The municipality and DCPC will utilize the design standards
and requirements set forth in this Article in determining the adequacy
of all proposed subdivision and/or land development plans.
A.
All subdivision and/or land development plans to be approved by the
municipality must comply with the standards contained within this
article. Such standards shall be considered minimum requirements for
the promotion of the public health, safety, and general welfare.
B.
Whenever provisions of this article conflict with the provisions
of other ordinances and regulations, the most restrictive provisions
shall apply.
C.
These standards shall not be construed to be complete specifications
for construction. Detailed and complete specifications shall be the
responsibility of the applicant.
D.
Where literal compliance with the standards hereinafter specified is not possible, the municipality may modify the standards to permit reasonable utilization of property and/or encourage and promote flexibility, economy, and ingenuity in the layout and design of subdivisions and/or land developments while securing substantial conformance with the objectives of these regulations, in accordance with § 195-1105 of this chapter.
E.
All development should be consistent with the land use patterns promoted
in Delaware County 2035, the Delaware County Comprehensive Plan, and
any subsequently adopted County comprehensive plans. Delaware County
2035 encourages efficient development density close to existing infrastructure
and community resources to minimize the need for the development of
new infrastructure. New subdivisions and land developments shall be
interconnected with existing developments to the greatest extent possible
and include multimodal transportation options to reduce vehicle dependency.
The purpose of requiring interconnectivity and street connections
is to achieve a street network that provides multiple routes to and
from destinations. Such a network is key to supporting walking and
bicycling as convenient, safe, and healthy forms of transportation.
F.
Tracts shall be developed only with uses permitted in conformance
with the municipal comprehensive plan, zoning ordinance, official
sewage facilities plan, and other municipal ordinances, codes, plans,
maps, and regulations.
G.
Tracts shall be developed in conformance with all pertinent statutes,
regulations, rules, and codes of federal, state, and county agencies
concerned with subdivision, land development, construction, and improvements
or any activity arising out of or related thereto in any way whatsoever.
H.
All subdivisions and land developments shall be designed to minimize
environmental damage to the maximum extent possible, by carefully
fitting the subdivision or development to the existing conditions
and natural features of the site. The design of subdivisions and/or
land developments shall preserve, insofar as possible, the existing
historic features, natural terrain, natural drainage, topsoil, and
trees of the tract, while taking into account energy conservation
and solar access.
I.
The design of subdivisions and/or land developments shall take into
consideration relevant features of all adjacent development. Further
development on adjacent land should also be considered, insofar as
possible, based on plans, sketches, or indications of intent available
to the municipality at the time of plan application.
J.
Tracts subject to hazards to life, health, or property, such as may
arise from fire, floods, disease, or other causes, shall not be developed
for building purposes unless such hazards have been eliminated or
unless the subdivision and/or land development plan shall show adequate
safeguards as recommended by the municipality, DCPC, and/or PADEP.
K.
All portions of a tract subject to flooding as shown on the Federal
Emergency Management Agency's Flood Insurance Rate Maps may not
be considered for residential occupancy unless the tract is developed
in accordance with all applicable local, County, state, and federal
laws. If a portion of the tract is deemed by the municipality to be
uninhabitable for residential occupancy or for such other use as may
increase danger to health, life, or property or aggravate the flood
hazard, such land shall be set aside for such uses that will not be
affected by periodic or occasional inundation or conditions that produce
unsatisfactory living conditions.
L.
Landlocked areas shall not be created.
M.
Proposed subdivisions and/or land developments shall be coordinated
with existing nearby neighborhoods, with particular reference to street
layout and the provision of sanitary sewage and water facilities,
so that the community as a whole may develop harmoniously.
N.
The name of any subdivision and/or land development shall not be
similar to or conflict with the name of any existing project in or
adjacent to the municipality and shall be subject to the approval
of both municipality and the fire company serving the municipality.
O.
All planning, design, construction, and maintenance of lots and uses
and structures thereon shall be in accordance with recognized architectural,
engineering, and related standards.
P.
Where possible, buildings shall be placed as close as practical to
streets and sidewalks to improve the walkability and attractiveness
of the street. Parking lots shall be placed behind and next to, rather
than in front of, buildings. The placement of buildings and parking
lots in this manner makes it easier for individuals who travel to
the development to walk from surrounding residential neighborhoods,
nearby employment sites, and public transit stops or stations, by
making the walking distance shorter and reducing dangers from motor
vehicles. Where this may not be possible, SEPTA should be consulted
for inclusion of design standards to accommodate bus access.
A.
Monument locations must be shown on the final subdivision and/or
land development plan to define the exact location of all street rights-of-way
and to enable the reestablishment of all street right-of-way lines.
Monuments shall be placed at the following locations:
(1)
At each intersection.
(2)
At changes in direction of street lines.
(3)
At each end of every street line.
(4)
At locations where topographical conditions obstruct sighting
between two otherwise required monuments.
(5)
At all areas of land, improvements, or public easement to be
offered for dedication prior to acceptance thereof by the municipality
or other entity to which the same are offered.
(6)
At all areas of common open space and community on-lot sewage
disposal owned and maintained by a homeowners' association or
similar organization.
(7)
At other locations along the lines of streets as may be determined
to be necessary by the municipality.
B.
Monument locations defining the perimeter of the tract shall be determined
by the municipality.
D.
Monuments and markers shall be placed so that the scored and marked
point shall coincide exactly with the intersection of lines to be
marked and shall be set so that the top of the monument or marker
is level with the surface of the surrounding ground. Monuments and
markers shall consist of the following:
(1)
Monuments that mark the tract's external boundaries shall
be of concrete or granite, with a minimum dimension of six inches
by six inches and 24 inches in length. Concrete monuments shall be
permanently marked on top with an indented cross or drill hole 1/4
inch in diameter, which shall coincide exactly with the point of intersection
of the lines being monumented.
(2)
Markers for lot boundaries within the tract shall consist of
iron pipes or steel bars a minimum of 24 inches in length and 5/8
inch in diameter.
E.
A licensed surveyor shall place all monuments and markers. The surveyor
shall certify, in writing, that the monuments and markers were placed
in accordance with the as-built plan. Such monuments and markers shall
be clearly visible and placed before the issuance of any occupancy
permit. Prior to the release of escrow funds, lots and streets must
have all monuments and markers in place, and the same shall be noted
on the as-built plan as having been set.
A.
General principles and criteria.
(1)
Proposed streets shall conform to all municipal, county, and
state street and highway plans as prescribed by law.
(2)
Residential streets shall be laid out in a manner that discourages
excessive traffic and speeds. Traffic calming techniques are encouraged.
However, the arrangement of streets shall provide for extension and
continuation of existing or platted streets into and out of adjoining
tracts.
(3)
The proposed street pattern and layout shall be properly and
logically related to existing streets and their functional classifications.
(4)
The proposed street pattern should allow for a variety of different
street types, generally in a rectilinear or grid pattern. An interconnected
street pattern with short block lengths provides multiple routes,
diffuses automobile traffic and shortens walking distances. In exceptional
circumstances, such as when steep slopes are present, the grid street
pattern need not be adhered to, and curvilinear streets may be used.
(5)
The proposed street pattern and layout shall be properly and
logically related to the topography of the land with regard to grades
and conditions of drainage. Grades of streets shall conform as closely
as possible to the existing grade so as to produce usable lots and
minimize cuts and fills.
(6)
The proposed street pattern shall be designed to enhance views
from the street.
(7)
The proposed street pattern and layout shall permit safe and
convenient circulation of vehicular and pedestrian traffic.
(8)
The proposed street pattern and layout shall provide suitable
access for emergency vehicles.
(9)
The proposed street pattern and layout shall provide suitable
access for public transit vehicles where routes exist or are planned.
(10)
All streets shall be platted to the boundary lines of the tract
when the subdivision and/or land development adjoins tracts that may
be developed in the future, and the same shall be provided with easements
and/or rights-of-way for turnarounds and, if required by the municipality,
improved to the property boundary, including improved turnaround areas.
(11)
Whenever a street with a single point of ingress and egress
is proposed, the municipality may require that a right-of-way be shown
on subdivision and/or land development plans to allow for a future
connection to streets on an adjoining tract.
(12)
Dead-end streets are prohibited unless designed as cul-de-sac
streets or designed for future access to adjoining tracts.
(13)
All residential development with 30 or more units shall provide
two points of access, when required by the municipality. The second
point of access, when provided for emergency purposes only, shall
be provided on an undeveloped lot. Exceptions to this standard may
be permitted when main entrances to developments are designed with
one-way ingress and egress points.
(14)
The right-of-way of a street shall be shown on subdivision and/or land development plans. The municipality may also prescribe additional right-of-way requirements in accordance with § 195-803B of this chapter.
(15)
Every lot shall have access to a public street unless the municipality approves otherwise, pursuant to and in accordance with the requirements of § 195-1105 of this chapter.
(16)
If lots resulting from subdivision are large enough to permit
further subdivision or if a portion of the tract is not subdivided,
a notification requiring adequate street rights-of-way to permit further
subdivision and whether such is available shall be placed on the subdivision
and/or land development plan.
(17)
Where streets continue into adjoining municipalities, compatibility
of design, particularly with regard to cartway widths, shall be employed
to avoid abrupt changes in the cartway width or to other improvements
within the right-of-way.
(18)
The municipality may require the use of double frontage lots
whenever a subdivision and/or land development abuts an arterial or
collector street. Access to such double frontage lots shall be from
the local street.
(19)
Streets shall be designed so as to avoid edge deterioration through the use of curbs, as required in § 195-804 of this chapter.
(20)
In the event that any part of a tract abuts a street that is
not fully improved to the design standards that correspond to the
street classification, said street shall be improved to meet the applicable
design standard for the street in question, especially in terms of
cartway and right-of-way widths, unless approved otherwise by the
municipality.
(21)
Where a subdivision and/or land development abuts a railroad,
streets crossing the railroad shall be kept to a minimum and placed
to facilitate grade separation.
(22)
Streets shall be designed for maximum safety for fire trucks
and other emergency vehicles and shall be approved by the municipality
upon the recommendation of the fire marshal.
