A.
The following land development principles, standards and requirements
will be applied by the Township in evaluating plans for proposed land
development.
B.
The standards and requirements outlined herein shall be considered
minimum standards and requirements for the promotion of the public
health, safety and general welfare.
C.
Where literal compliance with the standards herein specified is clearly
impractical, the Board of Commissioners may modify or adjust the standards
to permit reasonable utilization of property while securing substantial
conformance with the objectives of this chapter.
All land development plans must reflect a location which has
given consideration to the following factors:
A.
The location of the land development must conform to the Township
Comprehensive Plan with respect to streets, public sites and proposed
utilities.
B.
The proposed use of the land in any land development must conform to the Township Zoning Ordinance (Chapter 310).
C.
Land subject to hazards of life, health or property as may arise
from fire, floods, disease, excessive noise, falling aircraft or considered
uninhabitable for other reasons may not be developed unless the hazards
have been removed or the plans show adequate safeguards against them.
D.
A land development must be coordinated with existing land development
in the neighborhood so that the entire area may be developed harmoniously.
E.
There must be sufficient access to and from the proposed development
over existing streets and roads to ensure that residents therein will
have a reasonable, convenient and safe means of ingress and egress
from the development. The plan of development will not be approved
if the increased use of said existing streets and roads shall be of
such intensity as to severely inconvenience or jeopardize the health,
welfare, well-being and safety of persons presently residing in the
vicinity and along such existing streets and roads.
In the layout of any land development attention must be focused
on conditions which can affect development. These can include the
following:
A.
In all land developments, developers shall preserve trees, groves,
waterways, scenic points, historic spots and other community assets
and landmarks on the basis of Township determination. A grading plan
may be required where woods and scattered trees occur. The grading
plan must show:
(1)
Accurate location of individual significant trees.
(2)
Accurate existing and proposed ground elevations in relation to these
trees. Tree guards during construction and grading, limitation of
cuts and fills, both temporary and permanent, near the trees, may
be required as necessary to give reasonable assurance of their continued
healthy growth.
B.
Flood-prone land.
(1)
Land subject to flooding or other hazards to life, health or property
and land deemed to be topographically unsuitable shall not be platted
for residential occupancy or for such other uses as may increase danger
to health, life or property or aggravate erosion or flood hazard until
all such hazards have been eliminated or unless adequate safeguards
against such hazards are provided by the land development plans. Such
land within the development shall be set aside on the plan for uses
as shall not be endangered by periodic or occasional inundation or
shall not produce unsatisfactory living conditions.
(2)
Where flooding is known to have occurred within the area shown on
the plan, such area shall be clearly marked "subject to periodic flooding."
(3)
No subdivision and or land development, or part thereof, shall be
approved if the proposed development and/or improvements will, individually
or collectively, increase the base flood elevation more than one foot
at any point.
(4)
Building sites for residences or any other type of dwelling or accommodation
shall not be permitted in any floodway area. Sites for these uses
may be permitted outside the floodway area if the sites or dwelling
units are elevated to a height at least one foot above the base flood
elevation. If fill is used to raise the elevation of a site, the fill
area shall extend out laterally for a distance of at least 15 feet
beyond the limits of the proposed structures.
(5)
Building sites for structures or buildings other than for residential
uses shall also not be permitted in any floodway area. Also such sites
for structures or buildings outside the floodway shall be protected
as provided for in the preceding subsections. However, the Township
Commissioners may allow the subdivision and/or development of areas
or sites for commercial and industrial uses at an elevation less than
one foot above the base flood elevation if the developer otherwise
protects the area to that height or assures that the buildings or
structures will be floodproofed at least up to that height.
(6)
Any building permitted by the Township Zoning Ordinance (Chapter 310) to be erected in any designated flood-prone area, as specified by engineering data regarding the one-hundred-year flood, or the alluvium and flood-prone soils, as specified by the U.S. Department of Agriculture, Natural Resources Conservation Service, shall meet the floodproofing specifications as outlined in the Township Building Permit Ordinance (Chapter 120).
All streets proposed to be constructed within the Township shall
conform to the following general design requirements:
A.
Proposed streets shall be planned with regard to the existing street
system, public convenience in terms of fire protection and pedestrian
traffic, probable volumes of traffic, existing and proposed use of
land on abutting properties, and future development extensions of
the street system.
B.
Residential streets shall be so laid out as to discourage through
traffic; however, the arrangement of streets shall provide for continuation
of existing or platted streets and for proper access to adjoining
undeveloped tracts suitable for future development.
C.
Proposed streets which are aligned with existing streets shall bear
the name of the existing street. In the event a proposed street is
not aligned with an existing street, it shall not bear a name similar
to any existing street located within the Township or the remainder
of York County, irrespective of suffixes such as street, avenue, boulevard,
drive, place, court, etc.
D.
Streets shall be logically related to topography so as to produce
reasonable grades, satisfactory drainage and suitable building sites.
E.
The finished elevation of proposed streets shall be established with
due consideration given to the need for access to developed properties
during times of flooding. Drainage openings shall be sufficient to
discharge flood flows without unduly increasing flood heights.
F.
The streets must be properly located and built with regard to the
proposed traffic functions, including the minimizing of through traffic
on minor streets and the protection of major street capacities from
excessive marginal access.
G.
The arrangement, character, extent, width, grade and location of
all streets and highways must conform to any applicable Township or
county comprehensive plan or official map.
A.
