[Ord. No. 135, 11/18/1992]
(a)
The design standards and required improvements contained within this
Part 5 are intended as the minimum for the promotion of the public
health, safety and general welfare, and shall be applied as such by
the Township Planning Commission and the Board of Supervisors in reviewing
all subdivision and land development plans.
(b)
Whenever other Township regulations impose more restrictive standards,
specifications and requirements than those contained herein, such
other regulations shall prevail.
(c)
Where, in the opinion of the Planning Commission, the literal application of these design standards and/or required improvements would, in certain cases, cause undue hardship and/or is clearly unreasonable, the Planning Commission may recommend such reasonable exceptions. All such exceptions shall be consistent with the purposes of this chapter and the established goals, objectives and policies of the Township Comprehensive Plan and the Township Zoning Ordinance (see Chapter 32 of the Township Code of Ordinances). The Board of Supervisors shall have the power to grant such exceptions, as recommended by the Planning Commission, upon written request by the applicant.
(d)
The design standards and required improvements identified within
this section of this chapter may be modified by the Township in the
case of plans for complete communities, neighborhood units or other
large scale developments which, in the judgment of the Planning Commission,
achieve substantially the objectives of these regulations and which
are further protected by such covenants or other legal provisions
as will assure conformity to and achievement of the subdivision or
land development plan.
(e)
Land subject to hazards of life, health or property, such as may
arise from fire, floods, disease or other causes, shall not be subdivided
or developed unless such hazards have been eliminated or unless the
subdivision or land development plan shall show adequate safeguards
against them, which shall be approved by the appropriate regulatory
agencies.
(f)
Subdivision and land development plans shall give due recognition to the Township Comprehensive Plan and the Zoning Ordinance (see Chapter 32 of the Township Code of Ordinances) or to such parts thereof as may have been adopted pursuant to statute.
(g)
The transportation system of a proposed subdivision or land development
shall be planned and designed with consideration to nearby developments
or neighborhoods in order to minimize traffic hazards and congestion.
(h)
All proposed subdivisions and land developments shall be reviewed
to assure that all such applications are consistent with the need
to minimize flood damage. Adequate drainage facilities shall be provided
to minimize or reduce exposure to flood hazards.
(i)
Approval of plans and the specifications provided within this section
shall be of equal force and effect. In the case of any discrepancy
between the plans and these specifications, the decision of the Township
or its authorized representative shall be final and conclusive as
to which is preferred.
[Ord. No. 135, 11/18/1992;
as amended by Ord. No. 165, 4/26/1999;
and by Ord. No. 214, 7/5/2005]
(a)
General Standards.
(1)
The location, arrangement, extent, grade and width of all streets
shall conform to the Township Comprehensive Plan and/or to all other
"official transportation plans", or such parts thereof, as may have
been adopted by the Township and/or the County.
(2)
All proposed subdivisions or land developments shall have adequate
access to the public street system of the Township.
(3)
The proposed street system shall extend existing or recorded streets at the same width as the existing or recorded streets, but in no case at less than the required minimum width identified under § 27-502(b) of this chapter.
(4)
Where, in the opinion of the Planning Commission, it is desirable
to provide for street access to an adjoining property, street stubs
shall be extended to the boundary of such property. The street stub
shall meet the width requirements for a cul-de-sac street. The developer
of the tract shall properly grade the street stub and provide an eight
inch stone base. The street stub or right-of-way shall be granted
as an easement to the Township.
(5)
If required by the Planning Commission, new minor streets shall
be designed and located to facilitate through traffic. In addition,
the applicant shall give consideration to the extension and continuation
of collector streets into and from adjoining properties.
(6)
Where a proposed subdivision or land development is of sufficient
size to warrant an interior circulation system, a clear hierarchy
of streets shall be designed and established.
(7)
Where subdivision abuts an existing street of improper width,
grade or alignment, the Township Planning Commission may require the
dedication of land sufficient to widen the existing street or correct
the improper grade or alignment.
(8)
Proposed streets shall be logically adjusted to the topographic
conditions of the site so as to produce reasonable grades, proper
drainage, sufficient erosion control and suitable building sites.
(9)
Proposed streets shall be laid out to avoid environmentally
sensitive areas such as flood plains, wetlands, sinkholes and steep
slopes.
(10)
Where possible, proposed streets should be oriented in a general
east-west direction to provide the opportunity for solar utilization
and to maximize south facing slopes.
(11)
Whenever a tract to be subdivided or developed encroaches upon
the legal right-of-way of a state highway, a highway occupancy permit
issued by the Pennsylvania Department of Transportation shall be required.
(12)
Whenever a tract to be subdivided or developed abuts or contains
an arterial or a major collector street, the Township Planning Commission
may require restriction of access to the street by one or more of
the following methods:
(i)
Provision of reverse frontage lots; or
(ii)
Provision of service streets along the rear of
the abutting lots, together with prohibition of private driveways
intersecting the arterial or major collector streets; or
(iii)
Provision of marginal access streets, provided
that the reverse strips establishing such marginal access streets
shall be definitely placed within the jurisdiction of the Township
under an executed agreement meeting the approval of the Township;
or
(iv)
Provision of an internal street system on which
the proposed lots would have proper frontage and access; or
(v)
The restriction of ingress and egress involving left-hand turns
onto or off of the arterial or major collector street.
(13)
Private streets (streets not to be offered for dedication) are
prohibited, unless they meet the design standards of these regulations
and are constructed to Township specifications.
(14)
Dead-end streets are prohibited, unless designed and constructed
as cul-de-sac streets.
(15)
New half or partial streets shall be prohibited.
(16)
Whenever a tract to be subdivided or developed borders on an
existing half or partial street, the other part of the street shall
be platted within such tract.
(17)
Service streets (alleys) are prohibited in developments containing
single-family dwelling units, except where required to avoid direct
access onto an arterial street.
(18)
Service streets (alleys) may be permitted in developments containing
multi-family dwelling units (townhouses and apartments) and non-residential
land uses, provided that the service street is not the primary access
point to the development. Where permitted, the service street shall
have a minimum paved width of 24 feet.
(19)
The developer of any residential land development or subdivision
involving 15 or more dwelling units shall contact the Daniel Boone
Area School District prior to preliminary plan approval to establish
an acceptable, safe and convenient location for a school bus stop.
(20)
Residential developments containing 20 or more dwelling units
shall provide and design an internal street system with a minimum
of two separate points for ingress and egress. The proposed points
of ingress and egress shall be designed to meet the standards which
are specified for street intersections [§ 27- 502(f)] of
this chapter.
(21)
Residential developments containing 50 or more dwelling units
shall provide a minimum of one internal street designed as a collector
street. The proposed street which is to be designed as a collector
street shall be subject to the approval by the Township.
(22)
The Township may require non-residential developments to provide
and design an internal collector street system with two separate points
for ingress and egress.
(23)
The Township may require restriction of access to a public street
by one or more of the following methods:
(i)
Provision of reverse frontage lots; or
(ii)
Provision of service or marginal access streets
along the rear of the abutting lots, together with prohibition of
private driveways intersecting the arterial or major collector streets;
or
(iii)
Provision of service or marginal access streets,
provided that the reverse strips establishing such marginal access
streets shall be definitely placed under an executed agreement meeting
the approval of the Township, in a manner enforceable by or subject
to Township control; or
(iv)
Provision of an internal street system on which
the proposed lots would have proper frontage and access; or
(v)
The restriction of ingress and egress involving left-hand turns
onto or off of an arterial or collector street.
(b)
Street Widths.
(1)
Minimum street right-of-way and cartway widths shall conform
to the Township Comprehensive Plan and/or to all other "official transportation
plans," or such parts thereof, as may have been adopted by the Township,
the county and/or the state. If not shown on such plans, the required
right-of-way and cartway widths shall be as follows:
[Amended by Ord. No. 304, 2/21/2018]
|
Required Widths
| ||
|---|---|---|
|
Street Type
|
Right-Of-Way
(feet)
|
Cartway
(feet)
|
|
Minor street
|
53
|
33
|
|
Collector street
|
60
|
36
|
|
Arterial street
|
100
|
*
|
|
Cul-de-sac street
|
53
|
33
|
|
Marginal access street
|
53
|
33
|
|
*
|
As required by the Pennsylvania Department of Transportation
or the County of Berks.
|
(2)
Additional right-of-way and cartway widths may be required by
the Board of Supervisors or the Planning Commission for the purpose
of promoting the public safety and convenience, or to provide parking
in commercial and industrial areas and in areas of high density residential
development.