(23)
Any person who proposes access to a state highway is required
to obtain a highway occupancy permit from PennDOT. Prior to the issuance
of a permit, the municipality shall review the application and forward
its comments to PennDOT.
(24)
No dwelling or other principal permitted building that depends
upon the improvement of any street for ingress and egress shall be
permitted to be occupied until all improvements are fully completed
from an existing street to and across the front of the lot on which
the building is located and/or to a sufficient depth along the side
of the lot to service any driveways and parking spaces as required
by this Article.
(25)
No street shall be paved between November 1 and March 15 without
written permission of the municipality.
(26)
Adequate drainage shall be provided for low points along streets
and where required to intercept runoff.
(27)
When required by the municipality, street lighting shall be
in accordance with a plan approved by the municipality and shall be
installed prior to final release of escrow. The applicant shall also
coordinate lighting improvements with the electric company.
B.
Street right-of-way and cartway widths.
(1)
Streets shall be designed as identified in Table 8-1 and laid
out to preserve the integrity of their design. Streets shall be classified
by function, as follows:
|
Table 8-1
Minimum Right-of-Way and Cartway Widths by Street Classification
| ||||||
|---|---|---|---|---|---|---|
|
Street Classifi- cation
|
Right-of-Way Minimum
(feet)
|
Cartway Minimum
(feet)
|
Recommended Minimums
(feet)
| |||
|
Travel Lane
|
Parking Lane
|
Paved Shoulder^
| ||||
|
Arterial
|
80
|
**
|
11-12
|
10-12
|
8-10
| |
|
Collector
|
60
|
48
|
10-12
|
7-11
|
6-10
| |
|
Local
|
50
|
36
|
9-11
|
7-8
|
—
| |
|
Access Road
|
*
|
24
|
9-10
|
7-8
|
—
| |
|
NOTES:
| ||
|
*
|
Adequate width to provide utilities, drainage facilities, landscaping,
grading, travel and parking lanes, curb, and pedestrian spaces.
| |
|
^
|
The paved shoulder for arterial and collector roads should have 5 to 6 feet of width reserved for a bicycle lane. Also, see § 195-807.
| |
|
**
|
As recommended by PennDOT.
| |
(2)
Additional right-of-way and cartway widths may be required by
the municipality due to densities of dwelling units, increased usage
of existing streets, or topographical conditions. Before doing so,
a special study may be required by the municipality to determine whether
or not these additional requirements are necessary, and the municipality
shall, upon conclusion of said study, have the discretion to change
these standards accordingly in order to:
(3)
Right-of-way widths in excess of the aforementioned standards
shall be required whenever, due to topography, additional width is
necessary to provide adequate street embankments. Such slopes shall
not be in excess of 3:1 in cut and fill.
(4)
When a subdivision and/or land development fronts on an existing
street having a right-of-way less than the minimum width required
in this article, a right-of-way line shall be established and dedicated
with the following considerations:
(a)
The distance of the right-of-way line from the centerline of
the existing right-of-way shall be 1/2 the width of the required minimum
right-of-way along the frontage of the subject tract.
(b)
The right-of-way shall be delineated, depicted and otherwise
noted on all subdivision and/or land development plans and shall be
offered for dedication with the improvements associated therewith.
 |
(c)
Any required setback shall be measured from the right-of-way
line. However, only the lot area contained within the existing right-of-way
width shall be subtracted when computing the minimum lot area requirements
for compliance with the municipal zoning ordinance.
C.
Cul-de-sac streets.
(1)
Cul-de-sac streets shall not be less than the length that excludes
them from liquid fuels calculations nor exceed 600 feet. If a cul-de-sac
street intersects another cul-de-sac street, then the maximum total
length of the sum of the streets shall not exceed 1,200 feet.
(2)
Cul-de-sac streets shall not serve more than 30 residential
dwelling units. In the case of industrial or business parks, a cul-de-sac
shall not serve more than 1,000 employees.
(3)
Cul-de-sacs shall have a closed-end turnaround with a right-of-way
having a minimum outside radius of 50 feet and shall be paved to a
radius of not less than 40 feet.
(4)
When required for future extension, the turnaround right-of-way
shall be placed adjacent to the tract boundary with sufficient width
along the boundary line to permit extension of the street at full
width.
(5)
When required by the municipality, a secondary point of access
shall be provided on an undeveloped lot and held in fee simple or
through a similar agreement as approved by the municipality.
(6)
Drainage of cul-de-sacs shall be directed to flow along the
curb line. Drainage shall be toward the open end of the cul-de-sac
whenever possible.
(7)
Superelevated cul-de-sacs shall be prohibited.
(8)
The centerline grade on a cul-de sac street shall not exceed
10%.
(9)
The minimum centerline grade for a cul-de-sac shall be 1%.
(10)
No cul-de-sac turnaround shall have a grade that exceeds 4%.
D.
Alleys.
(1)
Alleys in residential developments shall have a minimum width
of 20 feet and a minimum paved surface of 16 feet. Where alleys serve
dwellings only on one side, the municipality may recommend a paved
alley surface of no less than 14 feet.
(2)
Dead-end alleys, alley intersections, and sharp changes in alignment
shall be avoided.
E.
Street grades.
(1)
There shall be a minimum centerline grade of 1% and a maximum
centerline grade of 10% on all local streets.
(2)
A minimum centerline grade of 1% and a maximum centerline grade
of 7% are required on all collector and arterial streets.
(3)
Maximum grade within an intersection shall not exceed 4%. Approaches
to an intersection shall also not exceed 4% within 50 feet of the
nearest right-of-way line of the intersecting street and, where feasible,
shall follow a straight course within 100 feet of the intersection.
(4)
The slope of the crown on proposed streets shall be between
1/4 and 1/2 inch per foot except on superelevated curves where the
slope shall be not less than 1/4 inch per foot and shall extend from
the inside to the outside edge of the paving.
(5)
The finished grades on all streets shall be carried the entire
width of the right-of-way. However, grading behind the curbs or beyond
the edge of the cartway may be modified, as determined by the municipality,
provided that the minimum sight distances are maintained along the
vertical and horizontal curvatures of the street, no obstructions
exist at intersections within the clear sight triangle, and no pedestrian
spaces are impacted.
(6)
Maximum slopes of banks measured perpendicular to the centerline
of the street shall be three feet horizontal to one foot vertical
in fill areas and shall be planted and vegetated to prevent erosion.
F.
G.
Vertical curves.
(1)
Vertical curves are required for changes in grade greater than
1%. However, where a curve would be a sag curve, vertical curves shall
be used in changes of grade exceeding 2%.
(2)
Vertical curves shall be designed as follows:
(a)
Arterial and collector streets. In accordance with PennDOT's
standards for highway design in effect at the time of application.
(b)
Local streets and access roads. The rate of change of grade
on vertical curves shall be no more than 4% per 125 feet of street
and no more than 4% per 100 feet for sags, provided that clear sight
distance for summits is maintained at all points along the centerline.
(3)
A combination of minimum radii and maximum grades will not be
approved.
H.
Street intersections.
(1)
Streets shall intersect at right angles.
(2)
Intersections involving the junction of more than two streets
or driveways shall be avoided.
(3)
A maximum curb or paving radius of 35 feet and a maximum radius
of 25 feet for right-of-way lines shall be provided at all local street
or access road intersections, and maximum radii of 50 feet and 40
feet, respectively, shall be provided at all collector or arterial
street intersections.
(4)
Proper sight distance shall be provided with respect to both horizontal and vertical alignment. A clear sight distance, as defined in Article II of this chapter, shall be provided along the centerline of streets as outlined in Table 8-2.
|
Table 8-2
Clear Sight Distances by Grade By Posted Speed Limit
| |||||||
|---|---|---|---|---|---|---|---|
|
Posted Speed
(miles per hour)
|
Required Sight Distance in Feet by the Grade of the Street
| ||||||
|
-9%
|
-6%
|
-3%
|
3%
|
6%
|
9%
| ||
|
15 to 25
|
173
|
165
|
158
|
147
|
143
|
140
| |
|
30
|
227
|
215
|
205
|
200
|
184
|
179
| |
|
35
|
287
|
271
|
257
|
237
|
229
|
222
| |
|
40
|
354
|
333
|
315
|
289
|
278
|
269
| |
|
45
|
427
|
400
|
378
|
344
|
331
|
320
| |
|
50
|
507
|
474
|
446
|
405
|
388
|
375
| |
|
55
|
593
|
553
|
520
|
469
|
450
|
433
| |
(5)
Proper sight lines shall be maintained at all street intersections
where there shall be a clear sight triangle of 75 feet, measured along
the centerlines from the point of intersection. The triangular shaped
portion of land forming the clear sight triangle shall not have anything
erected, placed, planted, or allowed to grow in such a manner as to
limit or obstruct the sight distance of motorists entering or leaving
the intersection, except for utility poles, light standards, street
signs, and fire hydrants.
(6)
Proposed intersections along one side of an existing street
shall coincide with any existing intersections on the opposite side
of such street or be offset by at least 150 feet from centerline to
centerline.
(7)
If possible, intersections along arterials and collector streets
shall be a minimum of 800 feet apart.
(8)
Where a subdivision and/or land development borders an existing street or intersection which is determined to be in need of improvement based on the required traffic study, said street or intersection shall be improved to the full extent as required in § 195-803 of this chapter, with the following considerations:
(a)
This requirement shall apply only to municipal streets and those
sides of intersections that pertain to municipal streets, unless the
State concurs with the improvements and imposes certain requirements
along streets that it owns and maintains.
(b)
Should the tract border an undersized street or intersection
on only one side, then the improvements shall take place only on the
side of the street or intersection that is adjacent to the tract.
(c)
All improvements to be made to said streets and intersections
shall be determined by the municipality.
(d)
Land associated with the rights-of-way for undersized streets
and intersections shall be delineated, depicted, and otherwise noted
on all subdivision and/or land development plans for the subject tract
and shall be offered for dedication with the improvements associated
therewith.
I.