Width. Minimum street widths shall be as follows:
|
Classification
|
Minimum Right-of-Way
(feet)
|
Minimum Cartway Width
(feet)
| |
|---|---|---|---|
|
Arterial or limited-access street
|
80 to 120
|
As determined after consultation with the York County Planning
Commission and the Pennsylvania Department of Transportation
| |
|
Collector street
|
60
|
40
| |
|
Minor street
|
50
|
34
| |
|
Permanent cul-de-sac street
|
50
|
34
| |
|
Service drive or alley
|
25
|
25
|
B.
Exceptions to width requirements. Provisions for additional street
width and right-of-way must be required when determined to be necessary
as a part of the Comprehensive Plan.
C.
Existing road frontage. In the case of a plan containing lots fronting on an existing public road, the developer shall provide any required dedication for widening the existing road right-of-way to meet the right-of-way standards in § 275-29A. Where uncertainty exists as to the road classification, it shall be as specified in the Township Comprehensive Plan, Transportation Plan section. The right-of-way to be dedicated must be measured from the center line of the existing roadway.
D.
Dead-end streets. Shall be prohibited, except when designed as temporary
cul-de-sac streets by the developer on his own land in order to permit
future street extensions into adjoining tracts. These temporary dead-end
streets must be approved by the Township and indicated on the plans.
Also, they must be constructed to the same standards as permanent
culs-de-sac. The turnaround to be removed when the street is continued.
E.
Cul-de-sac streets. Should in general not exceed 500 feet in length
unless topographic conditions and/or tract shape warrant an increase
that is approved by the Township. They must be provided with a paved
turnaround with a minimum diameter of 80 feet to the outside curb
and 100 feet to the legal right-of-way. The length of a cul-de-sac
street shall be measured from the center of the turnaround to the
point of intersection of the center line of the cul-de-sac street
and the right-of-way line of the intersecting street.
F.
Half street. Will not be permitted except where dedication is for
widening of an existing publicly maintained road and the remaining
half of such road to the full width of right-of-way required is free
and clear of existing buildings or other structures to the required
setback line and the dedication or acquisition of the remaining half
street is otherwise possible. Whenever there is an existing half street
adjacent to a tract to be developed, then the other half of the street
shall be platted and dedicated with such tract unless otherwise determined
by the Board of Commissioners.
G.
Curves.
(1)
Where connecting street lines deflect from each other at any one
point by more than 10°, the lines must be connected with a true,
circular curve. The minimum radius of the center line for the curve
must be as follows:
|
Type of Street
|
Minimum Radius
(feet)
| |
|---|---|---|
|
Arterial
|
500
| |
|
Collector
|
300
| |
|
Minor
|
200
|
(2)
Straight portions of the street must be tangent to the beginning
or end of curves. Except for minor streets there must be a tangent
of at least 100 feet between reverse curves. For curves on arterial
streets, proper super-elevation must be provided as required by the
Township and the Pennsylvania Department of Transportation.
H.
Vertical curves. Changes in grade shall be joined by vertical curves; a smooth grade line with gradual changes, as consistent with the type of street and the character of terrain, should be strived for in preference to a line with numerous breaks on short lengths of grades. Vertical curves which do not satisfy the minimum stopping sight distance requirements specified elsewhere in this chapter (see § 275-29K) shall not be approved.
I.
Grades.
J.
Crown. The slopes of the crown on residential service and neighborhood
collector streets shall be at least 1/8 inch per foot but not more
than 3/16 inch per foot as directed by the Township Engineer.
K.
Sight distances. Sight distances are a factor of speed, change of
grade and degree of curvature. As a guide, proper sight distance must
be provided with respect to both horizontal and vertical alignment.
Measured along the center line, 3.75 feet above grade, the minimum
sight distance must be as follows:
|
Type of Street
|
Sight Distance
(feet)
| |
|---|---|---|
|
Arterial
|
400
| |
|
Collector
|
200
| |
|
Minor
|
200
| |
|
Cul-de-sac
|
100
|
A.
Angle of intersections. Intersections must be as nearly at right
angles as possible. However, in no case should they deviate from the
standards below:
|
Type of Intersection
| |||||
|---|---|---|---|---|---|
|
Arterial with Arterial
|
Arterial with Arterial
|
Collector with Collector
|
Collector with Minor
|
Collector with Minor
| |
|
Angle of intersection of street center lines
|
90°
|
75° to 105°
|
75° to 105°
|
75° to 105°
|
75° to 105°
|
B.
Intersection grades. Intersections must be approached on all sides
by level areas. Where the grade exceeds 7%, these level areas must
have a minimum length of 50 feet (measured from the intersection of
the center lines), within which no grade may exceed a maximum of 4%.
C.
Intersection curve radii.
(1)
Design of curb or edge of pavement must take into account such conditions
as types of turning vehicles, likely speeds of traffic, angle of turn,
number of lanes and whether parking is permitted, but curb or edge
of pavement radii must not be less than the following:
|
Type of Intersection
|
Minimum Simple Curve Radii of Curb or Edge of Pavement
(feet)
| |
|---|---|---|
|
Arterial with arterial
|
40 or more, as determined after consultation with Pennsylvania
Department of Transportation
| |
|
Arterial with collector and minor
|
35
| |
|
Collector with collector
|
30
| |
|
Collector with minor street
|
25
| |
|
Minor street with minor street
|
20
|
(2)
Three-centered compound curves equivalent to the above minimum simple
curves are permitted and encouraged where applicable.
(3)
Radius corners or diagonal cutoffs must be provided on the property
lines substantially concentric with or parallel to the chord of the
curb radius corners.
D.