(3)
Where a subdivision or land development abuts or contains an
existing street of inadequate right-of-way width and/or cartway width,
additional right-of-way and/or cartway width shall be dedicated and/or
constructed to conform with the standards of this chapter.
(4)
Where a subdivision or land development abuts or contains an
existing street of inadequate horizontal and/or vertical alignment,
the Planning Commission may require additional right-of-way width
or cartway width in order to improve public safety.
(c)
Street Grades.
(1)
There shall be a minimum center line grade of 1%.
(2)
Center line grades shall not exceed the following:
|
Street Type
|
Maximum Grade
|
|---|---|
|
Minor Street
|
10%
|
|
Collector Street
|
8%
|
|
Arterial Street
|
6%
|
|
Cul-de-sac Street
|
10%
|
|
Marginal Access Street
|
10%
|
(3)
All approaches to an intersection shall have a leveling area
not exceeding 5% in grade for a distance of 100 feet, as measured
from the center line of the intersecting street.
(d)
Horizontal Curves.
(1)
Whenever street lines are deflected in excess of 2°, connection
shall be made by horizontal curves.
(2)
To ensure adequate sight distance, minimum center line radii
for horizontal curves shall be as follows:
|
Minor Street
|
150 Feet
|
|
Collector Street
|
300 Feet
|
|
Arterial Street
|
500 Feet
|
(3)
A tangent of no less than 100 feet, as measured along the street
center line, shall be provided between all horizontal curves on all
streets.
(4)
To the greatest extent possible, combinations of the minimum
radius and maximum grade shall be avoided.
(e)
Vertical Curves.
(1)
At all changes in street grades where the algebraic difference
in grade exceeds 1%, vertical curves shall be provided to permit the
following minimum sight distances:
|
Minor Streets
|
200 Feet
|
|
Collector Streets
|
300 Feet
|
|
Arterial Streets
|
400 Feet
|
(2)
Additional sight distances may be required by the Township Engineer
in order to overcome obstacles such as, but not limited to, street
grades, horizontal street alignment, functional speed limit, existing
land uses and proposed land development.
(f)
Intersections.
(1)
The center lines of streets shall intersect at right angles
unless existing conditions dictate otherwise. No street shall intersect
another street at an angle of less than 75°.
(2)
No more than two streets shall intersect at the same point.
(3)
Minor streets intersecting one another shall either intersect
directly opposite to each other or shall be separated by at least
150 feet between center lines, measured along the center line of the
street being intersected.
(4)
Intersections with collector or arterial streets shall be located
not less than 1,000 feet apart, measured from center line to center
line, along the center line of the collector or arterial street.
(5)
Street curb intersections shall be rounded by a tangential arc
with a minimum radius of:
|
Twenty feet for intersections involving only minor streets;
|
|
Thirty feet for all intersections involving a collector street;
|
|
Forty feet for all intersections involving an arterial street.
|
(6)
Street right-of-way lines shall be parallel to (concentric with)
curb arcs at intersections.
(7)
Clear sight triangles shall be provided at all street intersections.
Within such triangles, nothing, except street signs, traffic lights
or signs, utility poles and mailboxes, which impedes vision between
a height of three feet and then 10 feet above the center line grades
of the intersecting streets shall be erected, placed, planted or allowed
to grow. Such triangles shall be 150 feet measured in each direction
along the through street from the point of the intersection of the
street center lines and from a point 40 feet behind the right-of-way
of the intersecting street from the stop controlled street. Wherever
a portion of the clear sight triangle occurs behind the building setback
line, such portion shall be shown on the subdivision plan, and shall
be considered a building setback line.
(8)
All proposed intersections shall have sufficient horizontal
sight distance in order to provide a safe and convenient point of
ingress and egress. Horizontal sight distances shall be measured in
each direction from a point 3.5 feet above the center line of the
road surface to a point 3.5 feet above the center line of the road
surface. The minimum horizontal sight distances shall be based on
the functional classification, speed limit and grade of the intersecting
street, utilizing the latest standards of the American Association
of State Highway and Transportation Officials (AASHTO).
(g)
Cul-de-Sac Streets.
(1)
Cul-de-sac streets may be permitted if the physical development
conditions and/or the tract configuration of the site limits the design
options for a "through street" or a "loop street".
(2)
Dead-end streets are prohibited unless designed as cul-de-sac
streets or designed for future access to adjoining properties.
(3)
Any street dead-ended for access to an adjoining property or
because of authorized stage development shall be provided with a temporary,
all-weather turnaround, within the subdivision, and the use of such
turnaround shall be guaranteed to the public until such time as the
street is extended.
(4)
Cul-de-sac streets, permanently designed as such shall not exceed
1,000 feet in length and shall not furnish access to more than 20
dwelling units.
(5)
Cul-de-sac streets, permanently designed as such shall have
a minimum length of 250 feet measured from the edge of the cartway
of an intersecting street to the center of the bulb of the cul-de-sac.
(6)
Unless future extension is impractical or undesirable, the turnaround
right-of-way shall be extended to the adjacent tract with sufficient
width provided along the boundary line to permit the extension of
the street at full width. The cost for the transition improvements
converting from temporary to permanent facilities within and adjacent
to the cul-de-sac bulb shall be placed and retained in escrow until
such transition is completed and/or constructed. These improvements
include, but are not limited to, vertical curbs, sidewalks, drainage
facilities, cartway alterations, grading, landscaping and other on-site
improvements which are required to make the vertical and horizontal
transition between properties.
(7)
The center line grade on a cul-de-sac street shall not exceed
10%, and the grade of the diameter of the turnaround shall not exceed
5%.
(8)
All cul-de-sac streets, whether permanently or temporarily designed
as such, shall be provided at the closed end with a fully paved turnaround,
having a minimum radius of 50 feet. The right-of-way shall have a
minimum radius of 60 feet.
(9)
The Governing Body, upon the recommendation of the Planning
Commission and the Township Engineer, may permit acceptable alternative
turn-around designs.
(10)
Drainage of cul-de-sac streets shall preferably be toward the
open end. If drainage is toward the closed end, water shall be conducted
away in an underground storm sewer or other means acceptable to the
Township.
[Ord. No. 135, 11/18/1992;
as amended by Ord. No. 165, 4/26/1999]
(a)
All proposed streets shall be graded, improved and surfaced to the
grades and dimensions on the approved plans, profiles and cross-sections.
(b)
All proposed streets shall be constructed in accordance with all
applicable standards that are specified within this chapter. A summary
of the minimum street construction standards has been included as
part of § 27-803 (Appendix C) of this chapter.
(c)
Additional right-of-way and cartway widths, beyond what is required
within this chapter, may be required by the Planning Commission in
order to control traffic patterns, to lessen traffic congestion, to
facilitate the adequate provision for future community or transportation
improvements, and/or when clearly in the interest of the public health,
safety or general welfare.
(d)
Where a subdivision or land development abuts or contains an existing
street of inadequate right-of-way width, additional right-of-way shall
be dedicated to conform to the standards of this chapter. Where a
subdivision or land development abuts or contains an existing street
of inadequate cartway width, additional cartway width shall be constructed
to conform with the standards of this chapter.
(e)
Where a subdivision or land development abuts or contains an existing
street of inadequate horizontal and/or vertical alignment, the Planning
Commission may require adjustments in order to improve public safety.
(f)
The ultimate right-of-way of an existing or a proposed street shall
be properly graded. Such grading shall be done to a maximum side slope
of one foot vertical to three feet horizontal. All trees, stumps and
other material deemed unsuitable by the Township Engineer shall be
removed. All disturbed areas shall be suitably stabilized for sedimentation
control. In no case shall the required grading extend onto an adjoining
property, unless the adjoining property owner grants the applicant
permission to do so.