Acceleration and deceleration lanes. Acceleration and deceleration
lanes shall be provided to aid in ingress and egress relative to arterials
and collector streets, with the following considerations:
(1)
Where a subdivision and/or land development borders a state
highway, the applicant shall confer with PennDOT regarding specific
design standards for such lanes.
(2)
Where a subdivision and/or land development borders a municipal
street, the applicant shall confer with the municipality regarding
specific design standards for such lanes.
J.
Street signs and numbers.
(1)
Proposed streets that are in alignment with existing and named
streets shall bear the names of the existing streets. In no case shall
the name of a proposed street duplicate or be phonetically similar
to an existing street name in the postal district. All street names
shall be subject to the approval of the municipality and fire company
serving the municipality and may be granted after consulting the local
postmaster.
(2)
Street signs that are approved by the municipality shall be
erected by the applicant prior to any issuance of a certificate of
occupancy.
(3)
Stop signs on all streets will be required as directed by the
municipality. Said stop signs shall be erected at the same time as
the street base is applied.
(4)
House numbers (E911 numbers) will be assigned to each proposed
lot in conjunction with the newly created street name, subject to
review by the fire marshall, police chief and local postmaster.
K.
Existing streets.
(1)
Along existing streets which adjoin proposed subdivisions and/or
land developments, the municipality may require additional cartway,
right-of-way, shoulder, or other paving to create stable and/or safe
conditions, as determined by the municipality.
L.
Private streets.
(1)
Private residential streets shall be designed in accordance
with this section.
(2)
Private streets shall be indicated as such on the record plan and shall be subject to contract and guaranty requirements outlined in Article X of this chapter. The private street shall be owned and maintained by a homeowners' association comprised of the owners or pursuant to alternate arrangements approved by the municipality such as a recorded maintenance/easement agreement.
M.
Construction of streets.
(1)
All materials used in the construction of streets and the methods
of construction and drainage thereof shall be in accordance with the
most current requirements of PennDOT Form 408, Specifications.
(2)
All streets shall be constructed in accordance with any other
standards required by the municipality.
(3)
All streets maintained by the State shall conform to PennDOT
design standards.
(4)
Underground utilities shall be installed before the streets
are constructed.
(5)
All utility companies shall be notified of street openings in
accordance with the Act of December 10, 1974, P.L. 852, No. 287, as
amended, 73 P.S. § 176 et seq.
A.
The curb dimensions along collector, local, and access roads, unless
specified otherwise by the municipality, shall be as follows:
(1)
Vertical curbing shall be poured in place, shall be Class A
Cement Concrete, 18 inches in depth with an eight-inch reveal and
shall be in accordance with those requirements set forth in the latest
edition of PennDOT Form 408, Specifications, Section 630. After completion
of the bituminous paving, Class BM-1 or AC-20 asphalt shall be applied
to paving, and Class BM-1 asphalt shall be applied to the joint between
the curb and the bituminous paving for a distance of one foot from
the curb towards the center of the street to effectively seal the
joint. All dimensions, except those as noted above, shall be as shown
on Drawing RC-64 of the PennDOT Standards for Roadway Construction,
latest edition, and amendments thereto related to the detail entitled
"Plain Cement Concrete Curb."
B.
Concrete curbs constructed along state or arterial roads shall be
in accordance with PennDOT Form 408, Specifications, Section 630.
C.
At driveways, a depressed curb may be constructed of concrete, according
to municipal specifications.
D.
Curb dimensions in all parking areas, unless specified otherwise
by the municipality, shall be as follows:
(1)
Vertical curbing shall be poured in place, shall be Class A
Cement Concrete, 18 inches in depth with an six-inch reveal and shall
be in accordance with those requirements set forth in the latest edition
of PennDOT Form 408, Specifications, Section 630. After the parking
area is paved, Class BM-1 or AC-20 asphalt shall be applied to paving
and Class BM-1 asphalt shall be applied to the joint between the curb
and the parking area for a distance of one foot from the curb towards
the parking area to effectively seal the joint.
E.
Unless otherwise required by the municipality, curb maintenance shall
be the responsibility of the property owner.
A.
General.
(1)
In order to preserve the function of arterial highways to carry
through traffic at higher speeds than local and collector streets,
driveway access shall be restricted by such means as combining driveways
for several properties, parallel service roads, and marginal access
roads. Developers, property owners, and municipalities shall provide
these facilities.
(2)
Driveways onto collector streets should be located a minimum
of 200 feet from the closest intersecting street.
(3)
A minimum grade of 1% shall be provided on all driveways. A
maximum grade of any driveway within the right-of-way of any street
shall be 4%. Within the property line, exclusive of the right-of-way,
the maximum grade of a driveway shall be not greater than 15%. Grades
adjacent to garages shall not exceed 7%.
(4)
All driveways shall be paved with a hard surface material, approved
by the municipality, from the edge of the street cartway to a point
in the lot 30 feet from the edge of the cartway. The remainder of
the driveway may be surfaced with erosion-resistant materials approved
by the municipality. Nonsurfaced dirt driveways are prohibited.
(5)
Shared driveways shall be designed to serve no more than two
dwellings or other principal buildings. A shared driveway must be
located on a single lot, and the right of passage by easement shall
be provided to the other lot. Unless approved otherwise by the municipality,
a shared driveway will be located on land belonging to the lot which
has its dwelling unit located farthest from the street.
(6)
Access and maintenance easements and/or agreements must be provided
for the shared portion of any shared driveway and recorded with the
plan.
(7)
Driveways shall not intersect any street opposite a through
street.
(8)
For driveway intersections, at a point 15 feet from the curb
line there shall be a clear sight distance in both directions of 200
feet for local streets and 300 feet for collector streets measured
from the point of intersection.
B.
Residential.
(1)
Individual residential driveways shall be provided to furnish access on any lot, unless shared driveways are utilized in accordance with § 195-805A(5) of this chapter.
(2)
No individual residential driveway shall have access onto an
arterial or collector street. Should no local streets be adjacent
to the tract, an alley serving the residential dwellings is permitted
to access the arterial or collector street.
(3)
Driveways serving more than two single-family dwellings shall
be prohibited. A driveway shall lie in a strip of land as part of
the lot it serves. For one lot, the driveway shall not be less than
nine feet wide in cartway. For two lots, the driveway shall be not
less than 16 feet wide in cartway.
(4)
The centerline of all residential driveways shall be located
not less than 40 feet from the nearest curb line of the street parallel
to said access drive.
C.
Nonresidential.
(1)
The width of a driveway for a nonresidential use shall be 11
feet in cartway for individual driveways and 22 feet in cartway for
shared driveways. Such driveways shall have a radius at the curb line
so that the driveway width shall be a minimum of 14 feet in cartway
for individual driveways and a minimum of 25 feet in cartway for shared
driveways.
(2)
Nonresidential entrance and exit driveways crossing the right-of-way
of a street shall be limited to two per lot along the frontage of
any single street, and their centerlines shall be spaced at least
100 feet apart. On all corner properties, there shall be a minimum
spacing of 100 feet, measured at the curb line, between the centerline
of any entrance or exit drive and the nearest curb line of the street
parallel to said access drive.
(3)
Nonresidential driveways entering opposite sides of any street
should be laid out either directly opposite one another or with a
minimum offset of 150 feet between their centerlines.
(4)
Nonresidential driveways intersecting arterial streets should
be deep enough to allow for the stacking of a minimum of three cars.
No parking spaces shall front on this section of the driveway.
A.
All parking areas and parking lots shall be designed with careful
regard to orderly arrangement, topography, amenity of view, ease of
access, and as an integral part of the overall site design.
B.
Parking areas and parking lots shall be designed to permit each motor
vehicle to proceed to and from the parking space provided for it without
requiring the moving of any other motor vehicles.
C.
All parking areas and parking lots shall be in accordance with the
requirements of the municipal zoning ordinance, and the following:
(1)
The minimum dimensions of stalls and aisles shall be as follows:
(a)
Stall width shall be at least eight feet, six inches, except
that all handicapped stalls shall meet the minimum requirements established
by the Americans with Disabilities Act.
(b)
Stall depth shall be at least 18 feet, with said dimensions
measured on the angle for all angle parking and 22 feet for parallel
parking.
(c)
Minimum width of aisles providing access to stalls for one-way
traffic only vary with the angle of the parking, as shown in Table
8-3.
|
Table 8-3
Aisle Widths by Parking Position
| |||
|---|---|---|---|
|
Parking Position
|
Minimum One-Way Aisle Width
|
Minimum Two-Way Aisle Width
| |
|
Parallel
|
12
|
18
| |
|
30°
|
12
|
18
| |
|
45°
|
13
|
18
| |
|
60°
|
15
|
20
| |
|
90°
|
20
|
24
| |
(2)
All parking areas shall be landscaped in accordance with the municipal zoning ordinance and § 195-817C of this chapter.
(3)
When angle parking is adjacent to pedestrian spaces, the parking
shall have a setback of five feet or space limited by bumper stops
shall be provided to prevent vehicle overhang from restricting pedestrian
movement.
(4)
All on-street parking shall be paved in accordance with PennDOT's
Form 408, Specifications. Conventional parking lots for cars shall
be paved with a minimum of three inches of asphalt on a six-inch stone
base course or equivalent pavement section approved by the municipality.
For parking lots with truck traffic and industrial uses, a paving
design shall be prepared and submitted by the applicant for review
and approval by the municipality.
(5)
All parking areas shall be illuminated in accordance with the
municipal zoning ordinance.
(6)
All dead-end parking areas shall be designed to provide sufficient
back-up area for the end stalls of the parking area.
(7)
No less than a five-foot radius of curvature should be permitted
for all curb lines in parking areas.
(8)
All parking spaces shall be marked so as to provide for orderly
and safe parking.
(9)
The minimum standard for off-street parking spaces in multi-family
developments shall be two spaces per unit and an additional 1/4 space
per dwelling unit for visitor parking or as dictated by the municipal
zoning ordinance.
D.
Parking areas with permeable spaces, are encouraged as best management
practices as part of the stormwater management design in order to
reduce stormwater runoff. Additional methods, such as vegetated swales,
can also be provided.
E.