Intersection sight distances. Proper sight lines must be maintained
at all street intersections. Clear sight triangles of 75 feet (150
feet for arterial streets) measured along street center lines from
their points of junction shall be provided at all intersections, and
no building, structure, grade or planting higher than three feet above
the center line of the street shall be permitted within such sight
triangles.
E.
Distance between intersections shall be in accordance with the following:
|
Type of Intersection
| |||||
|---|---|---|---|---|---|
|
Arterial with Arterial
(feet)
|
Arterial with Collector and Minor
(feet)
|
Collector with Collector
(feet)
|
Collector with Minor
(feet)
|
Minor with Minor
(feet)
| |
|
Minimum distance between center lines of intersections
|
800
|
800
|
600
|
500
|
350
|
|
Minimum separation of center lines for streets not in alignment
|
Must be in alignment with planned or proposed streets entering
from opposite side.
|
200
|
125
| ||
F.
Multiple intersections involving junction of more than two streets
shall be avoided. Where this proves impossible, such intersections
shall be designed with extreme care for both pedestrian and vehicular
safety.
[Amended 7-8-1998 by Ord. No. 98-02]
A.
Required location of service drives or alleys.
(1)
In developments with detached and semidetached dwellings, alleys
are prohibited except in the rear of lots that front on a major thoroughfare
or where necessary to furnish access to rear-yard garages on very
steep lots.
(2)
In other types of residential developments they may be permitted.
In commercial or industrial districts without off-street loading areas,
alleys are required except as follows: where other definite and assured
provision is made for service access, such as off-street loading,
unloading and parking consistent with and adequate for the uses proposed,
the Board of Commissioners may waive this alley requirement.
B.
Dead-end service drives or alleys. Where service drives or alleys
dead end, they must be provided with a paved turnaround with a minimum
diameter of 80 feet or a paved "Y" turnaround of sufficient size.
C.
Access. Streets shall be laid out to provide access to all lots and
to adjacent undeveloped areas, and the developer shall improve these
streets to the limits of the development.
D.
Driveways.
(1)
Within 10 feet of a street right-of-way line, a driveway may not
exceed 35 feet in width or be less than 10 feet in width.
(2)
On a street frontage, the number of driveways may not exceed two
per lot or dwelling. On a lot of less than 200 feet of frontage, the
number of driveways may not exceed one per lot.
(4)
The minimum angle between the center line of the driveway and the
street shall be not less than 65°.
(5)
A driveway must be located in safe relationship to sight distance
and barriers to vision. The driveway may not exceed a slope of 5%
within 25 feet of the street right-of-way line.
(6)
Where a driveway enters a bank through a cut, the shoulders of the
cut may not exceed 50% in slope within 25 feet of the point the drive
intersects the street right-of-way.
E.
Reserve strips. Controlling access to the development or to adjacent
areas by means of reserve strips is prohibited except when their control
is definitely placed in the jurisdiction of the Township under conditions
approved by the Board of Commissioners.
F.
Street names shall not duplicate existing or platted street names
or approximate such names by the use of suffixes such as "lane," "street,"
"way," "drive," "court," "avenue," etc. In approving names of streets,
cognizance may be given to existing or platted street names within
the Township and the remainder of York County. New streets shall bear
the same name of the existing or platted street of which they are
a continuation or with which they are in alignment. Street names must
be approved by the Board of Commissioners.
B.
Blocks shall have a maximum length of 1,600 feet and, so far as practical,
a minimum length of 500 feet. In the design of blocks longer than
1,100 feet, special consideration shall be given to the requirements
of satisfactory fire protection.
C.
Residential blocks shall be of sufficient depth to accommodate two
tiers of lots, except where reverse-frontage lots bordering a major
traffic street are used.
D.
Pedestrian interior walks may be required where necessary to assist
circulation or provide access to community facilities. Such crosswalks
shall have a width of not less than 10 feet and a paved walk of not
less than four feet.
E.
In commercial and industrial areas, the block layout shall be designed
with reference to service of the public and with provisions for adequate
off-street parking and loading facilities.
A.
Lot layout in a development. All lots within a development shall
conform to the following requirements:
(1)
Corner lots shall provide for equal setbacks on both streets.
(2)
Depth and width of parcels laid out or reserved for nonresidential
use shall be adequate for the use proposed and sufficient to provide
satisfactory space for off-street parking and unloading.
(3)
Lot depths should, whenever possible, be not less than one nor more
than 1/2 times the average width.
(4)
Residential lots shall front on a dedicated public street, existing
or proposed.
(5)
Double-frontage lots are prohibited, except where employed to prevent
vehicular access to major traffic streets.
(6)
Side lot lines shall be substantially at right angles or radial to
street lines.
B.
Lot dimensions.
(1)
The dimensions and areas of the lots must conform to the Township
Zoning Chapter.
(2)
Where no public water and public sewerage exists, the Board of Commissioners, in conjunction with the Pennsylvania Department of Environmental Protection and the Township Sewage Enforcement Officer, must analyze the results of the soil percolation tests performed on the development, in accordance with § 275-22. On the basis of this analysis, the Township may increase the minimum lot sizes and widths specified in the Township Zoning Ordinance (Chapter 310).
C.
Setback lines. The setback lines for buildings must conform to the Township Zoning Ordinance (Chapter 310).
D.
Grading. Lots shall be graded to sufficient elevation to secure drainage
away from buildings and to prevent the collection of stormwater in
pools. Roof drainage shall be provided for according to recommendations
of the Engineer or such other official as may be designated by the
Board of Commissioners. Topsoil shall be preserved and redistributed
as cover and shall be suitably planted with perennial grasses or ground
cover.