(h)
Where required by the Planning Commission or the Pennsylvania Department
of Transportation (PennDOT), guide rails shall be installed by the
developer. All materials used shall be in strict conformance with
the latest specifications of the Pennsylvania Department of Transportation.
(i)
Section 27-505 of this chapter includes additional requirements pertaining to traffic impact studies, fees and improvements. The cost of all required traffic studies and/or improvements shall be incurred by the developer.
(j)
In the event an existing street is excavated for repair and/or improvement to storm water management facilities, sanitary sewer facilities, water supply facilities or any utility, the existing street shall be properly restored in accordance with the requirements specified under the Amity Township Street Cut Ordinance (see Chapter 26 of the Township Code of Ordinances), as amended. These requirements include, but are not limited to, standard specifications for trenching, backfilling, compacting and paving restoration. Where the Amity Township Street Cut Ordinance (see Chapter 26 of the Township Code of Ordinances) does not apply, the Township Engineer shall require a restoration measure as specified under Township Ordinance 94-143 (see Chapter 23 of the Township Code of Ordinances), as amended. If required by the Township, an escrow shall be established for the cost of the improvements and/or inspection fees.
[Ord. No. 135, 11/18/1992;
as amended by Ord. No. 165, 4/26/1999;
by Ord. No. 198, 8/5/2003; and by Ord. No. 208, 1/18/2005]
(a)
All proposed street names shall be subject to the approval of the
Township and the Postmaster having jurisdiction.
(b)
Proposed streets which are obvious extensions of existing streets
shall bear the same name as the existing street.
(c)
In no case shall the name of a proposed street duplicate an existing
street name in the Township and/or in the same postal district(s),
irrespective of the use of the suffix street, road, avenue, boulevard,
drive, way, place, court or lane.
(d)
All street signs, including but not limited to traffic control signs,
street signs and directional signs, shall be acquired and installed
by the applicant. All signs must be high intensity grade signs fabricated
by a PennDOT approved sign manufacturer. Where traffic control signs
are required, the applicant shall furnish to the Township all studies,
engineering reports and documentation for procuring approval by the
Pennsylvania Department of Transportation.
[Ord. No. 135, 11/18/1992]
(a)
Traffic Impact Studies.
(1)
When a proposed subdivision or land development generates 500
or more trips per day, the applicant shall submit a traffic impact
study to the Township for review and comment. The applicant shall
utilize the transportation data and criteria that is specified within
the Trip Generation Report (current edition, or as amended), published
by the Institute of Transportation Engineers (ITE).
(2)
The traffic impact study will enable the Township to assess
the impact of a proposed development on the transportation system.
The purpose of the study is to ensure that the proposed development
does not adversely affect the transportation network and to identify
any traffic problems associated with access from the site onto the
exiting roads. The study shall also identity solutions to potential
traffic problems and shall present improvements that are to be incorporated
into the proposed development.
(3)
The traffic impact study shall contain a complete description
of the proposed internal and existing transportation system. The study
shall describe the external roadway system within 0.5 mile along the
adjacent roadway in both directions from all access points or to a
major intersection along these roadways. Major intersections in the
study area shall be identified and delineated. All future transportation
improvements which are part of proposed roadway improvements, which
are part of proposed surrounding developments shall be identified
and included in the calculations.
(4)
Existing traffic conditions shall be measured and documented
for all roadways and intersections within the study area. Existing
traffic volumes for average daily traffic, peak highway hour(s) traffic,
and peak development-generated hours(s) traffic shall be recorded.
Manual traffic counts at major intersections in the study area shall
be conducted, encompassing the peak highway and development-generated
hour(s), and documentation shall be included within the report. A
volume-capacity and delay analysis based upon existing volumes shall
be performed during the peak highway hour(s) and the peak development-generated
hour(s) for all roadways and major intersections within the study
area. Levels of service shall be determined for each location.
(5)
The analysis will determine the adequacy of the existing roadway
system to serve the current and projected traffic demand. Roadways
and/or intersections experiencing levels of Service D, E or F, as
described in Highway Capacity Manual, Special Report 209, as amended,
shall be noted as congested locations.
(6)
Calculation of vehicular trips to result from the proposed development
shall be completed for the average daily peak highway hour(s). Vehicular
trip generation rates to be used for this calculation shall be obtained
from the Trip Generation Report (current edition or as amended), published
by the Institute of Transportation Engineers (ITE). These development-generated
traffic volumes shall be provided for the inbound and outbound traffic
movements. These generated volumes shall be distributed to the study
area and assigned to the existing roadways and intersections through
the study area.
(7)
All Anticipated Turning Movements shall be Calculated. Documentation
of all assumptions used in the distribution and assignment phase shall
be provided. Traffic volumes shall be assigned to individual access
points. Any characteristics of the site that will cause particular
trip generation problems shall be noted.
(8)
The total future traffic demand shall be calculated and included
within the study. The total traffic demand shall consist of the combination
of existing traffic expanded to the completion year, which is estimated
to be 5% per year, the proposed use or development generated traffic,
and the traffic generated by other proposed developments in the study
area. A second volume/capacity and delay analysis shall be conducted
using the total future demand and the future roadway capacity. If
staging of the proposed development is anticipated, calculation for
each stage of completion shall be made. This analysis shall be performed
during the peak highway hour(s) and peak development-generated hour(s)
for all roadways and major intersections within the study area. Volume-capacity
and delay calculations shall be completed for all major intersections.
The procedures described in the Highway Capacity Manual, Special Report
209, as amended, and as outlined in the PennDOT Design Manual, Volume
2, or as amended, shall be followed.
(9)
The levels of service for all roadways and intersections shall
be listed. All roadways and/or intersections showing a level of service,
D, E or F and volume/capacity ratios equal to or greater than 1.0
shall be considered deficient. The study shall conclude with a list
of specific recommendations for the elimination of these traffic problems.
This listing of recommended improvements shall include, but not be
limited to, internal circulation design, site access location and
design, external roadway and intersection design and improvements,
traffic signal installation and operation (including timing), and
transit design improvements. All physical roadway improvements shall
be depicted within the study. Signal timing should be evaluated for
any intersection with a level of service D, E or F, but a volume capacity
ratio of less than 1.0. Warrants for signalization shall be examined
for any unsignalized intersections with levels of service E or F.
(b)
Required Impact Fees.
(1)
Pursuant to the procedures and requirements of the Pennsylvania Impact Fee Law (Act 209 of 1990, as amended), the Board of Supervisors have prepared and enacted a Roadway Sufficiency Analysis and Capital Improvements Program through Township Ordinance No. 91-132, as amended (see Chapter 16 of the Township Code of Ordinances).
(2)
The applicant shall consult the Township regarding impact fees
which may be required as a result of the proposed subdivision or land
development.
(c)
Required On-Site Improvements.
(1)
On-site traffic improvements may be required by the Township
in order to control traffic patterns, to lessen traffic congestion,
to facilitate the adequate provision for future community or transportation
improvements, and/or when clearly in the interest of the public health,
safety, or general welfare.
(2)
On-site traffic improvements may include, but are not limited
to, cartway widening, right-of-way dedication, shoulder stabilization,
vertical or horizontal curve realignment, grading and/or traffic control
devices.
(3)
The applicant shall consult the Township regarding on-site traffic
improvements which may be required as a result of the proposed subdivision
or land development.
(4)
The cost of all required traffic studies and/or improvements
shall be incurred by the applicant.
[Ord. No. 135, 11/18/1992;
as amended by Ord. No. 165, 4/26/1999;
and by Ord. No. 217, 9/6/2005]
(a)
Blocks.
(1)
The length, width and shape of blocks shall be determined with
due regard to zoning requirements, topographic conditions, environmentally
sensitive lands, and requirements for safe and convenient vehicular
and pedestrian circulation.
(2)
Blocks shall have a maximum length of 1,600 feet and a minimum
length of 500 feet.
(3)
In the design of blocks longer than 1,000 feet special consideration
shall be given to the requirements of satisfactory fire protection.
(4)
Residential blocks shall be of sufficient depth to accommodate
two tiers of lots, except where reverse frontage lots are required
along a major collector or arterial street, or where prevented by
physical site conditions.
