tentative approval.
(4)
Residential density may be varied from stage to stage; provided,
however, that final approval shall not be given to any stage if the
density by type of dwelling of the area which includes stages already
finally approved and the stage for which final approval is being sought
exceeds by more than 10% the density for each type of dwelling unit
allowed for the entire plan. Where it is necessary to allocate open
space to early stages to avoid exceeding maximum densities, the developer
may be required to grant an open space easement or covenant to the
Township specifying the amount and, if necessary, the location of
open space.
(5)
Commercial facilities are completed consistent with the tentatively
approved plan and are of such size and location that they constitute
economically sound units of development. In no event shall commercial
facilities be constructed until at least 35% and no greater than 70%
of the residential units are completed.
(6)
Construction of all facilities and utilities serving a given
section is required prior to issuance of occupancy permits within
that section.
[Ord. 76, 9/8/1982, § 629;
as added by Ord. 2000-2, 6/22/2000, § 2; and as amended
by Ord. 2007-06, 10/30/2007, § 9]
1.
Purpose. This section is intended to further the objectives of this
chapter by promoting conservation of woodland, hedgerow, and specimen
vegetation throughout the Township through establishment of specific
limitations to land development activities, replacement requirements,
and management planning provisions.
2.
Limitations to Woodland Disturbance.
A.
Applicants shall make all reasonable efforts to harmonize their plans
with the preservation of existing trees. Woodland disturbance, including
alteration or removal of any hedgerows, shall be minimized. No portions
of tree masses or trees with eight-inch or greater dbh shall be removed
unless clearly necessary to effectuate the proposed development.
B.
No specimen vegetation shall be removed from any lot or tract except where applicant demonstrates to the satisfaction of the Board of Supervisors that such removal is essential to eliminate hazardous condition(s) or otherwise permit lawful use of the lot or tract; where permitted, removal of specimen vegetation shall be minimized. Specimen trees to be retained shall be credited toward any tree replacement required under Subsection 3, below.
C.
Woodland replacement in accordance with Subsection 3, below, shall be required wherever permitted woodland disturbance on any lot or tract involves more than 20,000 square feet of woodland area or disturbance to more than 25% of any woodland area, whichever is less. For purposes of this section, the extent of any area of woodland disturbance shall be measured to include the entire area within the drip line of any tree part of a woodland, where any part of the area within the drip line of such tree is subject to woodland disturbance.
D.
When proposed development necessitates woodland disturbance, the
applicant or developer shall be guided by the following criteria in
selecting vegetation for retention or clearing:
(1)
The location(s) and benefit of conservation of healthy mature
woodland stands.
(2)
The impacts, in terms of functions and values to wildlife, of
separating, dividing and/or encroaching on wildlife travel corridors
and/or extensive habitat areas, especially woodlands exceeding 10
acres in area.
(3)
Aesthetic values (such as but not limited to autumn coloration,
types of flower and fruit, bark and crown characteristics, amount
of dieback present).
(4)
Susceptibility to insect attack and/or disease.
(5)
Species longevity.
(6)
Wind firmness and capability of soil to hold trees.
(7)
Existence of disease, rot, or other damage to the tree. (Trees
in poor physical condition should be removed.)
(8)
Protection of buildings (e.g., dead and large limbs hanging
over buildings should be removed).
E.
In areas where woodland disturbance is permitted and areas adjacent
to permitted woodland disturbance, care shall be exercised to protect
remaining trees from damage. To the maximum extent practicable, the
following procedures shall be utilized during construction in order
to protect remaining trees:
(1)
Where existing trees are to remain, no change in existing grade
shall be permitted within the drip line of the trees. Appropriate
fencing or other means of demarcation acceptable to the Board of Supervisors
shall be placed at the drip line of trees to remain, wherever adjacent
to proposed construction. Such fencing shall be maintained in place
throughout the duration of construction activity. Roots shall not
be cut within the drip line of any trees to remain.
(2)
Trees within 25 feet of a building, or bordering entrances or
exits to building sites, shall be protected by a temporary barrier
to be maintained in place throughout the duration of construction
activity.
(3)
No boards or other material shall be nailed or otherwise attached
to tree during construction.
(4)
Construction materials, equipment, soil, and/or debris shall
not be stored nor disposed of within the drip lines of trees to remain,
except for mulched vegetative matter used to prevent soil compaction.
(5)
Tree trunks, limbs, and exposed roots damaged during construction
shall be protected from further damage by being treated immediately
in accordance with accepted professional landscape procedures.
3.
Required Vegetation Replacement.
A.