Requirements. Based upon the results of the feasibility report required in § 275-22, the development must be provided with sanitary sewage disposal facilities, as follows:
A.
Where there is an existing public sanitary sewer system on or within
1,000 feet of the proposed development, a complete sanitary sewage
collection system must be installed and connected to the existing
public sanitary sewer system or where there is no existing public
sanitary sewer system, but a public sanitary sewer system is to be
installed on or within 1,000 feet of the proposed development within
four years, a complete sanitary sewage collection system must be installed
and connected to a temporary package treatment plant until connection
to a public sanitary sewer system is made or capped and on-site sewage
disposal systems provided until such time that connection to a public
sanitary sewer system can be made.
B.
Sanitary sewers shall not be used to carry stormwater.
C.
Where there is no existing public sanitary sewer system and the feasibility
report indicates that a public sanitary sewer system and treatment
plant is not feasible, the adequate provision of on-site subsurface
or alternate sewage disposal systems approved by the Pennsylvania
Department of Environmental Protection must be investigated.
D.
All new or replacement sanitary sewer systems located in flood-prone
areas, whether public or private, shall be floodproofed up to an elevation
one foot above the base flood elevation.
E.
If on-site subsurface or alternate sewage disposal systems approved
by the Pennsylvania Department of Environmental Protection or connection
to a public sanitary sewer system or installation of a public sanitary
sewer system are not feasible, the development shall not be approved.
A.
Requirements. Based upon the results of the feasibility report, the
development must be provided with water supply facilities as follows:
(1)
Where there is an existing public water supply system on or within
1,000 feet of the proposed development, a complete water main system
connected to the existing public water supply system must be provided.
(2)
Where plans approved by the York Water Company provide for the installation
of such public water facilities within four years, the developer shall
provide a complete water main system ready to be connected to the
proposed water main supply system.
(3)
Where there is no existing public water supply and the feasibility
report indicates that connection to a public water supply system is
not feasible, each lot in the development must be provided with an
individual water supply system in accordance with minimum standards
approved by the Pennsylvania Department of Environmental Protection.
(4)
All new or replacement water systems located in flood-prone areas,
whether public or private, shall be floodproofed to a point one foot
above the base flood elevation.
B.
Water supply. If water is to be provided by means other than private
wells owned and maintained by the individual owners of lots within
the subdivision or development, applicants shall present evidence
to the Board of Commissioners that the subdivision is to be supplied
by a certified public utility, a bona fide cooperative association
of lot owners or by a municipal corporation, authority or utility.
A copy of a certificate of public convenience from the Pennsylvania
Public Utility Commission or an application for such certificate,
a cooperative agreement or a commitment or agreement to serve the
area in question, whichever is appropriate, shall be acceptable.
A.
General requirements. Adequate storm sewers, culverts and related
facilities must be provided, as necessary, to:
(1)
Permit the unimpeded flow of natural watercourses.
(2)
Ensure the drainage of all low points along the line of streets.
(3)
Intercept stormwater runoff along streets at intervals reasonably
related to the extent and grade of the area drained.
(4)
Provide adequate drainage away from on-site sewage disposal facilities.
(5)
Storm drainage facilities must be designed not only to handle the
anticipated peak discharge from the property being developed but also
the anticipated increase in runoff that will occur when all the property
at a higher elevation in the same drainage basin is fully developed.
The Erosion and Sediment Control Handbook of the Natural Resources
Conservation Service should be utilized for drainage provisions.
B.
Lot drainage. Lots shall be laid out and graded to provide positive
drainage away from new and existing buildings.
C.
Nearby existing facilities. Where adequate existing storm sewers
are readily accessible, the developer must connect his stormwater
facilities to these existing storm sewers.
D.
Open drainageways.
(1)
When open drainageways are used for the disposal of stormwater, the
Township shall review the design of such open drainageways in relation
to the following:
(a)
Safety. Steep banks and deep pools shall be avoided.
(b)
Erosion. Adequate measures shall be taken, such as seeding,
sodding, paving, or other measures, as necessary to prevent the erosion
of banks and the scouring of the channel bottom.
(c)
Stagnation. Design of open drainageways shall not create stagnant
pools or swampy areas.
(2)
Whenever the evidence available to the Township indicates that natural
surface drainage is inadequate, the developer shall install a stormwater
sewer system in accordance with approved plans and profiles. The system
shall be designed by a registered engineer and be approved by the
Township.
(3)
Approval. Drainage structures for areas of more than 1/2 mile square
shall be subject to approval by the Pennsylvania Department of Environmental
Protection.
E.
Abutting properties. In the design of storm drainage facilities special
consideration must be given to preventing excess runoff onto adjacent
developed or undeveloped properties. When a storm drainage outlet
will abut another property, the developer must secure the approval,
in writing, of adjoining affected owners.
A.
Easements, width and location. Easements with a minimum width of
15 feet shall be provided for poles, wires, conduits, storm and sanitary
sewers, gas, water and heat mains and/or other utility lines intended
to service the abutting lots. No structures shall be placed within
such easements. To the fullest extent possible, easements shall be
centered on or adjacent to rear or side lot lines.
B.
Underground installations. In developments of five or more lots,
electric, telephone and all other utility facilities shall be installed
underground. The developer shall be required, prior to final plan
approval, to obtain a letter from the appropriate utility company
confirming that the developer has entered into an agreement to provide
for an underground electric and telephone system in accordance with
the Pennsylvania Public Utility Commission Investigation Docket No.