(5)
Blocks in non-residential areas may vary from the design criteria
indicated above if the applicant demonstrates that the alternative
design is essential to the proposed development. In all cases, however,
adequate provisions shall be made for off-street parking, loading
areas and traffic circulation.
(b)
Lots and Parcels.
(1)
The size, shape and orientation of proposed lots shall be appropriate
for the type of development and use contemplated.
(2)
Lots shall conform to the applicable minimum lot sizes, lot widths and setback requirements as set forth in the Township Zoning Ordinance (see Chapter 32 of the Township Code of Ordinances).
(3)
Side lot lines shall be at right angles to street line tangents
or radial to street line curves.
(4)
The depth to width ratio of a residential lot shall not be less
than one to one or greater than three to one.
(5)
The depth to width ratio of lots designated for non-residential
land development shall be adequate for the land use proposed and sufficient
to provide satisfactory space for on-site parking, loading and unloading,
setbacks, buffer yards and landscaping.
(6)
Where feasible, lot lines shall follow municipal boundaries
rather than cross them, in order to avoid jurisdictional problems.
(7)
Where feasible, lots shall be orientated and sited to take advantage
of solar energy.
(8)
Double or reverse frontage lots shall be avoided except as needed to avoid direct vehicular access onto an arterial or major collector street by individual driveways, or to overcome physical site conditions. All permitted residential reverse frontage lots shall have frontage onto a minor or minor collector street. The rear yard setback shall be established 75 feet from the ultimate right-of-way line of the arterial or major collector street. Between the rear yard setback and the ultimate right-of-way line, a 10 feet wide low intensity buffer screen and easement shall be established in order to prohibit vehicular access onto the arterial or major collector street, all in accordance with § 27-517 of this chapter. The easement shall contain evergreen plantings meeting the standards of § 27-517 of this chapter.
(9)
Lots which have double or reverse frontages shall provide a
four feet high vinyl rail fence to secure and buffer the lots from
the adjacent street to which it has reverse frontage. The proposed
location of the fence shall be located between the ultimate right-of-way
and the 75 feet rear yard setback. The fence shall be extended along
the entire property line in which double or reverse frontage lots
are proposed by the developer. The location and type of fence and
landscaping materials to be utilized shall be subject to the approval
of the Township.
(10)
Lots which have double or reverse frontages may contain accessory
buildings and/or structures within the rear yard provided they are
in compliance with the setback requirements as measured from the 75
feet rear yard setback or from the four feet high fence as required
under this section. The type, location and placement of all such accessory
buildings and/or structures shall be subject to the approval of the
Township Zoning Officer.
[Ord. No. 135, 11/18/1992;
as amended by Ord. No. 165, 4/26/1999]
(a)
Curbs.
(1)
Vertical curbs shall be installed along both sides of all proposed
streets, except where Zoning District regulations require the minimum
lot width to be 200 feet or more.
(2)
Where in the interest to control drainage or traffic patterns,
the Planning Commission may require the developer to install vertical
curbs along an existing or exterior street on which a residential
subdivision or land development abuts.
(3)
Vertical curbs shall be installed in common parking areas for
multi-family developments and non-residential developments.
(4)
Vertical curbs shall be constructed and installed by the developer
in accordance with the standards specified under § 27-804
(Appendix D) of this chapter.
(5)
Where vertical curbs are not required, a graded and stabilized
shoulder of at least four feet in width shall be provided on both
sides of the street. The stabilized shoulder shall be designed and
constructed in accordance with the standards specified under § 27-804
(Appendix D) of this chapter.
(6)
Curb cuts for driveways and handicap ramps shall be located
and installed in accordance with the standards specified under § 27-804
(Appendix D) of this chapter.
(7)
Where required by the Township Engineer, a six inch compacted
stone base shall be provided under the vertical curb.
(b)
Sidewalks and Pathways.
(1)
Sidewalks shall be installed along both sides of the cartway
in all proposed residential subdivisions and land developments when
the gross residential density is greater than two dwelling units per
acre or when Zoning District regulations permit the gross residential
density to exceed two dwelling units per acre.
(2)
Sidewalks shall be installed along one side of the cartway in
all proposed residential subdivisions and land developments when the
gross residential density is greater than one dwelling unit per acre
but less than two dwelling units per acre or when Zoning District
regulations permit the gross residential density to exceed one dwelling
unit per acre.
(3)
A concrete or macadam pedestrian pathway shall be installed
along one side of the cartway in all proposed residential subdivisions
(except where the lot width exceeds 200 feet and land developments
when the gross residential density is less than one dwelling unit
per acre or when Zoning District regulations do not permit the gross
residential density to exceed one dwelling unit per acre. The pedestrian
pathway shall be at least three feet in width.
(4)
Where in the interest of public safety, the Planning Commission
may require the developer to install sidewalks or a pedestrian pathway
along an existing or exterior street on which a residential subdivision
or land development abuts.
(5)
Where in the interest of public safety, the Planning Commission
may require the developer of a proposed non-residential development
to install sidewalks or a pedestrian pathway along the interior and/or
exterior streets of the development.
(6)
Sidewalks shall be constructed and installed by the developer
in accordance with the standards specified under § 27-804
(Appendix D) of this chapter.
(7)
Crosswalks may be required whenever necessary to facilitate
pedestrian circulation and to give access to community facilities.
(8)
Handicap ramps shall be located and installed in accordance
with the standards specified by the Americans with Disabilities Act,
as amended, and under § 27-804 (Appendix D) of this chapter.
[Ord. No. 135, 11/18/1992]
(a)
Concrete monuments shall be accurately placed at the ultimate street
right-of-way line for all property corners, at all other property
corners, at each street intersection, at the beginning and end of
all street curves, and at locations deemed necessary by the Township
Engineer.
(b)
All concrete monuments shall be 30 inches in length and have a flat
top at least four inches in diameter or square with the bottom sides
being two inches greater. All concrete monuments shall contain a copper
or brass dowel (plug).
(c)
All concrete monuments shall be placed in the ground after final
grading is completed or at a time specified by the Township Engineer.
The monuments shall be set on four inches of stone and shall be flush
with the surface of the ground.
(d)
Markers shall consist of a metal reinforced pin at least 36 inches
in length and 3/4 inches in diameter. All existing markers shall be
encased in concrete with four inches of the marker exposed on the
surface and painted orange.
(e)
All monuments and markers shall be accurately set by a registered
professional engineer or land surveyor.
[Ord. No. 135, 11/18/1992;
as amended by Ord. No. 235, 4/17/2007]
(a)
No driveways shall be located, designed and constructed so as to
create a drainage or sedimentation problem on an adjacent property
or street. All driveways shall be so constructed and maintained that
the materials of which the driveways are made will not wash nor be
deposited upon public roads.
(b)
Driveways serving single-family residential dwelling units shall
have a minimum width of 10 feet and a maximum width of 36 feet. All
such driveways shall not exceed 14% in grade. Driveways exceeding
7% in grade shall be paved.
(c)
No residential property shall have more than one vehicular access
point to a public road. In order to reduce the number of curb cuts
along a given road, the Planning Commission may permit adjoining or
common driveways.
(d)
Driveways serving multi-family residential dwelling units and non-residential
developments shall have a minimum width of 12 feet for one-way traffic
and a minimum width of 24 feet for two-way traffic. All such driveways
shall not exceed 10% in grade and shall be paved.
(e)
For all driveways, the area between the edge of the cartway and the
ultimate right-of-way line shall not exceed 5% in grade and shall
be paved.
(f)
All driveways shall be located, designed and constructed as to provide
optimum sight distance at their intersection with the street.
(g)
Clear sight triangles shall be provided at all proposed driveway
intersections. The minimum distance of such triangles shall be 50
feet measured in each direction from the point of the intersection
of the center lines and from a point 20 feet behind the edge of the
cartway of the intersecting street. Within such triangles, no vision-obstructing
object shall be permitted which exceeds a height of 30 inches above
the elevation of the intersecting streets.
(h)
All proposed driveway intersections shall have sufficient horizontal
sight distance in order to provide a safe and convenient point of
ingress and egress. Horizontal sight distances shall be measured in
each direction from the edge of the cartway at a point 3.5 feet above
the road surface to a point 3.5 feet above the center line of the
road surface. The minimum horizontal sight distances shall be based
on the functional classification, speed limit and grade of the intersection
street, utilizing the latest standards of the Commonwealth of Pennsylvania,
Pennsylvania Code 67 Transportation, Chapter 441, as amended.