Bicycle parking shall be provided near doorways in the form of inverted
"U" or ribbon rack facilities that secure bicycles by their frame,
rather than their wheels.
A.
A circulation system for pedestrians, bicyclists and other nonmotorized
traffic shall be constructed along all streets, as shown in Table
8-4.
|
Table 8-4
Non-Motorized Circulation Improvements by Street Classification
| |||
|---|---|---|---|
|
Street Classification
|
Sidewalk or Pathway
|
Bicycle Lane/Paved Shoulder
| |
|
Arterial
|
Required Both Sides
|
Required Both Sides
| |
|
Collector
|
Required Both Sides
|
Required Both Sides
| |
|
Local
|
Required Both Sides
|
Optional
| |
|
Access Road
|
Required One Side
|
Optional
| |
(1)
Sidewalks and pathways.
(a)
Shall be located to avoid pedestrian-vehicular conflict and
to promote safe pedestrian movement. The municipality shall approve
the location of required sidewalks or pedestrian pathways.
(b)
Shall have walking surfaces improved to municipal specifications.
Applicants must contact the municipality for the current design standards.
(c)
Shall have a minimum width of four feet, with five to seven
feet recommended where space is available. Additional width may be
required as directed by the municipality.
(d)
Shall be located within a public right-of-way, a public easement,
or a common area. Unless otherwise required by the municipality, the
maintenance of sidewalks and pathways within such areas shall be the
responsibility of the property owner.
(e)
Shall have curb cuts, in accordance with the Americans with
Disabilities Act, for handicapped access at street crossings, driveway
crossings, and in other locations as required by the municipality.
(f)
Shall be pitched laterally, at a slope of not greater than 2%,
to provide for adequate surface drainage.
(g)
Shall not exceed the allowable street grade.
(h)
Shall be set back a minimum of three feet to prevent vehicle
overhang from restricting pedestrian movement within the sidewalk
or pathway when adjacent to angle parking areas. Additional width
may be required as directed by the municipality.
(i)
Shall have a tapered transition when the proposed sidewalk or
pathway adjoins an existing sidewalk or pathway that is wider than
five feet.
(j)
Where feasible, shall have a planting strip at least six feet
in width to accommodate trees or two feet in width between the curb
and the pedestrian space. The planting strip shall be adequately graded
and landscaped to provide for proper stormwater runoff.
(k)
Sidewalks should be constructed to connect developments with
surrounding destinations, such as shopping centers, schools, parks,
public transit, and other destinations, so as to reduce the distance
pedestrians have to walk to reach those destinations.
C.
Bicycle lanes.
(1)
Bicycle lanes shall be provided, if directed by the municipality.
(2)
When required, bicycle lanes shall be designed to the prevailing
industry standards.
(3)
Paved shoulders shall be provided on arterials and collectors
to serve as safe bicycling spaces; a minimum of four feet without
curbs and a minimum of five feet with curbs.
A.
Insofar as practical, side lot lines shall be at right angles to
straight street lines and radial to curved street lines and cul-de-sac
turnarounds.
B.
Where feasible, lot lines shall follow municipal boundaries rather
than cross them in order to avoid jurisdictional problems.
C.
No lots below the minimum lot area, as required in the municipal
zoning ordinance, shall be permitted for any use including any community
on-lot sewage disposal system.
D.
Every lot shall have access to a street.
E.
In general, the depth of lots should not be less than one or more
than three times their width.
F.
Odd-shaped lots.
(1)
Odd-shaped lots shall be avoided if possible. The preliminary
determination of when a lot is odd-shaped shall be made by the municipality
and shall be based in part on whether or not there is any other practical
way to design the lot.
(2)
When presented with a lot design that appears to be odd shaped,
the municipality will communicate any recommended revisions to the
applicant.
G.
Lot lines shall not cross any surface water body, such as a lake
or pond. To the extent possible, lot lines shall run parallel to or
in the center of watercourses.
A.
Residential.
(1)
The longer side of a residential block shall ordinarily be no
less than 500 feet and no more than 800 feet in length.
(2)
Where practicable, blocks along arterial and collector streets
should be no less than 1,000 feet in length.
(3)
In blocks with lengths greater than 1,000 feet, an easement
through the middle of the block to accommodate utilities, drainage
facilities, and/or pedestrian spaces is required.
B.
Nonresidential.
(1)
The block layout shall conform to the best possible layout to
permit good traffic circulation, to allow for the parking of vehicles,
to make delivery and pickup efficient, and to reinforce the best design
of the buildings in the area.
(2)
Typically the various uses will dictate the length and depth
of each block. However, blocks should be no less than 500 feet long.
(3)
In blocks greater than 500 feet, the municipality may recommend
an easement through the block to segregate truck from automobile traffic.
A.
General.
(1)
The applicant shall provide the most effective type of sanitary
sewage disposal consistent with the municipal sewage facilities plan
(Act 537 Plan), natural features location, and proposed development
of the tract.
(2)
Sanitary sewage disposal systems should be designed to avoid,
where possible, areas of high archaeological potential as determined
by the Delaware County Archaeological Resource Inventory and Management
Plan or other official federal, state, county, or local surveys.
B.
Public sewage system.
(1)
In accordance with the municipal sewage facilities plan, and
PA PADEP requirements, dwellings and/or lots within a subdivision
and/or land development shall be connected to a public sanitary sewer
system where accessible and available. Where such sewer system is
not yet accessible and available but is planned for extension to the
tract, the applicant shall install sewer lines and other facilities,
including lateral connections, force mains, pumping stations, and
all other appurtenances to provide adequate service to each lot when
connection with said sewer system is made. Sewer lines shall be suitably
capped at the limits of the subdivision and/or land development, and
the laterals shall be capped at the street right-of-way. The design
of the capped system shall be in accordance with the standards of
PADEP and subject to the approval of the municipality and the local
Sewage Enforcement Officer. If the proposed streets are private, then
the municipality may alternately recommend that an easement be provided
across this private property for later construction and maintenance
of sewers. Any deed of conveyance given to a property in a case where
an easement for future construction of sanitary sewers is provided
on the record plan shall contain a legal description of the easement
and a provision that the owner is liable for the cost of the sewer
when constructed.
(2)
When capped sewers are required, on-lot sewage disposal facilities
shall also be installed, provided that they are so located as to permit
the easiest and least expensive connection to the public sanitary
sewer system when such connection becomes available.
(3)
Prior to the approval of any subdivision and/or land development
involving a public sanitary sewer (either live or capped), sewage
pumping stations, sewage treatment plants, and community sewage disposal
systems, a properly detailed construction plan shall be submitted
to the municipality and sewer authority for review and approval. The
detail of the plan shall be determined by the municipality.
(4)
A public sewer shall be considered to be planned for extension
to a given area any time after preliminary engineering and related
studies have been initiated preparatory to the construction of facilities
adequate to serve the area containing a subdivision and/or land development
or when the area is shown to be in a proposed sewer service area in
the municipal sewage facilities plan.
(5)
All sanitary sewer lines, lateral connections, manholes, and
other facilities shall be constructed and installed and shall provide
service to each lot in conformity with standards of the sewer authority
at the cost and expense of the applicant.
(6)
When public sanitary sewage facilities are installed in accordance with this section, the municipality shall inspect the same during such construction at the cost and expense of the applicant, in accordance with the standards and procedures established for inspection in Article XII of this chapter.
(7)
When public sanitary sewage facilities are not to be constructed or otherwise installed, individual on-lot or community on-lot sewage disposal systems shall be constructed in accordance with statutes and regulations of PADEP and the municipality, as approved by the Sewage Enforcement Officer. The ownership and maintenance of such system shall be subject to the approval of the municipality. When on-lot sewage disposal systems are to be utilized, the applicant shall furnish evidence of the feasibility and satisfactory operation of the system to be utilized in the subdivision and/or land development as required in Articles V and VI of this chapter.
C.
Individual on-lot sewage system.
(1)
Must be sited and constructed in accordance with Pennsylvania
Department of Environmental Protection requirements.
(2)
Where individual on-lot 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 absorption fields at a safe distance
from and at a lower elevation than the proposed well and building(s)
to facilitate gravity flow in accordance with municipal and state
regulations and shall be so plotted.
(3)
Replacement areas suitable for individual on-lot sanitary sewage
facilities shall also be plotted should the primary facility fail.
(4)
If individual on-lot sanitary sewage disposal facilities are
to be utilized, the municipality may require that the developer submit
a feasibility report. Such report shall compare the cost of providing
individual on-lot facilities with a sewage treatment plant. Based
on the analysis of this report, the municipality may require the installation
of a public sanitary sewer system or capped sewer.
(5)
Whenever an applicant proposes that individual on-lot sanitary
sewage disposal systems shall be utilized within the subdivision,
the applicant shall either install such a facility approved by the
Sewage Enforcement Officer 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. The on-lot system shall be located on the lot
it is intended to serve.
D.
Community on-lot sewage system.
(1)
Must be sited and constructed in accordance with Pennsylvania
Department of Environmental Protection requirements.
(2)
Where a public sanitary sewage system cannot be provided to
the proposed subdivision and/or land development and is not planned
for extension to this tract or where individual on-lot sewage is prohibited
by the municipal zoning ordinance or clearly unfeasible in engineering
or environmental terms, the applicant may provide a community on-lot
sewage system.
(3)
The applicant shall consult the municipality regarding the type
of community sewage system to be used.
(4)
A community sewage system shall meet all of the regulations
and specifications of both PADEP and the municipality.
(5)
Where community on-lot sewage systems are proposed, feasibility
reports are to be conducted. This report must be prepared by a licensed
Pennsylvania engineer and submitted to the municipality, DCPD, and
PADEP.
(6)
Community on-lot sewage disposal systems shall be no closer
than 200 feet to any adjacent property lines.
(7)
A community on-lot sewage disposal system shall be located on
the same property as that being subdivided and/or developed.
(8)
A community on-lot sewage disposal system shall be on its own
lot, the area of which meets the minimum size requirements of the
zoning district.
(9)
Where such a system requires a building or structure to be located
above ground, the building or structure shall be completely screened
from the view of any adjacent properties or as the municipal zoning
ordinance dictates.