99, as amended, or has obtained a waiver from said Pennsylvania Public
Utility Commission to allow overhead electric and telephone facilities.
C.
Natural gas lines. All natural gas lines must be installed in compliance
with the USAS Code B31.8, 1968, as amended.[1] The minimum distance from a natural gas line to a dwelling
unit must be as required by the applicable transmission or distributing
company.
[1]
Editor's Note: See U.S.A. Standard Code for Pressure Piping,
"Gas Transmission and Distribution Piping Systems," otherwise known
as USAS B31.8-1968
D.
Petroleum lines. Between a proposed dwelling unit and the center
line of a petroleum products transmission line which may traverse
the development, there must be minimum distance of 100 feet measured
in the shortest distance. In instances such that topographic conditions
decrease the hazards involved or in which it would cause undue hardship
in the efficient layout of the development, the Board of Commissioners
may reduce this requirement.
E.
Floodproofing of all utilities. All new or replacement public and/or
private utilities and facilities in flood-prone areas shall be elevated
or floodproofed to a point one foot above the base flood elevation.
[Amended 7-8-1998 by Ord. No. 98-02]
A.
Where a proposed park, playground, open space or other local or neighborhood
recreation site is shown on the Comprehensive Plan or where the Township
considers that a local recreation site is necessary to carry out the
purpose of this chapter, the Township may require the dedication of
all or a portion of such site in accordance with the standards following:
(1)
The land to be dedicated must be of suitable size, dimensions, topography,
access and general character for the proposed use.
(2)
The amount of land so required for this purpose shall not exceed
0.02 acre for each 20,000 square feet in such lot or 0.02 acre per
lot or dwelling unit shown on the final plan, whichever is greater.
B.
Where the application of these area standards would result in an
open space or recreation site too small to be usable, or if the Comprehensive
Plan calls for such local recreation site to be located elsewhere,
or if a suitable local recreation site cannot be properly located
in the land development, as determined by the Township, a payment
of a fee in lieu of dedication of such land is required. The following
procedures must be followed:
(1)
The amount of the fee in lieu of dedication of land shall be set
by resolution of the Township Board of Commissioners.
[Amended 12-14-2016 by Ord. No. 2016-03]
(2)
The fee must be paid to the Township prior to the approval of the
final plan.
(3)
All monies paid to the Township in this manner must be kept in an
escrow fund established as provided by law. Monies in such escrow
fund must be used only for the acquisition of land for park, recreation
or open-space purposes or for physical improvements such as apparatus,
structures, grading or landscaping to such recreation sites.
(4)
When the Township adopts an official plan of neighborhoods or local
planning districts, the accounts of the fund must show the amount
of fees collected in each neighborhood or district. Thereafter, monies
expended from the fund for land acquisition or improvements in any
one neighborhood may not exceed monies collected from that neighborhood.
Until such plan of neighborhoods or planning districts is adopted,
monies expended from the fund must as nearly as may be practicable
be for land acquisition or improvements in the general area of developments
from which such monies were derived so the site will be readily accessible
to the residents of such developments.
C.
In lieu of requiring the dedication of a recreation or park site,
or a fee for this purpose, the Board of Commissioners may permit a
private site to be used, if:
In large-scale land developments, the dedication of sites for
other appropriate uses, such as but not limited to schools, library
and public service buildings, may be required. Such areas or sites
must be of a character, extent and location as to be clearly related
to the local and neighborhood needs of the residents of the development.
No land may be required for dedication which would primarily serve
the need of the Township as a whole as distinguished from the development
or neighborhood.
A.
Where a land development is traversed by a watercourse, stream, channel
or other drainageway, the developer must provide an easement conforming
substantially to the existing alignment of the drainageway. The easement
must be a width adequate to:
B.
Any changes in an existing watercourse, stream, channel or other
drainageway must be approved and a permit issued by the Pennsylvania
Department of Environmental Protection, Dams and Encroachment Division.
Notification of permitted changes shall be forwarded by the Township
to all affected adjacent communities, the Pennsylvania Department
of Community and Economic Development and the Federal Insurance Administration.
C.
Under no circumstances may any watercourse be altered such that the
carrying capacity of the stream is reduced.
[Added 12-14-2016 by Ord.
No. 2016-03]
A.
General.
(1)
The landscaping design requirements contained within this section
shall be applicable to all subdivision and land development applications
that require buffer yards and screen plantings pursuant to the Spring
Garden Township Zoning Ordinance;[1] require street trees related to the construction of new
streets within subdivisions; propose new parking facilities associated
with new land development activity; and new multifamily, commercial
and industrial buildings associated with new land development activity.
B.
Landscaping plan requirements.
(1)
For all subdivision and land development plans requiring landscaping
design, and at the time of initial submission to the Township, the
applicant shall include a separate landscaping plan designed by a
registered landscape architect in the Commonwealth of Pennsylvania.
Said plan shall bear the seal and signature of the registered landscape
architect and be certified that the plan meets all of the requirements
of this section. The landscaping plan shall contain the layout, size
and identification of all required plant materials, including construction
details, specifications, notes and other information required for
construction and maintenance. The plan shall be designed to accommodate
the location of all other planned site improvements, utilities, and
site grading such that conflicts do not occur either at the time of
planting or at maturity.
C.