(i)
Driveway entrances shall intersect streets at right angles unless
the existing conditions of the site dictate otherwise. No driveway
shall intersect a street at an angle less than 75°.
(j)
Driveways shall not be located within 50 feet from the point of intersection
of the nearest street right-of-way lines.
(k)
In order to provide a safe and convenient point of ingress and egress,
driveway entrances should be rounded with a minimum radius of five
feet.
(l)
All proposed driveways and related improvements shall be located,
designed and constructed in order to control storm water run-off,
prevent sedimentation of public roads, maintain the structural stability
of public roads, maintain the existing drainage patterns of the area
and prevent undue traffic hazards.
(m)
The intersection of all proposed driveways with the cartway edge
shall be designed and constructed by use of either a drainage swale
or pipe, as determined by the Township Engineer. If a drainage swale
is to be utilized, it shall slope from the cartway at a minimum grade
of 5% for a minimum of eight feet from the cartway edge. If a drainage
pipe is to be utilized, the size of the pipe shall be determined by
drainage computations using a ten-year storm frequency. All drainage
pipes shall have a minimum diameter of 15 inches.
(n)
If required by the Planning Commission, the developer shall prepare
a typical cross-section for each driveway located within the subdivision
or land development. The profiles should demonstrate how problems
associated with slope and drainage are to be overcome.
(o)
The Pennsylvania Department of Transportation shall review all plans
when access is proposed onto a state road or when encroachment is
proposed within a state right-of-way. All applicable permits shall
be approved by the Pennsylvania Department of Transportation prior
to preliminary plan approval. The highway occupancy permit number
shall be noted on the plan.
(p)
A Township Occupancy Permit is required when access is proposed onto
a Township road or when encroachment is proposed within a Township
right-of-way.
(q)
All driveways shall be maintained by the property owner in such a
manner so as not to interfere with the functional design and location
of the driveway.
(r)
Section 27-925 of the Township Zoning Ordinance (see Chapter 32 of the Township Code of Ordinances) provides additional standards and specifications for proposed driveways.
(s)
All driveways serving single family residential homes or single family
semi-detached dwellings or townhouses must be contained within the
four corners of the lot for the residence that it is serving. At no
time may a driveway cross over, traverse or encroach upon another
lot for purposes of servicing the residential dwelling to which it
is attached.
[Ord. No. 135, 11/18/1992;
as amended by Ord. No. 165, 4/26/1999;
and by Ord. No. 217, 9/6/2005]
(a)
All proposed off-street parking and loading areas shall be located,
designed and constructed so as not to create a drainage or sedimentation
problem on an adjacent property or street.
(b)
Parking areas accommodating 50 vehicles or more shall be designed
with an internal collector road which shall access no parking space
directly, but shall shuttle vehicular traffic from the parking lot
aisles to the public road.
(c)
Where required by the Planning Commission, parking areas shall be
designed to include a pedestrian circulation system to enhance safety
and minimize conflicts between pedestrians and vehicles.
(d)
Parking areas shall be designed such that parked vehicles shall not
interfere with pedestrian and emergency access to the buildings.
(e)
Developments containing dead-end parking areas shall provide adequate
areas into which emergency vehicles (fire and ambulance) can safely
maneuver. It shall be the developers' responsibility to contact
the regional fire company and ambulance association to determine if
the proposed design presents an emergency access problem. The developer
shall provide a letter of endorsement prior to municipal approval.
(f)
If required by the Township and/or Pennsylvania Department of Transportation,
the interconnection of parking areas of adjoining properties may be
required for access management.
(g)
Section 27-923 of the Township Zoning Ordinance (see Chapter 32 of the Township Code of Ordinances) provides additional standards and specifications for off-street loading areas.
(h)
Section 27-924 of the Township Zoning Ordinance (see Chapter 32 of the Township Code of Ordinances) provides additional standards and specifications for off-street parking facilities.
(i)
In addition to the requirements specified under this section, the
following design standards shall apply to off-street parking areas
in which the number of required spaces exceeds 10:
(1)
Landscape standards for off-street parking and loading areas are contained at § 27-517 of this chapter.
(2)
The edge of the parking area shall not be located closer than
15 feet to the outside of the nearest building. This area shall be
reserved to be utilized for sidewalks and foundation plantings.
(3)
Concrete tire bumpers shall be installed so as to prevent vehicle
overhang on any sidewalk area and/or planting strip.
(4)
The location and number of handicap spaces shall be provided
as required by federal, state or local law. All proposed handicap
ramps shall be located and installed in accordance with the standards
specified by the Americans with Disabilities Act, as amended, and
under § 27-804 (Appendix D) of this chapter.
[Ord. No. 135, 11/18/1992;
as amended by Ord. No. 165, 4/26/1999;
by Ord. No. 189, 6/3/2002; by Ord. No. 198, 8/5/2003; and by Ord. No. 214, 7/5/2005]
See Chapter 25 entitled "Stormwater Management of the Township of Amity Code of Ordinances.
[Ord. No. 135, 11/18/1992]
(a)
General Provisions and Compliance.
(1)
No changes shall be made to the contour of the land, and no
grading, excavating, removal or destruction of the topsoil, trees
or other vegetative cover of the land shall be commenced, until such
time as a plan for minimizing erosion and sedimentation has been processed
and reviewed by the Planning Commission, the Berks County Conservation
District and the Board of Supervisors.
(2)
Approval of the Board of Supervisors of all preliminary and/or
final plans of subdivision and land development does not relieve the
developer's obligation to execute the erosion and sediment control
measures as contained in this chapter.
(3)
When required, final approval of plans and specifications by
the County Conservation District for the control of erosion and sedimentation
shall be concurrent with the approval of subdivision or land development,
and become a part thereof. Final plans for minimizing erosion and
sedimentation as approved will be incorporated in the agreement and
development escrow requirements as required by the Township.
(4)
At the time a building permit is applied for, a review shall
be conducted by the Township Engineer to insure conformance with the
plan as approved. During construction, further consultative technical
assistance will be furnished, if necessary, by the Berks County Conservation
District. During the development phase, the Township Engineer, the
Township Code Enforcement Officer and/or the Soil Conservation Service
representative shall inspect the development site and enforce compliance
with the approved erosion and sediment control plans.
(5)
Topsoil shall not be stripped from any site within the Township
unless it is directly affiliated with the subdivision and/or development
of land. Unless permitted by the Board of Supervisors, topsoil shall
not be removed from any site within the Township.
(b)
General Performance Standards.
(1)
Measures used to control erosion and reduce sedimentation shall,
as a minimum, meet the standards and specifications of the Berks County
Conservation District. In cases where the Berks County Conservation
District does not have standards and specifications for erosion and
sedimentation control, other known and commonly accepted standards
and specifications may be used as approved by the Township Engineer.
(2)
The following measures to minimize erosion and sedimentation
shall be included where applicable in the control plan:
(i)
Stripping of vegetation, regrading or other development shall
be done in a way that will minimize erosion.
(ii)
Development plans shall preserve salient natural features, keep
cut and fill operations to a minimum, and ensure conformity with topography
so as to create the least erosion potential and adequately control
volume and velocity of surface water runoff.
(iii)
Whenever feasible, natural vegetation shall be
retained, protected and supplemented.
(iv)
The disturbed areas and the duration of exposure shall be kept
to a practical minimum, but shall not exceed 20 days. Areas disturbed
between October 15 and April 15 shall be stabilized by placement of
sod or other means acceptable to the Township.
(v)
Temporary vegetation and/or mulching shall be used to protect
all exposed areas during development.
(vi)
The permanent (final) vegetation and mechanical erosion control
and drainage system shall be installed as soon as practical in the
development.
(vii)
Provisions shall be made to accommodate effectively
the increased runoff caused by changed soil and surface conditions
during and after development within the site. Where necessary, the
rate of surface water runoff shall be mechanically retarded.
(viii)
Sediment in the runoff water shall be trapped
until the disturbed area is stabilized by the use of debris basins,
sediment basins, silt traps or similar measures.