(10)
Ownership of the community on-lot sewage system shall be conveyed
to the municipality, upon its completion.
E.
Soil percolation test requirement.
(1)
Prior to final subdivision and/or land development plan approval,
soil percolation tests shall be performed for all lots within developments
of fewer than 10 lots wherein buildings, at the time of construction,
will not be connected to a public or community sanitary sewage disposal
system in operation. In lieu of soil percolation tests for individual
lots in subdivisions and/or land developments greater than 10 lots,
soil percolation tests shall be performed on a cross-section of soil
types to determine their suitability for on-lot sewage disposal. Deep-hole
test pits are recommended as a further means of guaranteeing suitability
of a tract.
(2)
Soil percolation tests shall be made in accordance with the
procedure required by PADEP by either a registered professional engineer
or a registered sanitarian and/or the Pennsylvania Sewage Facilities
Act Sewage Enforcement Officer.
(3)
Soil percolation tests shall be performed on each lot within
the tract of the proposed on-lot sanitary sewage disposal facilities.
(4)
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 subdivision and/or land development plan lot layout shall be
based on this analysis.
(5)
Where applicable, the final subdivision and/or land development
plan should note that "lot # has failed to obtain acceptable percolation."
The lot shall not be developed without a sewage disposal system approved
by the municipality and its Sewage Enforcement Officer and a sewage
disposal permit issued. A building permit shall not be applied for
or acted upon until proof of the sewage disposal permit is provided
to the Building Inspector.
A.
General.
(1)
Adequate and potable water supply system(s) shall be installed
consistent with the design principles and requirements contained in
this section, all other applicable state municipal standards, and
the Environmental Protection Agency Safe Drinking Water Act.[1]
[1]
Editor's Note: See 42 U.S.C. § 300f et seq.
(2)
No subdivision and/or land development application proposing
a public water supply system shall be granted preliminary or final
plan approval unless the applicant demonstrates, by a fair preponderance
of the credible evidence, full compliance with the provisions of this
section.
B.
Public or community water system.
(1)
All subdivisions that create 10 or more lots shall be provided
with a complete public or community water distribution system.
(2)
Land developments shall be subject to the same standard unless
a water distribution system is not readily available.
(3)
The design and installation of a public or community water distribution
system shall be subject to the approval of the municipality, the design
and installation of such community distribution system shall be subject
to the approval of PADEP, and such system shall be further subject
to satisfactory provision for the maintenance thereof. Where a permit
is required by PADEP, it shall be presented as evidence of such review
and approval in the case of private or public systems before construction
commences.
(4)
Wherever a public or community water system is provided, the
applicant shall present evidence to the municipality that the subdivision
and/or land development is to be supplied by a certificated public
utility, a bona fide cooperative association of lot owners, or a municipal
authority or utility. A copy of a certificate of public convenience
from the Pennsylvania Public Utility Commission, an application for
such a certificate, or a cooperative agreement or a commitment of
agreement to serve the area in question, whichever is appropriate,
shall be acceptable evidence.
(5)
In all subdivisions and/or land developments served by public
water, the following water pressure and gallonage requirements shall
apply:
(a)
Residential use.
[1]
A minimum domestic pressure of 30 pounds per square inch shall
be provided at each house to be connected to the water main. The system
to which the residential unit is connected shall have sufficient capacity
to supply a minimum of 400 gallons of water per residential unit per
day within the subdivision and/or land development.
[2]
For purposes of fire protection in residential districts and
in accordance with the municipal fire marshal requirements, the system
shall be demonstrably capable of providing fire flow-water requirements
for a minimum duration of two hours of not less than 500 gallons per
minute at a residual pressure of 20 pounds per square inch.
(b)
Commercial or industrial use.
[1]
A minimum pressure of 30 pounds per square inch shall be provided
at each commercial or industrial building connected to the water supply
main. When a builder wishes to connect to a public water system, a
study will be made to determine if there is adequate water to supply
the building and use.
[2]
For purposes of fire protection in commercial and industrial
districts, 1,000 gallons per minute at 20 pounds per square inch residual
pressure is required.
(6)
Wherever a public or community water system is provided, fire
hydrants or acceptable alternatives shall be installed for fire protection,
as approved by the local fire company and municipality.
(a)
Fire hydrants shall be provided as an integral part of any public
water system. They shall be located no farther than 600 feet apart,
as measured along streets.
(b)
Each hydrant shall be connected to the main with a minimum looped
six-inch ductile iron branch controlled by a minimum independent six-inch
gate valve.
(c)
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
have an eight-inch minimum diameter.
(d)
For additional fire protection, a dry hydrant may be required
and incorporated into existing or 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 nozzle cap will be
less than 24 inches from the gutter face of the curb. No portion of
the hydrant or nozzle cap shall be within six inches of the pedestrian
area.
(f)
All hydrant connections shall be reviewed by the fire company
or municipal fire marshal having jurisdiction with a favorable recommendation
by the Chief of said fire company being required.
(7)
Construction standards.
(a)
Water mains shall be constructed of cement-lined, ductile iron,
minimum Class 52 pipe, or as approved by the municipality or in accordance
with water authority standards and specifications. No extension of
water mains shall be permitted for a pipe having a diameter of less
than six inches.
(b)
All pipes shall have a minimum cover of three feet six inches
from grade to the crown of pipe.
(c)
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
and caps, a blowoff valve, a concrete anchor, or a fire hydrant.
(d)
Mains shall be drained through drainage branches or blowoffs
to dry wells from which the water can be pumped. Drainage branches,
blowoffs, air vents, and appurtenances shall be provided with valves.
(e)
Blowoffs shall not be connected to any sewer or submerged in
any manner that will permit back siphonage in the distribution system.
All blowoffs should be located out of paved areas.
(f)
Valves in water mains shall, where possible, be located on the
street property lines. A cast iron valve box or a masonry pit shall
be provided for every valve which has no gearing or operating 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 that has exposed gearing or operating mechanisms.
(g)
Manholes shall be constructed of brick or concrete, with cast
iron frames and covers or as approved by the municipality.
(h)
It is recommended that two sources of groundwater be provided
for each community water system due to the usual density and demand
served by such systems. Each should be capable of supplying the average
daily demand of the proposed dwelling units. Although a two-well system
is ideal, there are alternatives, as follow, which would ensure an
adequate water supply:
[1]
A single well capable of providing twice the daily average demand,
as demonstrated by a pumping test of at least 48 hours, producing
a stabilized drawdown of unchanging water level for at least five
hours.
[2]
A single well capable of supplying the average daily demand
with an additional reliable surface water source.
[3]
A single well capable of supplying the average daily demand,
plus a dependable connection to another satisfactory public water
supply system.
[4]
A second well is recommended for use as a monitor of the aquifer
and as a standby in the event of an emergency.
C.
On-lot water system.
(1)
Where the applicant proposes that individual on-lot water supply
systems shall be utilized within the subdivision, the applicant shall
either install such facilities or shall guarantee (by deed restriction
or otherwise) as a condition of the sale of each lot or parcel within
the subdivision that the facilities can be installed by the purchaser
of such lot or parcel.
A.
There shall be no physical connection between a public or private
potable water supply system and a sewer that will permit the passage
of any sewage or polluted water into the potable water supply.
B.
A minimum horizontal distance of 10 feet shall be maintained between
parallel water and sewer lines unless shelving is used, per PADEP's
standards. If shelving is used, the water lines shall be at the higher
elevation of the trench. At points where sewers cross water mains
at a vertical distance of less than two feet, a concrete encasement
or special treatment of the sewer pipes in accordance with PADEP and
the municipality's regulations shall be required to preclude
contamination of potable water.
C.
On-lot sewage disposal systems shall be kept removed a minimum of
100 feet from water supply wells or other water supply sources. A
lot to accommodate both on-lot sewage disposal and on-lot water supply
shall be no smaller than one acre.
All stormwater management practices shall be in accordance with
the applicable sections of the municipality's stormwater management
ordinance, any applicable Act 167 plan, the Pennsylvania Stormwater
Best Management Practices Manual (latest revision), and any other
applicable codes and ordinances.
All soil erosion and sedimentation control practices shall be
in accordance with the applicable sections of the municipality's
stormwater management ordinance and compliant with Chapter 102 of
the Pennsylvania Code.
All grading shall be in accordance with the applicable sections
of the municipality's stormwater management ordinance any applicable
Act 167 plan, and any other applicable codes and ordinances.
A.
Tract alterations, regrading, filling, or clearing of vegetation prior to the approval of a final subdivision and/or land development plan are prohibited. In addition to the standards set forth in §§ 195-817 and 195-1105B of this chapter, the following shall apply:
(1)
Consideration shall be shown for all natural features, such
as notable trees, watercourses, wetlands, rock outcroppings, and similar
community assets which, if preserved, will add attractiveness and
value to the remainder of the subdivision and/or land development.
(2)
Tree masses and notable trees shall be preserved to the maximum
extent possible. All structures should be located within the building
area in such a manner as to minimize damage to vegetation. Existing
open areas should be developed instead of wooded areas. Areas in which
trees are retained should remain undisturbed out to the canopy drip
line and at the original grade level to the maximum extent possible.
(3)
Not more than 50% of the total area of mature woodlands and
not more than 75% of the total area of woodlands on a development
site shall be removed in conjunction with a subdivision or land development.
(4)
Notable trees should not be removed unless they are located
within the proposed cartway or pedestrian space of a street right-of-way,
within 15 feet of the foundation area of a new building, within a
utility easement, within a proposed parking area, or within an area
where regrading necessary to achieve land development may endanger
the trees.