Landscape material and planting specifications. Installation and
minimum size requirements for all planting materials shall be performed
in conformance with good nursery and landscaping practice. All plant
material must comply and conform to the code of standards set forth
and cited in the latest edition by the American Standard Nursery Stock,
ANSI Z60.1, as amended, and meet the following requirements:
(1)
Minimum plant sizes for all landscape materials shall be as
follows:
(2)
Requirements for measurements, branching, grading, quality,
balling and burlapping shall follow the code of standards recommended
by the American Association of Nurseryman, Inc., in the American Standard
for Nursery Stock, ANSI Z60.1, current edition as amended.
(3)
The total amount of required landscape planting shall consist
of a minimum of 30% native plants and be designated on the landscape
plant schedule.
(4)
Landscape plantings shall not consist of plants listed on the
PA DCNR Invasive Plant List.
D.
Buffering.
(1)
A buffer yard shall be located at the perimeter of the lot and
shall not be located in any portion of a public right-of-way or proposed
right-of-way.
(2)
Buildings or storage of any kind shall not be permitted in a
buffer yard. Permitted uses in a buffer yard include stormwater management
facilities, underground utility, picnic areas, greenways and/or pedestrian
walkways.
(3)
Buffer yards shall not be used for parking.
(4)
A buffer yard and screening shall be provided between zoning
districts and uses as follows:
(a)
A buffer yard of 50 feet shall be required between single-family
residential uses or residential zones and office, commercial or industrial
uses or A-O, C or IP Zones.
(b)
A buffer yard of 25 feet shall be required between multifamily
dwelling residential uses or institutional uses and single-family
residential uses.
(c)
A buffer yard of 25 feet shall be required between multifamily
dwelling residential uses and office, commercial and industrial uses.
(d)
A buffer yard of 50 feet shall be provided where residential
uses or residential zones are adjacent to arterial streets. Mixed
vegetative or berm and vegetative screening shall be required. A buffer
yard of 100 feet shall be provided where residential uses or residential
zones are adjacent to any interstate highways.
(e)
A buffer yard of 25 feet shall be required between residential
subdivisions.
(5)
Unless specified elsewhere in this chapter, the following uses or features shall be screened from adjacent properties and from public view from a street by a solid fence or wall, or by one of the screening options in Subsection G(1).
(6)
Maintenance. All required screening, including vegetation, berms,
fences or walls shall be permanently maintained in good condition
and, whenever necessary, repaired and replaced.
E.
Design standards for screening in required buffer yards.
(1)
No plant material within buffer yards will be permitted in situations
where it may inhibit sight distance, conflict with the circulation
and safety of pedestrians, conflict with utility of stormwater facilities,
or create potential maintenance problems.
(2)
Screen plantings shall not consist of evergreen plant species
only. A collective landscape design approach must be used to mix and
combine a variety of deciduous shade and ornamental trees and deciduous
and evergreen shrubs and ground cover. Vegetation must be distributed
throughout the entire planting buffer to achieve a complete coverage
of the buffer.
(3)
Buffers on man-made slopes shall have a maximum slope of 25%.
(4)
One tree shall be provided for every 500 square feet of required
landscape buffer area. Trees shall be mixed evergreen and deciduous
species with no more than 30% of the screen being composed of deciduous
trees. Trees shall have a minimum height of 20 feet at maturity.
(5)
Shrubs within buffer areas must be planted such that one shrub
is provided for each 250 square feet of buffer area. Plantings must
be staggered and arranged in combination with the required trees to
achieve a natural and pleasing appearance at maturity. Shrubs shall
be of a species as to provide screening from the ground to a height
of six feet at maturity. The ground area within the buffer area shall
be covered with grass, ground cover or mulch.
(6)
Buffers and screening shall be continuous, and no parking facilities
or structures of any sort shall be permitted within the landscape
buffer areas. Buffers may be penetrated with driveways and walkways,
provided that said penetrations are perpendicular to the buffer and
are minimized.
(7)
All landscaped buffer areas shall be kept clean of all debris,
litter, weeds, and tall grasses, and shall otherwise be maintained
in good form by the landowner or other entity in accordance with the
approved plans.
(8)
Existing wooded areas may meet the criteria of the requirements
of a buffer yard with the following conditions:
(a)
The existing wooded area encompasses the entire required width
of the buffer yard and no change of grade is proposed within the buffer
area.
(b)
The existing wooded area is primarily comprised of acceptable
native woody plant species as described in the Native Plant List published
by the Pennsylvania Department of Conservation and Natural Resources
(PA DCNR).
(c)
The existing wooded areas consist of a dense, healthy stand
of trees and other desirable vegetative materials and will provide
a buffer equal to or better than the required buffer when mature.
(d)
Supplemental planting may be required to provide the required number, species mix and visual screening required by this section and Subsection G.
(e)
All invasive and noxious weeds and trees shall be deadened and
removed from the buffer area.
(9)
Decorative fencing, walls and earthen berms of adequate height
and slope are encouraged and may be substituted for a portion of the
required landscaping at the sole discretion of the Board of Commissioners.
Fences and walls shall be of a solid design nature and consist of
low-maintenance materials which are aesthetically pleasing for use
in a landscaped buffer. Any walls or fencing shall be constructed
to a minimum height of six feet.
F.
Design standards for parking lots and perimeters.
(1)
In any parking lot containing 30 or more parking spaces (excluding
a parking garage), 5% of the total area of the parking lot shall be
devoted to interior landscaping. Such interior landscaping shall be
used at the end of parking space rows to break up rows of parking
spaces and to help visually define travel lanes within the parking
lot. No more than 20 parking spaces shall be placed in a row without
the use of a landscaped island.