(c)
Site Grading for Erosion Control. In order to provide more suitable
sites for building and other uses, improve surface drainage and control
erosion, the following requirements identified below shall be met.
(1)
All lots, tracts or parcels shall be graded to provide proper
drainage away from buildings and dispose of it without ponding. All
land within a development shall be graded to drain and dispose of
surface water without ponding, except where ponding (detention basins,
etc.) is part of the storm water management plan for the site.
(2)
Concentration of surface water runoff shall be permitted only
in swales, watercourses or detention basins. Subject to the approval
of the Township Engineer, swales shall be sodded, utilize jute matting,
or other similar measures to insure establishment of ground cover.
(3)
Grading shall in no case be done in such a way as to increase
storm water runoff onto the property of another landowner.
(4)
During grading operations, necessary measures for dust control
must be exercised.
(5)
Grading equipment will not be allowed to cross streams. Provisions
shall be made for the installation of temporary culverts and bridges.
(6)
Tire cleaning areas at least 100 feet in length shall be provided
and maintained at each point of access to the development site. The
tires of all vehicles leaving the site shall be properly cleaned before
entering onto any road within the Township.
(d)
Excavation and Fills.
(1)
No excavations shall be made with a cut face or side slope steeper
than three horizontal to one vertical, except under one or both of
the following conditions:
(i)
The material in which excavation is made is sufficiently stable
to sustain a slope of steeper than three horizontal to one vertical.
A written statement to that effect from an engineer licensed by the
Commonwealth of Pennsylvania and experienced in erosion control shall
be submitted to the Township Engineer for review and approval. The
statement shall affirm that the site has been inspected and the deviation
from the slope will not result in injury to persons or damage to property.
(ii)
A concrete, masonry or other approved retaining wall constructed
in accordance with appropriate standards is provided to support the
face of the excavation.
(2)
Edges of slopes shall be a minimum of five feet from property
lines or right-of-way lines of streets in order to permit the normal
rounding of the edge without encroaching on the abutting property.
(3)
Adequate provisions shall be made to prevent surface water from
damaging the cut face of excavations and the sloping surfaces of fills.
(4)
Cut and fill shall not endanger adjoining property.
(5)
Fill shall be placed and compacted so as to minimize sliding
or erosion of the soil.
(6)
Fills shall not encroach on natural watercourses or constructed
channels.
(7)
Fills placed adjacent to natural watercourses or constructed
channels shall have suitable protection against erosion during periods
of flooding.
(e)
Maintenance Responsibility.
(1)
Whenever sedimentation is caused by stripping of vegetation,
regrading or other development, it shall be the responsibility of
the person, corporation or other entity causing such sedimentation
to remove it from all affected surfaces, drainage systems and watercourses
on and off site, and to repair any damage at his expense as quickly
as possible.
(2)
Maintenance of all drainage facilities and all watercourses,
both existing and proposed, within any proposed subdivision or land
development shall be the responsibility of the developer until such
time as one of the following is accomplished:
(i)
An easement for these facilities is offered for dedication by
the developer and is accepted by the Township; it shall then be the
responsibility of the owner.
(ii)
If an easement acceptable to the Township is established, but
not dedicated to the Township, the maintenance shall then be the responsibility
of the individual lot owners over whose property the easement passes.
For land developments, the maintenance shall be the responsibility
of the owner.
(iii)
A homeowners' association or other approved
legal entity, approved by the Township, assumes the responsibility
for the maintenance of the development, including the maintenance
of the watercourses and/or drainage facilities.
(3)
It is the responsibility of any person(s), corporation or other
entity doing any work on or across a stream, watercourse or swale,
or upon the flood plain or right-of-way during the period of work,
to return it to its original or equal condition after such activity
is completed.
(4)
No person, corporation or other such entity shall block, impede
the flow of, alter and/or perform any work which will affect normal
or flood flow in any communal stream or watercourse without having
obtained prior approval from the Township and/or the Department of
Environmental Protection, whichever is applicable.
(5)
Each person, corporation or other entity which makes any surface
changes shall be required to:
(i)
Collect on-site surface runoff and control it to a point of
discharge into the natural watercourse of the drainage area.
(ii)
Control existing off-site runoff through his development by
designing it to adequately control all upstream runoff.
(iii)
Provide and install at his expense, in accordance
with Township requirements, all drainage and erosion control improvements
(temporary and permanent) as required by the approved erosion and
sediment control plan.
[Ord. No. 135, 11/18/1992]
(a)
Where easements or rights-of-way are required to accommodate utility
installations, such easements shall have a minimum width of 20 feet.
New utility easements and rights-of-way shall be located only upon
consultation with the appropriate utility company.
(b)
Where feasible, easements and rights-of-way shall be centered or
adjacent to rear or side lot lines. No structures, materials and/or
trees shall be placed within such easements and rights-of-way.
(c)
Where a proposed subdivision or land development is traversed by
a watercourse, drainage way, channel or stream, there shall be provided
a drainage easement or right-of-way conforming substantially with
the line of such watercourse and of such width as will be adequate
to preserve the natural drainage channel and provide sufficient width
for maintenance. Storm water management and drainage way easements
shall be no less then 20 feet in width, or as directed by the Township,
the County of Berks and/or the Commonwealth of Pennsylvania. Stream
and watercourse easements shall be no less than 50 feet in width,
or as directed by the Township, the County of Berks and/or the Commonwealth
of Pennsylvania.
(d)
Right-of-way standards and installation procedures for natural gas
and petroleum product transmission lines shall conform to all applicable
federal and state regulations, including regulations governing the
width of the right-of-way, location of pipeline within the right-of-way,
the proposed depth of the pipeline, and the pipe wall thickness. There
shall be a minimum distance of 100 feet, measured in the shortest
distance, between any proposed or existing dwelling and any petroleum
products or natural gas transmission line.
(e)
Where feasible, sanitary sewer collection lines and water supply
lines shall be located and installed within the right-of-way of a
public street.
(f)
All easements or rights-of-way shall be properly described by bearings
and distances. The area occupied by any required easement or right-of-way
shall not be calculated as part of the net lot area.
(g)
No easement or right-of-way shall be created, recited and/or described
in any deed unless the same has been shown on the approved plan of
record.
(h)
Any deed conveying a lot on a plan of record shall make reference
to the plan and all easements and encumbrances referenced on the plan.
A representative description expressing the references by which easements
and encumbrances will appear on all affected deeds shall be presented
to the Township Engineer and the Township Solicitor for their review
and approval prior to action on the final plan.
[Ord. No. 135, 11/18/1992;
as amended by Ord. No. 165, 4/26/1999;
and by Ord. No. 274, 8/5/2011]
(a)
General Standards.
(1)
This section along with all other pertinent plans, ordinances
and/or resolutions adopted by the Township shall be construed as implementing
the provisions of the Pennsylvania Sewage Facilities Act (Act No.
537) and the Clean Streams Law (Act No. 394), or both, as hereafter
amended, supplemented, modified or reenacted by the General Assembly
of Pennsylvania.
(2)
All sewage disposal systems within the Township shall conform
to the standards and requirements of the Pennsylvania Department of
Environmental Protection. The installation of all sanitary sewage
disposal systems shall be the responsibility of the developer.
(3)
The developer shall provide the most desirable method of sanitary
sewage disposal. The selected method shall conform with the existing
physical site conditions.
(4)
Approval of plans and the specifications provided within this
section shall be of equal force and effect. In the case of any discrepancy
between the plans and these specifications, the decision of the Township
or its authorized representative shall be final and conclusive as
to which is preferred.
(b)
Public Sanitary Sewage System.
(1)
Areas designated for public sewer service within the Township's
Official Sewage Facility Plan (Act 537 Plan, as amended) shall utilize
the Amity Township Wastewater Treatment System as the method for sanitary
sewage disposal.
(2)
The developer shall construct a sanitary sewer collection and
conveyance system in order to provide adequate sanitary sewer service
available to each lot or dwelling unit within the subdivision or land
development.
(3)
The entire system shall be designed and constructed in accordance
with the most current standards and specifications established by
the Township.