Where woodland disturbance involves more than the maximum area permitted under Subsection 2C, above (i.e., 20,000 square feet or 25% of woodland area, as applicable), one tree and two shrubs shall be planted for each 300 square feet of woodland disturbance area, or fraction thereof, in excess of the maximum permitted area of disturbance. When considering requests for a waiver of this and other requirements of this section, the Board of Supervisors will consider the extent to which specimen vegetation has been preserved in a proposed subdivision or land development, and will in good faith consider the applicant's proposed designation of a particular species or type of tree as qualifying for treatment as "specimen vegetation," under the requirements and directives of this section.
B.
Plantings used to comply with the minimum number of replacement plantings
required as above shall be:
(1)
Trees: three inch caliper, minimum.
(2)
Shrubs: 24 inches to 30 inches in height, minimum.
|
Plantings and their measurement shall conform to the standards
of the publications American or U.S.A. "Standard for Nursery Stock,"
ANSI or U.S.A.S. Z60.1 of the American Association of Nurseryman,
as amended, or any similar authoritative published standard suggested
by the applicant. All plant material used on the site shall have been
grown within the same USDA hardiness zone as the site and shall be
nursery grown, unless it is determined by the Township that the transplanting
of trees partially fulfills the requirements of this section. At the
discretion of the Township, replacement trees required as above may
be substituted by trees of at least 1/2-inch caliper at a ratio of
three trees for each one tree otherwise required.
|
C.
Species of replacement plantings selected and planting locations
shall reflect careful site evaluation and in particular the following
considerations:
(1)
Existing and proposed site conditions and their suitabilities
for the plant materials, based upon the site's geology, hydrology,
soils, and micro climate.
(2)
Specific functional and design objectives of the plantings,
which may, include but not necessary be limited to: replacement of
woodland area removed, enhancement of existing woodland or oldfield
area(s), reforestation of riparian buffer areas, provision for landscape
buffer, visual screening, noise abatement, energy conservation, wildlife
habitats, and aesthetic values.
(3)
Maintenance considerations such as hardiness, resistance to
insects and disease, longevity, and availability.
(4)
Because of the many benefits of native plants (ease of maintenance, longevity, wildlife habitat, etc.), the use of nursery-grown free-fruiting native trees and shrubs is strongly encouraged. Species selection should reflect species diversity characteristic of the native deciduous woodland. Applicants are advised to refer to the suggested plant list in Appendix 27-1801-1 of the Zoning Ordinance [Chapter 27].
D.
The species, sizes and locations of required replacement plantings
shall be acceptable to the Board of Supervisors. The Board of Supervisors
at its sole discretion may approve the location of replacement plantings
on lots or tracts other than that under application, require the applicant
to provide the equivalent monetary value, as agreed upon by the Township
and the applicant, of some or all of the required replacement plantings
or otherwise modify the requirements of this section where the Board
of Supervisors deems such modifications to be in the public interest.
Where applicant provides an equivalent monetary value, the Board of
Supervisors may request that said funds be deposited in the General
Fund of the Township.
4.
Woodland Management Planning. Applicant shall specify, as part of preliminary and final plan submission, the long-term woodland management provisions which will be established for any woodland area not subject to woodland disturbance and any area selected for introduction of replacement plantings in accordance with Subsection 3. Such management provisions shall be indicated in narrative and/or graphic form of sufficient detail to satisfy the Township that the billowing issues can be adequately addressed: (A) the manner in which any retained woodland area will be owned and by whom it will be managed and maintained; (B) the conservation and/or land management techniques and practices which will be used to conserve and protect such areas, as applicable; (C) the professional and personnel resources that are expected to be necessary in order to maintain and manage the property. A statement of woodland management objectives also shall be included and shall demonstrate to the satisfaction of the Board of Supervisors the feasibility of intended management practices, aiming to ensure the success of stated objectives, including the viability of introduced plantings, deterrence of invasive species, and means to minimize any future woodland disturbance. Applicants are strongly encouraged to seek woodland management assistance through the Pennsylvania Forest Stewardship Program administered by the Pennsylvania Bureau of Forestry.
5.
Replacement Guarantee. All replacement plantings shall be guaranteed and maintained in a healthy and/or sound condition for at least 18 months or shall be replaced. Installation of replacement plantings and any other required landscape improvements shall be guaranteed, with security provided, along with all other side improvements in accordance with § 22-408, Subsection 3, of this chapter. The costs of landscape material and installation shall be considered in determining the amount of any performance guarantee required. At the Township's discretion, the applicant may be required to escrow sufficient additional funds for the maintenance and/or replacement of the proposed vegetation during the eighteen-month replacement period. In addition, and escrow account or other appropriate security may be required for the removal and replacement of specimen vegetation damaged during construction.