(5)
The municipality may require the applicant to adhere to the
following tree replacement regulations. For each tree to be removed
with a caliper greater than 12 inches when measured at a height of
36 inches from the ground, required replacement trees shall be calculated
in accordance with the following schedule identified in Table 8-5:
|
Table 8-5
Tree Replacement Schedule
| ||
|---|---|---|
|
For Each Tree to be Removed, at the Following Calipers
|
Minimum Number & Caliper of Replacement Trees
| |
|
One, 12" to 18" caliper
|
One 3 1/2" caliper
| |
|
One, greater than 18" to 24" caliper
|
Two 3 1/2" caliper
| |
|
One, greater than 24" to 36" caliper
|
Three 3 1/2" caliper
| |
|
One, greater than 36" caliper
|
Four 3 1/2" caliper
| |
(6)
Where a proposed subdivision and/or land development necessitates
the clearing of notable trees or portions of tree masses, the applicant
shall be guided by the following criteria in selecting trees for clearing:
(7)
Applicants shall exercise care to protect trees from damage during construction in accordance with § 195-817E of this chapter. Tree removal shall be limited to the actual construction tract necessary to build and move construction equipment.
(8)
Streams, watercourses, wetlands, and ponds.
(a)
Such areas shall not be altered, regraded, developed, filled,
piped, diverted, or built upon except:
[1]
Except in strict compliance with all federal and state requirements
and after obtaining required permits.
[2]
Streets may cross streams, watercourses, and wetlands where
design approval is obtained from the municipality, PADEP, and/or other
applicable agency and where no other reasonable access is available.
[3]
Existing ponds may be utilized as stormwater management facilities
and as fire ponds in accordance with this chapter and the municipal
zoning ordinance, when approved by the municipality.
(b)
When constructing or improving streets, stormwater management
facilities, and fire ponds, no more than 20% of the wetlands margin
shall be altered, regraded, filled, or built upon.
(c)
Whenever constructing or improving streets, stormwater management
facilities, and fire ponds would entail the regrading or placement
of fill in wetlands, the applicant shall provide the municipality
with proof that PADEP (Bureau of Dams and Waterway Management) and
the United States Army Corps of Engineers have been contacted to determine
the applicability of state and federal wetland regulations for areas
identified as wetlands on the National Wetland Inventory Maps, United
States Fish and Wildlife Service.
(d)
In the event that a wetlands delineation validated by the United States Army Corps of Engineers is shown to vary from the wetlands boundary derived from the definition in Article II of this chapter, the Corps' delineation will govern. The wetlands margin will then be measured from the Corps' delineated boundary.
(e)
If a perennial or intermittent stream exists on the subject
tract, the applicant shall create a riparian buffer along the stream
extending a minimum of 50 feet to either side of the top-of-bank of
the channel. If the rear or side yard setback is less than 50 feet,
the buffer width may be reduced to 25% of the setback and/or to a
minimum of 10 feet. If an existing buffer is legally prescribed (i.e.,
deed, covenant, easement, etc.), and it exceeds the requirements of
this chapter, the existing buffer shall be maintained.
(f)
Land subject to flooding.
[1]
Land subject to flooding hazards to life, health, or property
and land deemed to be topographically unsuitable shall not be platted
for use on the subdivision and/or land development plan until adequate
safeguards against such hazards are provided by the subdivision and/or
land development plans.
[2]
Such land within the subdivision and/or land development shall
be set aside on the subdivision and/or land development plan for uses
as shall not be endangered by periodic or occasional inundation or
shall not produce unsatisfactory living conditions.
[3]
Where flooding is known to have occurred within an area shown
on the plat, such area shall be clearly marked "subject to periodic
flooding" and shall not be platted in streets and lots unless approved
otherwise in accordance with the municipal zoning ordinance.
[4]
Floodplain elevations shall be as established in accordance
with the municipal zoning ordinance.
(9)
Steep and very steep slopes.
(a)
In any application for subdivision and/or land development where
the lot includes areas of steep and very steep slopes, the applicant
shall, using two-foot contours, delineate steep and very steep slopes.
Further, the applicant shall use an actual field topographic survey
or aerial survey as the source of contour information and the basis
for depicting such slope categories.
(b)
This section shall apply only to those steep or very steep slopes
that exist for three consecutive two-foot contour intervals (six cumulative
vertical feet of slope). All steep and very steep slope areas shall
be shown for the purpose of municipal review and verification, but
only those occurring over three consecutive two-foot contour intervals
will invoke the standards of this section.
(c)
Once delineated, the mapping provided by the applicant will
be reviewed by the municipality. The applicant will be required to
follow all regulations of this section for those areas which reflect
steep and very steep slope conditions as determined in accordance
with this section through the municipality's review.
(d)
Before a permit is issued for any construction or land disturbance
activity on land within or affecting steep and very steep slope areas,
the following material shall be submitted to the municipality for
review:
[1]
Plans drawn to a scale of at least one inch equals 50 feet,
sealed by a registered professional engineer, depicting the following:
[a]
The location, dimensions, and elevation of the
property.
[b]
Existing and proposed uses and development.
[c]
An earthmoving plan of the property that indicates
existing grades with contour lines at two-foot intervals and proposed
grades within the area of any proposed activity, disturbance, or construction.
All areas of steep and/or very steep slope shall be graphically distinguished.
[d]
A site plan indicating existing and proposed structures,
other impervious surfaces, storm drainage facilities, and retaining
walls. The site plan also shall locate and identify existing vegetation,
including woodlands, open areas, and their ground cover type within
areas of steep and very steep slopes, as well as proposed landscaping
material to be installed.
[e]
Typical cross-sections and elevations of the property
and proposed structures at intervals prescribed by the municipality,
as well as architectural plans, elevations, and sections.
[f]
Photographs showing existing uses, vegetation,
and topography within the steep and very steep slope areas.
[g]
A statement, signed and sealed by a registered
architect or professional engineer, explaining the building methods
to be used in overcoming foundation and other structural problems
created by steep slope conditions, preserving the natural drainage,
preventing soil erosion and excessive surface water runoff to neighboring
properties and/or streets, and the type of sewage disposal and water
supply.
[h]
Plan, profile, and typical cross-sections of any
proposed street, emergency access, or driveway within areas of steep
and very steep slopes, with the seal of a registered professional
engineer thereon.
[i]
A statement, signed by the owner or future occupant
at the time of subdivision, land development, or building permit application,
that there is a full understanding of any difficulties associated
with access stemming from such steep slopes.
(e)
In evaluating any application for subdivision, land development,
or a building permit within steep and very steep slope areas, the
municipality shall determine consistency of the proposal with the
municipal steep slope ordinance should one exist and the following:
[1]
Disturbance to particularly sensitive features of the tract
shall be minimized with special emphasis in planning for the tract
given to the protection of:
[2]
Disturbances shall be minimized where the length or area of
steep and very steep slope is extensive both on the tract and on adjacent
lands within 200 feet of the tract. The area that is regraded and/or
stripped of vegetation shall not exceed 30% of each steep and very
steep slope area on the lot.
[3]
Rate of runoff and/or related environmental problems off the
tract shall be minimized.
[4]
Removal of or disturbance to existing vegetation in steep and
very steep slope areas shall be minimized. The proposed impacts on
existing vegetation shall be evaluated in terms of the potentially
detrimental effects on slope stability, conveyance and recharge of
stormwater, aesthetic characteristics of the landscape, and existing
drainage patterns. Further, it shall be demonstrated that any and
all reasonable mitigation techniques and procedures will be utilized
or have been considered in the preparation of the subdivision and/or
land development plan, such as revegetation measures, control of soil
erosion and sedimentation, stormwater management, and the like.
[5]
Street construction shall follow the natural topography, with
cuts and grading minimized.
[6]
Innovative, imaginative building techniques that are well suited
to slope conditions shall be encouraged, consistent with other applicable
codes and regulations.
[7]
The stability of the slope, as characterized by the existing
interrelationships among the soil, vegetation, and rock, shall be
disturbed as little as possible.
[8]
Proposed buildings and structures are of sound engineering design,
footings are designed in response to the tract's slope, soil,
and bedrock characteristics, and footings shall extend to stable soil
and/or bedrock.
A.
Landscaping shall be in accordance with the standards set forth in
the municipal zoning ordinance and this section. In addition, all
required landscaping shall be installed and maintained in accordance
with a landscape plan approved by the municipality. The landscape
plan shall depict all proposed plantings required to complement, screen,
or accentuate buildings, roads, parking areas, pedestrian spaces,
sitting areas, service or maintenance structures, courtyards, and
other tract features.
B.
Where possible, landscaping recommended in this section should be
utilized to help satisfy federal, state, and local stormwater management
requirements.
C.
Shade trees shall be provided along all streets where there are no
existing street trees. When planted, these street trees shall be located
at least five feet within the right-of-way line, unless they conflict
with pedestrian spaces, in which case they shall be installed to minimize
conflicts. No less than one three-inch caliper deciduous tree shall
be planted for each 30 feet of street length. Such street trees shall
be planted in alternating rows, whereby trees on one side of the street
are placed at intervals of 60 feet, and shall be subject to the following:
(1)
The approved street trees are listed in Table 8-6. Trees to
be used that are not listed in Table 8-6 must be approved by the municipality.
Compatible Tree Factsheets for Electric Lines and Restricted Spaces
including Evergreens for Screens, Second Edition, Pennsylvania State
University, 2001, identifies additional trees to be considered.