(2)
Landscaping areas situated outside of the physical confines
of the parking lot, such as peripheral areas and areas around buildings,
shall not constitute interior landscaping. For purposes of computing
the total area of any parking lot, all areas within the perimeter
of the parking lot shall be counted, including all parking and loading
and unloading spaces, fire lanes, access and drive aisles, islands,
and curbed areas.
(3)
Perimeter plantings around parking lots shall also be provided.
Perimeter landscaped areas shall be a minimum of five feet in width.
A minimum of one deciduous or coniferous tree and two shrubs shall
be provided for each 50 feet of parking lot perimeter provided. The
balance of the perimeter shall be composed of ground cover, grass,
perennials, and the like. Earthen berms and mounds are encouraged
to screen the parking area from public streets or adjacent properties.
(4)
Ground cover alone is not sufficient to meet the parking lot
landscaping requirements. A mixed planting design of deciduous trees,
shrubs, and ground cover shall be provided within the landscaped islands.
(5)
The following design requirements shall be adhered to for all
interior landscaping within parking lots:
(a)
Landscaping shall be provided within curbed islands having a
minimum width of 10 feet and a minimum area of 180 square feet for
single depth islands and a minimum width of 10 feet and a minimum
area of 360 square feet for islands with a depth equal to two parking
spaces.
(b)
Each landscaping island must be provided with a minimum of one
deciduous tree plus one shrub per each 100 square feet of island area
with the balance being composed of ground cover and perennials.
(c)
Island plantings must be coordinated with the location and height
of light standards and utility lines such that conflicts do not exist.
(d)
Landscaping materials shall be protected from intrusion by cars
by the use of curbing, bollards, wheel stops or similar devices.
(e)
Plantings within landscaped islands shall be designated to provide
adequate vehicular sight distance within the parking lot and for any
access thereto.
G.
Design standards for site area landscaping.
(1)
All multifamily, commercial and industrial developments shall
be provided with site landscaping amenities in addition to any required
landscaping for screens, buffer yards, parking lots, parking lot perimeters,
and where a nonresidential use or an A-O, C or IP Zone abuts an R-1
or R-2 Residential Zone or residential use.
(a)
A fence, wall, berm or screen planting as set forth herein shall
be required to screen from view (in the residential zone) any commercial,
office or industrial use.
(b)
The fence or wall, if required, must be a minimum of six feet
high, or higher if required by the Zoning Officer, and must be constructed
of wooden boards or pickets, PVC, solid masonry or chain link with
slats so as to totally block the view from one side to the other.
(c)
Vegetative screening must be a minimum of six feet high, or
higher if required by the Zoning Officer, after at most one growing
season. Said planting must be in a healthy condition and pruned so
as to totally block the view from one side to the other.
(d)
Earthwork berms may be substituted for screen fencing or vegetative
screening only if covered with grass, pachysandra, myrtle or other
evergreen vegetative ground cover that is maintained in a healthy
condition.
(e)
Site landscaping shall be provided for the following general
conditions and shall be depicted on the Landscaping Plan referenced
herein:
(2)
All required areas shall be landscaped to the satisfaction of
the Township with a combination of trees, shrubs, ground cover, planting
beds, annuals and perennials and other landscape features in order
to complement the building and provide for a suitable site design.
Grass cover alone will not be sufficient to meet landscaping requirements
of this section.
(3)
Service loading and unloading areas shall be landscaped to screen
the view from adjacent streets and properties.
(4)
Where the external storage of materials is permitted on the
property, said areas shall be landscaped to screen the view from adjacent
streets and properties.
(5)
Trash disposal areas, such as dumpsters or compactors, shall
be screened so as not to be visible from parking areas, adjacent streets
and properties. Such areas shall be screened with a combination of
architectural masonry or fencing and landscaped with coniferous shrubs
with a height of at least six feet.
(6)
Sewage pumping stations, treatment facilities, utility substations
and similar utility structures shall be landscaped to screen the view
from surrounding areas.
H.
Design standards for street trees.
(1)
Street trees shall be required in all subdivisions and land
developments based on the following:
(a)
For existing and new arterial, collector and minor streets as
defined herein a quantity of one street tree for every 50 linear feet
of street frontage shall be provided.
(2)
Design requirements. The following design guidelines shall be
met unless otherwise stipulated in this section.
(a)
Street trees shall be planted no closer than 30 feet on center
or farther than 75 feet on center along each side of the street.
(b)
No more than 25% of one species of tree shall be planted as
street trees within a development.
(c)
Street trees shall be planted a minimum of five feet outside
the street right-of-way line.
(d)
The location of street trees shall not be planted within required
clear sight triangles of intersections.
(e)
The placement of street trees shall not conflict with the placement
of underground utilities, storm sewer systems, or other public infrastructures.
(f)
Street trees shall not be planted within 10 feet from any storm
drain inlet, fire hydrant, accessible manhole or utility pole or structure.
I.
Credit for preservation of existing trees in required buffer yards.
(1)
A landscape credit can be applied toward the required buffer
yard plant materials for the preservation of existing trees, provided
that said existing trees are of a quality native species and are in
a condition that is acceptable to the Township and are worthy of saving
and included within the required buffer area.
(2)
A credit of two shade trees can be applied to the required landscaping
for each existing tree that is at least six inches in diameter measured
at breast height and is within the required buffer yard.
(3)
All existing trees must also be healthy, vigorous, in good form
and preserved within the site's immediate developable area. Remote
stands of trees which have no buffer value will not be eligible for
consideration.
(4)
The existing trees must also be able to tolerate any induced
stresses and changes caused by the proposed development for a one-year
period after construction is completed.