(4)
The applicant shall comply with all procedural permit requirements
established by the Pennsylvania Department of Environmental Protection
(PA DEP). The applicant shall complete and submit to the Township
the necessary components of the PA DEP's Planning Module(s) for
Land Development.
(5)
If public sewage service is not accessible to an approved subdivision
or land development, but is planned to be accessible within five years
of final approval, the developer shall install approved capped sewer
collection lines within the limits of the subdivision or land development,
in addition to the approved on-lot sewage facilities. Such sewer lines
shall be capped at the limits of the subdivision or land development
and the lateral shall be capped at the street right-of-way.
(6)
The following design requirements and details should be provided
on the appropriate plans, profiles or as supplemental information
for those applications involving public sanitary sewer service:
(i)
Laterals shall be shown for all proposed connections and shall
not connect into manholes nor cross property lines.
(ii)
First floor elevation shall be shown for all units.
(iii)
Basement service shall be provided for all residential
dwellings. All plans must demonstrate that basement service can be
provided.
(iv)
Proposed pump stations, unless otherwise stipulated, shall be
the submersible type.
(v)
The type and size of proposed pipes shall be indicated on the
plans.
(vi)
The minimum horizontal angle between incoming and outgoing sewers
shall be less than 90°.
(vii)
The minimum depth of the sewer shall be four
feet.
(viii)
Unless otherwise permitted by the Township,
sanitary sewers shall not be permitted outside of the cartway. If
permitted by the Township, the cross-country sewer line shall be backfilled
with approved materials and properly restored in accordance with the
standards which are specified by Township ordinances or as required
by the Township Engineer. All permitted cross-country sewer line runs
shall be provided with brick landscaping pavers to provide and accommodate
vehicular access for maintenance crews.
(ix)
The sanitary sewer lines shall be located beneath the cartway
of the proposed roadways a minimum of five feet away from the curb
line.
(x)
Any manholes with a potential for surface water infiltrations
shall be labeled watertight manhole frame and cover, and those manholes
in the open field shall be raised a minimum of 18 inches above grade.
Inserts shall be provided in all manholes.
(xi)
Drop manholes shall be labeled on the plan.
(xii)
Ductile iron pipe shall be utilized for stream
crossings. All stream crossings shall meet the requirements specified
by the Department of Environmental Protection.
(xiii)
The appropriate vertical and horizontal separation
distances required by the Township and by the Pennsylvania Department
of Environmental Protection.
(xiv)
Sewer lines must be a minimum of 50 feet from
private wells and 100 feet from public wells.
(xv)
The applicant shall be responsible for the cost and installation
of any necessary revisions, reconstructions or upgrades to the Township
wastewater treatment and collection system if the proposed flows from
the project exceed the capacity of the system providing service to
the proposed project.
(xvi)
The plans must indicate complete information
concerning the tie into the Township's system.
(xvii)
All proposed and existing utilities shall be
shown in the plans and profiles.
(xviii)
At the discretion of the Township, in situations
in which the design standards and requirements do not apply to the
site conditions, the Township Engineer shall suggest or provide additional
and/or alternative design methods to meet the objectives of this chapter.
(7)
The following general information, permits and details should
be provided on the appropriate plans, profiles or as supplemental
information for those applications involving public sanitary sewer
service:
(i)
All information pertaining to the sanitary sewer system must
be submitted as of the preliminary plan submittal. Plans, profiles
and details for all sanitary sewer runs shall be provided with the
preliminary plan application.
(ii)
A note shall be provided on the plan indicating that the proposed
sanitary sewer system shall be designed, located, permitted, constructed
and installed in accordance with all standards specified by the Township
and by the Pennsylvania Department of Environmental Protection.
(iii)
All proposed sanitary sewage facilities shall be designed in accordance with the "Standard Specifications and Details for Sanitary Sewer Extensions and Repairs", most recent addition and Township Ordinance #227, as amended (see Chapter 23 of the Township Code of Ordinances).
(iv)
Easements for municipal sanitary sewer facilities shall be established
to provide access for maintenance. All such sanitary sewer easements
shall be accurately described by bearings and distances. If required
by the Township, a maintenance agreement for the easement shall be
submitted to the Township Solicitor and the Township Engineer for
review.
(v)
If the subdivision is to be phased, the sanitary sewer run must
terminate at a manhole if there are laterals which are connected within
the run. At the discretion of the Township, capping at the phase line
may be permitted if there are no laterals which are connected within
the run.
(vi)
If the plan and profiles do not terminate at a structure, the
appropriate information must be shown on both sheets and the plans
must reference the matchline plan number.
(vii)
As-built plans and GPS data must be submitted.
The required information regarding the sanitary sewers shall be depicted
on the plans and be provided on a CD that is compatible with the Township's
system. Sufficient data will be provided so the sanitary sewer facilities
can be located geospatially. Any additional cost incurred by the Township
to convert GIS/GPS data provided to the Township will be paid for
by the developer.
(viii)
All necessary and appropriate permits issued
by the Pennsylvania Department of Environmental Protection shall be
submitted to the Township. These permits shall include, but are not
limited to, sewer extension permit, Part II permits, stream crossings
and wetland encroachments.
(ix)
A highway occupancy permit must be obtained from the Pennsylvania
Department of Transportation for all proposed sanitary sewer improvements
within a state right-of-way.
(c)
Private Sanitary Sewage Systems.
(1)
Where public sewage services are neither available nor accessible,
the developer shall provide a sanitary sewage disposal system on either
an individual or community basis in accordance with the standards
and provisions established by the Township and/or the Pennsylvania
Department of Environmental Protection.
(2)
Permits are required for the design, construction, installation,
alteration, replacement, repair and/or extension of any community
sewage disposal system or individual on-lot sewage disposal system.
All such permits for private sewage disposal systems shall be subject
to approval by the Pennsylvania Department of Environmental Protection
and/or Township Sewage Enforcement Officer. A permit and inspection
fee shall be established pursuant to a resolution of the Township
and shall be paid at the time the application is filed.
(3)
The permit for a community sewage disposal system or an individual
sewage disposal system shall not become effective until the installation
is completed to the satisfaction of the Sewage Enforcement Officer.
(4)
The type, capacities, location and general layout of the proposed
community sewage disposal system or individual sewage disposal system
shall comply with the recommendations of the Sewage Enforcement Officer,
and with the rules and regulations of the Pennsylvania Department
of Environmental Protection, and applicable statutes of the Commonwealth
of Pennsylvania.
[Ord. No. 135, 11/18/1992;
as amended by Ord. No. 165, 4/26/1999]
(a)
General Standards.
(1)
The provision of public, community or individual on-lot water supply in residential subdivisions and land developments shall be consistent with the standards and requirements of the Amity Township Zoning Ordinance (see Chapter 32 of the Township Code of Ordinances).
(2)
Planned residential developments, single-family cluster developments,
mobile home parks and developments containing multifamily dwelling
units, single-family semi-detached dwelling units or two-family detached
dwelling units shall be provided with a public or community water
system.
(3)
All subdivisions or land developments providing community water supply shall be required to provide fire protection in accordance with § 27-515(c) of this chapter. All distribution systems for community or public water systems shall be equipped with adequately sized mains and the appurtenances required to provide fire protection.
(4)
All unused or abandoned well sources shall be properly secured
and sealed in accordance with all federal, state and local laws. All
well closure and abandonment plans and procedures shall be subject
to review, approval and inspection by the Township Engineer. Section
27-806 (Appendix F) of this chapter provides the minimum requirements
for well abandonment procedures.
(b)
Public Water Supply.
(1)
Subdivisions and land developments to be served by exiting public
water supplies shall be provided with water distribution facilities
designed in accordance with regulations of the Pennsylvania Department
of Environmental Protection (PA DEP) and the standards and specifications
of the public water supplier.
(2)
The distribution facilities shall be designed to provide fire
protection at a minimum flow rate of 1,000 GPM with a minimum residual
pressure at 20 psi.
(3)
The subdivider or developer shall provide the Board of Supervisors
with a copy of a letter of intent from the public water supplier prior
to preliminary plan approval and with a copy of an approved water
service agreement prior to final plan approval.
(c)
Community water supply.