(2)
If the municipality has a shade tree ordinance with an approved
list of appropriate trees, that list supersedes the following when
specifically listing trees for use along streets.
|
Table 8-6
Approved List of Street Trees
| |||
|---|---|---|---|
|
Botanical Name
|
Common Name
|
Acceptable Varieties
| |
|
LARGE TREES >45 feet (Not for under overhead wires or tree lawns
under 6 feet wide)
| |||
|
Acer rubrum
|
Red Maple
|
Red Sunset/October Glory
| |
|
Fraxinus pennsylvanica
|
Green Ash
| ||
|
Celtis occidentalis
|
Hackberry
| ||
|
Ginkgo biloba
|
Ginkgo (males only)
|
Fastagiata/Princeton Sentry
| |
|
Gleditsia triacanthos
|
Thornless Honeylocust
|
Inerms
| |
|
Metasequoia glyptostroboides
|
Dawn Redwood*
| ||
|
Nyssa sylvatica
|
Black Gum
| ||
|
Platanus x acerifolia
|
London-Plane tree*
| ||
|
Pyrus calleryana bradford
|
Bradford Callery Pear
|
Red Spire Callery Pear
| |
|
Quercus bicolor
|
Swamp White Oak
| ||
|
Quercus coccinea
|
Scarlet Oak
| ||
|
Quercus macrocarpa
|
Bur Oak
| ||
|
Quercus palustris
|
Pin Oak
| ||
|
Quercus phellos
|
Willow Oak
| ||
|
Quercus prinus
|
Chestnut Oak
| ||
|
Quercus rubra
|
Red Oak
| ||
|
Quercus velutina
|
Black Oak
| ||
|
Sophora japonica
|
Scholar Tree*
| ||
|
Tilia tomentosa
|
Silver Linden
| ||
|
SMALL TREES: UP TO 30 feet (Appropriate near overhead wires)
| |||
|
Acer buergerianum
|
Trident Maple*
| ||
|
Acer ginnala
|
Amur Maple*
|
Beethoven Mozart, and others
| |
|
Cercis Canadensis
|
Eastern Redbud
| ||
|
Cornus kousa
|
Kousa Dogwood*
| ||
|
Cornus mas
|
Cornelian Cherry Dogwood*
| ||
|
Carpinus caroliniana
|
American Hornbeam
| ||
|
Crataegus crusgalli
|
Thornless Cockspur Hawthorn
|
Inermis
| |
|
Crataegus viridis
|
Green Hawthorn*
|
Winter King
| |
|
Magnolia virginiana
|
Sweetbay Magholia*
| ||
|
Malus spp
|
Crabapple species
| ||
|
Prunus serrulata
|
Oriental Cherry*
| ||
|
*
|
Nonnative, but a popular ornamental noninvasive species
| |
|
Sources: Morris Arboretum's Recommended Trees for Philadelphia
Metropolitan Habitats (2000)
| ||
|
Compatible Tree Factsheets, 2nd Ed., Gerhold, Henry D., et.al.,
Ed. Penn State College of Agricultural Sciences (2001)
| ||
(3)
Naturalistic tree groupings may be proposed in lieu of regularly
spaced street trees, subject to the approval of the municipality.
Size and quantity requirements shall be at a minimum those illustrated
in this section.
(4)
Where existing trees are retained along street rights-of-way,
street trees do not need to be planted other than to replace diseased
or undesirable varieties.
(5)
At intersections, such trees shall be located no closer than
50 feet to the intersection of the street rights-of-way.
D.
Landscaping of parking and loading areas.
(1)
The landscape plan for parking lots shall be prepared as part
of the landscape plan for the overall development.
(2)
Parking lots are to be landscaped to ensure a good appearance
of vehicular parking areas and to protect and preserve the appearance,
character, and value of surrounding neighborhoods, thereby promoting
the general welfare by providing for the installation and maintenance
of landscaping for screening and aesthetic qualities.
(3)
Parking lot landscaping requirements.
(a)
Off-street parking areas and parking lots shall be landscaped
to:
(b)
The outer perimeter of all parking areas shall be screened through
the use of plant materials, fencing or walls, and/or mounding through
the use of earthen berms.
[1]
A landscape screen at least five feet wide and six feet high
must be planted to buffer all residential uses from parking areas
with more than five spaces and all service areas. This landscape screen
must be set back a minimum of 2 1/2 feet from the parking and/or
service areas curbing or wheelstops. The landscape screen should consist
of evergreen shrubs planted on four-foot centers or evergreen trees
planted on ten-foot centers. Where proposed plantings are less than
six feet in height, berms, walls, or fencing may be used to provide
the required height.
[2]
A landscape screen at least five feet wide and six feet high
shall separate parking lots from any property that is in a different
zoning district. Passageways for vehicles from one lot to the other
may be kept free from planting. The landscape screen should consist
of evergreen trees or shrubs planted on eight-foot centers or deciduous
shrubs placed on five-foot centers.
(c)
Each parking lot shall have one three-inch minimum caliper shade
tree for every five parking spaces. The size and location of existing
trees to be preserved within 15 feet or proposed shade trees within
10 feet of the edge of any proposed parking lot shall be considered
in satisfying this requirement.
(d)
Shrubs, ground covers, and other plant materials are encouraged
to be used to complement the required shade trees but shall not be
the sole contribution to the landscaping.
(e)
The type of plant materials to be used shall be subject to review
and approval by the municipality and shall be of a quality as specified
in this section.
(f)
The landscaping and planting areas shall be reasonably dispersed
throughout the parking lot, except where there are 20 or more parking
spaces, in which case the following shall apply:
[1]
Landscaped islands shall be provided at the end of each parking
bay of no more than 20 contiguous spaces accessed from a single aisle.
Such islands shall be a minimum of nine feet in width and 18 feet
in length. Such islands shall be provided to enhance the appearance
of the parking area and to control access and movement within the
parking area.
[2]
All planting islands and planting beds within a parking lot
shall be surfaced with ground covers and/or dwarf shrubs and shall
not be grassed. Stone or mulch may be used in conjunction with ground
covers and shrubs.
[3]
Where appropriate, these landscaped islands shall be designed
for the purpose of stormwater infiltration.
(4)
Loading areas shall be screened a minimum of eight feet in height
and shall be a complete and effective visual barrier at the time of
installation. Screening may be provided by plantings, fencing, walls,
berms, or combinations thereof. Where loading areas abut residential
uses, additional screening and buffering measures, including nighttime
and weekend restrictions, may be imposed by the municipality to mitigate
negative impacts to residential properties.
E.
All buildings for which landscaping is required shall be landscaped
in accordance with the following criteria:
(1)
A combination of evergreen and deciduous trees and shrubs shall
be used as foundation plantings, (i.e., plantings to be installed
in reasonably close proximity to the facades).
(2)
One three-inch to three- and one-half-inch caliper specimen
deciduous tree shall be planted for every one-hundred-foot length
of building perimeter, measured from end to end, without regard to
indentations and the like in the buildings and excluding any enclosed
walkway connectors and elevator cores. In addition, two eight- to
ten-foot high flowering trees or evergreen trees must be provided
for every one-hundred-foot length of building perimeter.
(3)
Three evergreen and/or deciduous shrubs shall be planted for
every 20 feet of length of building perimeter.
(4)
In calculating building perimeter for planting requirements,
the length of the building perimeter occupied by loading bays may
be deducted from the total building perimeter.
(5)
Trees and shrubs shall be grouped in accordance with specific
needs and objectives.
F.
The landowner or developer shall protect trees to be retained from
damage during construction. The following procedures as well as all
other applicable municipal codes and ordinances shall be used to protect
such trees:
(1)
Removal and replacement.
(a)
Shade trees of twelve-inch caliper or more when measured at
a height of 36 inches from the ground may not be removed unless authorization
is granted by the municipality and in accordance with Tables 8-5 and
8-6 of this chapter.
(b)
On large, densely wooded parcels, the municipality may allow a forest density survey to determine the extent of large tree loss in the course of proposed development. Tree replacement will be performed using the procedure set forth in § 195-817F(1)(c) below, in conjunction with the loss estimate as prepared by a qualified forester.
(c)
Prior to construction, the following shall occur relative to
tree replacement plantings:
[1]
The applicant shall stake in the field the limits of construction
including the location of the building foundation, driveway, proposed
grading, and any utility easements to be constructed and cleared in
the course of the said construction and more than 10 feet from the
edges of same.
[2]
Following the placement of stakes, the applicant shall conduct
an inventory of trees of 12 inches in caliper or greater, located
within the limits of construction on the lot.
[3]
The applicant shall depict the location of replacement plantings
on the landscape plan.
[4]
Prior to construction, the applicant shall attend a preconstruction
meeting with the municipality to review all procedures for tree removal
and tree replacement.
[5]
Following construction, the applicant shall plant and warrant
for a period of 18 months following installation, a tree of appropriate
species as shown in the approved landscape plan. Any tree that dies
within the eighteen-month period shall be replaced immediately by
the applicant.
[6]
Prior to the issuance of a use and occupancy permit, the municipality
shall inspect the lot to determine if all required plantings have
been installed.
[7]
The required plantings shall be shown on an as-built/as-installed
landscape plan.
(2)
No more than three inches of soil shall be placed around the
trunks of trees that are to remain. For those trees which are to remain,
where more than five inches of soil are to be placed, tree wells shall
be constructed to preserve such trees.
(3)
No boards or other material shall be nailed to trees during
construction, and no trees shall be sprayed with paint.
(4)
Heavy equipment operators shall avoid damaging existing tree
trunks and roots. Feeder roots shall not be cut closer than 25 feet
to tree trunks.
(5)
Tree trunks and exposed roots damaged during construction shall
be protected from further damage by being pruned flush, and if trunks
are scarred, they shall be traced out for proper healing.
(6)
Tree limbs damaged during construction shall be sawed flush
to tree trunks and treated with tree paint as necessary.
(7)
The operation of heavy equipment over root systems of such trees
shall be minimized in order to prevent soil compaction.
(8)
Deciduous trees shall be given a heavy application of rooting
fertilizer to aid in their recovery from possible damage caused by
construction operations.
(9)
Construction debris shall not be disposed of near or around
the base of such trees.
G.
All screening and buffering as required in the municipal zoning ordinance
shall apply.
H.
The required landscape plan shall be submitted at the time when all
other required applications and/or plans are submitted. The landscape
plan shall be based on and reflect the following:
(1)
The functional and aesthetic factors that relate to the tract
and to the principal and accessory buildings and other structures.
(2)
Concealing views to the tract.
(3)
Enhancing views from and within the tract.
(4)
Screening and complementing proposed buildings and other structures.
(5)
Creating visual interest for the users and/or residents of the
proposed project.
(6)
Using plant materials that are hardy and acclimated to the conditions
at the tract and within the municipality.
I.
A landscaping plan shall include notes, diagrams, sketches, or other
depictions to present the consideration and analysis of the following:
(1)
An analysis of the tract in terms of the existing views to and
from the areas that are proposed for development, existing topography
and vegetation conditions, and other existing conditions that are
relevant to the tract.
(2)
An analysis of proposed planting and other landscaping needs
as related to screening views of buildings, screening buildings and
sections of buildings, screening parking areas and other areas where
vehicles are parked, screening storage areas, screening tract utilities,
and other appropriate types of screening.