(5)
Existing trees with a six-inch or greater diameter considered
for preservation shall be measured at breast height above the existing
grade. Trees targeted by the applicant to be preserved shall be field
surveyed, identified and shown on the subdivision or land development
plan at the time of submission to the Township.
(6)
Existing trees considered for preservation shall be field marked
by the applicant and protected from construction activities in an
acceptable and appropriate manner. No changes in grade shall be permitted
adjacent to those trees being preserved.
(7)
Existing trees considered for preservation within the developable
area shall remain undisturbed and shall be protected and encircled
with an acceptable fence for protection.
(8)
The diameter of the undisturbed area shall extend to the dripline
of the tree or by one foot of undisturbed area per inch of tree diameter
measured at breast height from the existing grade, whichever is greater.
The tree can be preserved if at least 2/3 of the designated area can
remain undisturbed.
(9)
Impervious or construction material shall not be placed under
the dripline or within the designated tree protection fenced area.
(10)
If existing trees meet the preservation criteria but cannot
be saved successfully and die within a one-year period after completion
of the project, the applicant shall be responsible to fully remove
and replace the existing tree with the required landscaping materials.
J.
Stormwater basin landscaping. The following requirements shall apply
to landscaping within and around stormwater management basins:
(1)
All areas of stormwater management basins, including basin floors,
side slopes, berms, impoundment structures, or other earth structures,
shall be planted with suitable vegetation, such as meadow plantings
or grasses specifically suited for stormwater basins.
(2)
Trees and shrubs shall be planted around stormwater basins.
However, trees and shrubs shall not be planted in locations that would
interfere with the function of the basin, such as within 30 feet from
the outlet/drain structure, emergency spillway or dam. A minimum average
of two trees and 10 shrubs shall be required to be planted around
the basin for every 100 linear feet of basin perimeter. Such perimeter
shall be measured at the elevation of the top of the berm. Such trees
and shrubs shall be in addition to other Township requirements. Trees
shall have an initial trunk diameter of two inches, measured six inches
above the ground. Shrubs shall have an initial height of four feet.
(3)
Natural ground cover plant species shall be planted in the floors
and slopes of the basin. These ground covers may include wildflowers,
meadows or nonaggressive grasses. Species shall be chosen that are
suitable for the expected wetness of various portions of the basin.
The plantings shall provide a continuous cover over all earth areas
of the basin. The plantings shall not interfere with the proper functioning
of the basin, in the determination of the Township Engineer.
(4)
Lawn grass areas may be sodded or hydroseeded to minimize erosion
during the establishment period. Once established, turfgrass areas
on nonwet areas of the basin shall be maintained at a height of not
more than six inches.
(5)
To the maximum extent feasible, stormwater basins shall be designed
with slopes that blend with the surrounding topography. Areas intended
to be mowed shall have a maximum slope of 3:1.
K.
Dumpster screening and location.
(1)
Any newly placed solid waste dumpster shall be screened on at
least three of four sides as necessary to screen views from public
streets and dwellings.
(2)
Such screening shall consist of decorative masonry walls, primarily
solid weather-resistant wood fencing, or fencing of a similar appearance
(such as solid vinyl post).
(3)
Setback from dwellings. An outdoor solid waste container (other
than for paper or cardboard) shall be kept a minimum of 20 feet from
the lot line of a dwelling on an abutting lot.
(4)
If a solid waste dumpster is moved from one part of a lot to
another part of a lot, then it shall come into compliance with this
section.
(5)
This section shall not apply to dumpsters temporarily placed
during actual construction or demolition on the premises for 12 months
or less.
(6)
If a building includes four or more dwelling units and a dumpster
is provided, then there shall be provided at least one solid waste
dumpster with a lid, which shall be emptied on a regular basis. The
number of dumpsters, capacity of the dumpster(s), and the frequency
that the dumpster(s) is emptied shall be sufficient to ensure that
all solid waste deposited by building occupants can be stored within
the dumpster without said materials being placed on or allowed to
accumulate on the ground.
L.
Riparian and wetland buffers.
(1)
Riparian and wetland buffers are required along all streams
or watercourses in order to provide water resource protection, including
the following:
(a)
Reduction of the amount of nutrients, sediment, organic matter,
pesticides and other harmful substances that reach watercourses.
(b)
Provision of shade, which moderates stream temperature and protects
fish habitat.
(c)
Provision of stream bank stability, which protects fish habitat
and controls sediment and erosion.
(d)
Provision of organic matter through leaves that fall in the
stream and provide food and habitat.
(e)
Conservation of the natural features important to land and water
resources.
(2)
Riparian buffers shall consist of any area within 50 feet of
the top of the stream embankments. Wetland buffers shall consist of
any area within 30 feet of the delineated wetland boundary.
(3)
No woodland or land disturbance shall be permitted within any
riparian buffer, except for the following:
(a)
Timber harvesting in accordance with a woodland management plan
submitted to the Township and prepared by a professional consulting
forester.
(b)
Vegetation management in accordance with an approved landscape
plan or open space management plan.
(c)
Customary agricultural practices in accordance with a soil conservation
plan approved by the County Conservation District.
(d)
Regulated activities permitted by the commonwealth.
(e)
Installation of underground utilities and access roads or drives,
where the applicant has demonstrated to the Township's satisfaction
that no alternative location is feasible and that the proposal consists
of the minimum disturbance necessary to provide utility service or
adequate access.
(f)
Provision of unpaved trail access.
(g)
Selective removal of hazardous or invasive alien vegetative
species.