(3)
The consideration of locations where plantings and other landscaping
are needed to provide visual interest, define outdoor spaces, complement
the proposed architectural style, and achieve other functional and
aesthetic requirements for buffer areas, buffer planting strips, and
other landscaped areas.
J.
A preliminary or final landscape plan shall reflect the following
detailed criteria:
(1)
Buffer planting strips shall be installed and maintained in
the buffer areas at the width required by the municipal zoning ordinance
to form a continuous visual buffer. In addition to ground covers and
evergreen shrubs, the buffer planting strip shall be comprised of
evergreen trees that are a minimum of eight feet in height at the
time of planting and that shall be spaced at ten-foot centers. The
combined evergreen shrub and tree plantings shall constitute a continuous
visual screen at the time of occupancy of any buildings and/or at
the time of initiation of any use.
(2)
Street trees/shade trees as identified in Table 8-6.
(3)
The outer perimeter of all parking areas shall be screened through
the use of plant materials, fencing or walls, and/or mounding through
the use of earthen berms.
(4)
Other landscaping, including trees, shrubs, and ground covers,
shall be provided along walkways, in courtyards, around sitting areas,
at the entrance to the tract, and in other highly visible locations,
especially on the outer side of any internal access road that is visible
from a public street that may adjoin a tract, at the entrance to buildings,
around structures used for service, storage, or maintenance purposes,
and around dumpsters and trash storage areas.
(5)
Requirements and standards for landscaping, in addition to those
specified above, shall be as determined by the municipality. The municipality
may require plantings to reduce glare, to abate other nuisances, to
enhance the planting area in conjunction with streets, and to fulfill
screening and other functional purposes.
(6)
The location, type, size, height, and other characteristics
of landscaping shall be subject to the review and approval of the
municipality.
K.
The preliminary landscape plan shall be drawn at a scale of at least
one inch equals 50 feet. It shall be totally coordinated with the
overall subdivision and/or land development plan in terms of its relationship
to proposed buildings, roads, parking areas, pedestrian spaces, fencing,
benches, signs, lighting, and other like structures. It shall contain
the following:
(1)
A delineation of existing and proposed plant materials, including
scalloped tree lines to indicate existing woods or trees to remain.
(2)
A plant list wherein the botanical and common name of proposed
plants are tabulated, along with the quantity, caliper, height, spread,
and other dimensions and characteristics.
(3)
A delineation of other landscaping features, such as berms,
planting beds to be used for herbaceous plants, areas to be devoted
to lawns, and other elements of the proposed improvements such as
fences, walls, berms, retaining walls, lighting, benches, signs, paving,
stone, tree wells, and the like.
(4)
One color rendering of the preliminary landscape plan shall
be submitted for review by the municipality, in addition to the number
of prints that are otherwise required. The color rendering shall reflect
total coordination with the overall site plan in terms of its relationship
to proposed buildings, roads, parking areas, walks, walls, fencing,
benches, signs, lighting, and other like structures.
L.
A final landscape plan shall be submitted after the municipality
has reviewed the preliminary landscape plan and submitted comments
on the plan to the applicant. The final landscape plan shall be drawn
at a scale of at least one inch equals 50 feet. It shall be totally
coordinated with the overall subdivision and/or land development plan
and shall contain the following:
(2)
Details for the planting and staking of trees and the planting
of shrubs and any other details which depict other related installation
or protection, such as ground cover spacing, tree fencing, tree grates
and guards, tree wells, and the like.
(3)
Information regarding the continued maintenance of all plantings
and notes indicating that all plantings will be installed, maintained,
and replaced, if dead or diseased, in locations as shown on the approved
landscape plan.
(4)
Details, specifications, and maintenance instructions pertaining
to specialized plantings, such as wildflower meadows, wetland plantings,
stream bank stabilization plantings, or any other landscape plantings
that may have unique and specific requirements.
(5)
All final landscape plans shall be accompanied by a cost estimate
prepared by the applicant. The cost estimate shall be evaluated by
the municipality and revised if necessary. The cost estimate shall
serve as a basis for establishing an escrow account related to landscaping.
A.
If required by the municipality or desired by the applicant, community
open space and recreational areas shall be located as close to all
dwelling units as possible, with access leading to major recreational
spaces and community facilities.
B.
All community open space and recreational areas shall be designated
on the subdivision and/or land development plan using the following
three categories:
(1)
Lawn - A grass area with or without trees that may be used by
the residents for a variety of passive recreational purposes.
(2)
Natural Area - An area of natural vegetation, floodplain, or
steep slopes undisturbed during construction. Such area may contain
pathways for passive recreation that link to adjacent greenways or
trails.
(3)
Recreational Area - An area designated for active recreational
use including, but not limited to, tennis, swimming, playfield, or
tot lot.
C.
Compact residential developments designed with 50 or more dwelling
units and where the gross residential density is five units per acre
or more shall provide community open space and recreational areas.
If the developer provides developable land for recreational areas
instead of land normally considered not developable, the municipality
may recommend a reduction of the setbacks and yard requirements as
required by the municipal zoning ordinance. However, the total number
of dwelling units shall not exceed that which would be provided if
the provision for recreation were not imposed.
D.
The amount of land to be devoted to community open space and recreational
areas in each development shall be determined by applying the following
formula as depicted in Table 8-7 to the total acreage of the development.
E.
Steep slopes, wooded areas, and floodplains could make up as much
as 50% of the required community open space and recreational area.
A minimum of 50% of the community open space and recreational area
must be relatively flat, dry ground not exceeding the average percent
of slope of the development and suitable to the intended purposes.
F.
Community sewage tile absorption fields or spray irrigation systems
when permitted and community water supply systems, public and private
utility systems, including electric, oil, gas, telephone, and cable
television lines (rights-of-way) may be installed in the community
open space and recreational areas.
G.
In the event that the municipality does not assume ownership of the
community open space and recreational area, the owner or owners shall
be responsible for maintaining all community open space and recreational
areas.
|
Table 8-7
Open Space and Recreational Acreage Requirements
| ||
|---|---|---|
|
Dwelling Unit Density Per Net Residential Acre*
|
Minimum Required Percent of the Net Residential Acreage
Which Must Be Dedicated
| |
|
5 units per acre
|
3.0%
| |
|
6 units per acre
|
3.4%
| |
|
7 units per acre
|
3.9%
| |
|
8 units per acre
|
4.6%
| |
|
10 to 19 units per acre
|
5.8%
| |
|
20 to 29 units per acre
|
9.3%
| |
|
30 or more units per acre
|
12.6%
| |
|
*
|
Net residential acreage equals the total acreage minus areas
for transportation easements, including parking areas.
|
A.
Utility easements shall be required to facilitate the maintenance
and repair of utility lines, sewers, community on-lot sewage disposal
systems, wells, and drainage structures.
B.
All utilities shall be located underground and within a street right-of-way
or in the center of an easement.
C.
Utility easements shall be a minimum of 20 feet wide, except for
volatile and hazardous chemical transmission lines where the minimum
easement shall be 25 feet and for multipurpose easements where the
minimum width shall be at least 10 feet outside any such structure
or subeasement.
D.
There shall be a minimum distance of 25 feet, measured at the shortest
distance, between any proposed dwelling and any existing volatile
and hazardous chemical transmission right-of-way.
E.
Where a subdivision and/or land development is traversed by a watercourse,
drainageway, channel, or stream within a stabilized structure (such
as concrete culverts, concrete gutters, gabions, pipes, and the like),
there shall be a drainage easement conforming substantially with the
line of the watercourse and of such width as will be adequate to preserve
natural drainage, but not less than 20 feet or as may be required
or requested by the municipality. The applicant shall properly grade
and seed slopes and fence any open ditches when it is deemed necessary
by the municipality.
F.
To the fullest extent possible, easements shall be centered on or
adjacent to rear or side lot lines.
G.
Nothing shall be permitted to be placed or planted within the area
of a utility easement. The area shall be maintained as lawn, meadow,
or multiuse trail. Shrubbery may be planted when approved by the municipality.
For trails located in utility easements, trail paving, benches, signage,
and waste receptacles shall be permitted.
H.
Utility easements shall be described in a deed as shown on the approved
subdivision and/or land development plan.
A.
All other utility lines including, but not limited to, electric,
gas, streetlight 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
municipality and public utility concerned. Renewable energy systems
such as geothermal heating and cooling, solar energy generation, and
wind power generation are also encouraged, and should be implemented
in accordance with any applicable state, federal and local regulations.
B.
These lines should also be oriented to avoid, where possible, areas
of high archaeological potential as determined by the Delaware County
Archaeological Resource Inventory and Management Plan or other official
federal, state, county, or local survey.
C.
In accordance with the provisions of the Act of December 10, 1974,
P.L. 852, No. 287, as amended (73 P.S. § 176 et seq.), 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 of contact shall be presented to the municipality prior to final
subdivision and/or land development plan approval.
A.
All retaining walls shall be designed by a structural engineer whose
seal shall appear on the plans, when required by the municipal building
code.
B.
Where retaining walls are required, the subdivision and/or land development
plan shall include wall locations, type of materials, and top and
bottom of wall elevations. Any required structural construction plans,
details, and calculations shall be submitted at the time of application
for a building permit.
A.
When maximal provision is to be made for the use of solar energy
by structures, in general streets toward which buildings are to be
oriented should run in an east-west direction.
B.
Section 195-808A indicates that side lot lines shall be at right angles to straight street lines and radial to curved street lines. The municipality may allow variation from this requirement where provision is to be made for maximal use of solar energy, in which case side lot lines generally may run from due north to due south or with slight variation east or west of this axis.
(1)
When lot lines will not be provided, consideration should be
given to orienting buildings to maximize solar access. Generally,
buildings should be located with their long axes running east to west,
though in some high-density or townhouse developments a north-south
orientation for the long axes may be desirable.
(2)
Consideration should be given to locating structures and open
spaces such that buildings will not cast shadows on other buildings.
C.
Consideration should be given to reserving solar easements within
lots for protection of solar access.