(1)
Community water systems shall be developed and maintained so
as to meet the established standards and specifications of the Pennsylvania
Department of Environmental Protection, the Environmental Protection
Agency, the Delaware River Basin Commission and/or the Public Utility
Commission (P.U.C.). At a minimum the community water supply system
shall be designed in accordance with the Pennsylvania Department of
Environmental Protection (Division of Water Supplies) Public Water
Supply Manual, latest revision. All community water supply systems
shall be organized in such a manner as to fall within the jurisdiction
of the Pennsylvania Public Water Commission.
(2)
Where a community water supply system is proposed to serve a
subdivision or land development, a feasible water supply and distribution
system shall be proposed before preliminary approval of the subdivision
or land development. Detailed plans specifications, supply and demand
shall be submitted to and be approved by the Township Engineer before
final approval. A permit for the system must be granted by the PA
DEP and any other governing body having jurisdiction over the work
before final approval.
(3)
The water supply shall be drawn from an adequate and reliable
source which can supply, in combination with storage facilities, the
water demands of the proposed service area, at all times. The water
source, in combination with storage facilities, shall be capable of
meeting fire flow demand established within this section as well as
average or peak daily consumption, except that in systems not required
to provide fire flow the storage facilities shall be sized in accordance
with standards of this section.
(4)
The water source shall be capable of supplying 150% of the average
daily demand based on 80 gallons per day per person (GPCD) and/or
300 GPD per dwelling unit, for the design population of the development
or the service area. Testing procedures to determine the reliable
capacity of the water source are set forth in this section.
(5)
Water service to non-residential developments shall demonstrate
adequacy to meet projected demand from the specific project.
(6)
The quality of the source shall conform to the water quality
requirements of the PA DEP, Division of Water Supplies as set forth
in their Public Water Supply Manual. Treatment of the water supply
shall be done in accordance with requirements set forth in the Public
Water Supply Manual.
(7)
All utilities shall have a standby pump or pumps adequate to
insure that the system can operate normally with the largest pump
out of service. In addition, the following storage and equipment requirements
shall be met by community water supply systems according to the size
of the system.
(i)
Small utilities servicing less than 50 customers shall have
sufficient storage facilities to supply an average daily demand for
a seventy-two hour time period or 60,000 gallons, whichever is higher,
with the source cut off. Fire hydrants shall be provided for fire
service if required by the Township. The hydrants shall be connected
or stored as may be required by the Township.
(ii)
Utilities serving greater than 50 but less and 100 customers
shall maintain a minimum distribution storage capability of 150% of
the average daily demand for a seventy-two-hour period or 120,000
gallons, whichever is higher. Fire hydrants shall be provided for
fire service.
(iii)
Utilities servicing 100 customers and over shall
provide elevated storage facilities of sufficient capacity to meet
National Insurance Services Office (NISO) recommendations for fire
protection plus the one day peak demand or 120,000 gallons, whichever
is higher, shall provide pressurized fire hydrants, and shall meet
design standards of the American Water Works Association.
|
The NISO minimum requirements for "Needed Fire Flow" as follows:
|
|
For one and two family dwellings not exceeding two stories in
height, the following Needed Fire Flows shall be used:
|
|
Distance Between Buildings
|
Needed Fire Flow
|
at Duration
|
Residual Pressure Rated Cap.
|
|---|---|---|---|
|
Over 100 feet
|
500 gpm
|
2 hr.
|
20 psi
|
|
31 feet to 100 feet
|
750 gpm
|
2 hr.
|
20 psi
|
|
11 feet to 30 feet
|
1,000 gpm
|
2 hr.
|
20 psi
|
|
10 feet or less
|
1,500 gpm
|
2 hr.
|
20 psi
|
|
Other habitational buildings, up to 3,500 gpm maximum depending
on land use type.
|
(8)
Pipe selected for distribution systems shall have been manufactured
in conformance with the latest standard specifications issued by the
American Water Works Association. The acceptable material(s) for water
main use shall include ductile iron pipe (cement lined).
(9)
Water distribution mains shall be a minimum of eight inches
inside diameter laid out in a well-gridded system. Whenever fire protection
capability is provided, main sizes shall be adequate so the system
can meet the water quantity and pressure standards within this section.
Supply mains not adequate for fire-fighting shall not be connected
to fire hydrants and can only be considered for use as special water
service lines.
(10)
A minimum static pressure during peak hourly flow of 50 pounds
per square inch is desirable, but the minimum static pressure during
peak hourly flow shall not be less than 30 pounds per square inch.
Normal pressure variations in the system shall range between 30 to
70 psi. A minimum of 20 pounds per square inch should exist at any
point in the system during periods of fire flow.
(11)
The minimum standards for customer connections are established
below:
(i)
All service connections from the main to a single dwelling unit
shall be a minimum of 3/4 inch ID. The diameter of service connections
to multiple units shall meet the approval of the Township Engineer.
(ii)
Customer service connections shall be one of the
approved materials for mains or type "K" copper.
(iii)
A corporation stop and curb stop shall be furnished
for each customer service connection.
(iv)
A cross connection is any physical connection,
direct or indirect, which provides a potential opportunity for non-potable
water to enter a conduit, pipe or receptacle containing potable water.
Such cross connections are prohibited.
(12)
No water main shall be approved unless subjected to the following
test:
All joints in the pipe lines shall remain uncovered until the
pipe has been subjected to pressure tests of 50 pounds in excess of
the operating pressure at the lowest point of elevation of the system.
All pipe shall be tested for a minimum of two hours with a pressure
drop not exceeding two pounds per square inch.
(13)
Storage for finished water shall be provided as an integral
part of each water supply system. Standards set forth in this chapter
and the Public Water Supply Manual shall be used in designing water
storage systems. Equipment selected shall have been manufactured in
conformance with the latest standards and specifications issued by
the American Water Works Association.
(14)
Pumping stations within community water systems shall comply
with standards and specifications set forth in this chapter and the
PA DEP Public Water Supply Manual.
(15)
Well construction shall take place according to the standards
set forth in the PA DEP Public Water Supply Manual. There shall be
a minimum of two well sources, one to act as a back-up should one
source fail or be taken out of service.
(16)
The community water system well source shall be centrally located
within an open space water protection zone a minimum of one acre in
size. No structures other than water system pumping stations, standpipes,
etc., shall be located within the protected zone. No on-lot sewage
disposal system shall be constructed within 400 feet of the water
source well.
(17)
A dynamic recovery rate and draw-down test shall be conducted
to determine the capacity and safe daily yield of the well source.
The test procedures shall be conducted in conformance with PA DEP
Water Supply Manual and the following:
(i)
A water pump, capable of variable output, having sufficient
capacity to exceed the Dynamic Recovery Rate of the water source,
shall be employed for said test. It is recommended that the capacity
of the source pump be such that draw-down to within 20 feet of the
source pump be achieved in a maximum of three hours.
(ii)
A suitable calibrated water meter capable of measuring
the water output shall be connected to the water source pump outlet.
(iii)
The exact location of the water source pump with
respect to the bottom of the well shall be recorded and maintained
constant for the duration of the test.
(iv)
The water source pump shall be operated at maximum
capacity and output for the first six hours of the test or until the
water level in the source well reaches a point 20 feet above the water
source pump. The elapsed time and rate of pumping shall be recorded
at 60 minute intervals on a log data sheet.
(v)
Draw-down of the source well in feet shall be recorded at 60
minute intervals as well as the water draw-down of any required peripheral
test hole wells* on the log data form.
(vi)
Reduce the maximum rate of pumping by 10 gallons
per minute (GPM) and continue pumping for the next two hours of test
or until the water level reaches a point 20 feet above the water source
pump. The elapsed time, rate of pumping and draw-down of the source
well and, where required, the peripheral test hole wells* shall be
recorded on the log data forms at 60 minute intervals.
(vii)
Continue the above procedure using the two hour
time periods or the criteria of water level above the source pump
until the conditions are such that the Dynamic Recovery Rate of the
water source equals the pumping rate (dynamic equilibrium). The increment
of GPM reduction may be increased where on site pumping data warrants
such action. Note: as the Dynamic Recovery Rate is approached, the
increment of GPM reduction will need to be reduced from 10 GPM to
eight GPM to five GPM to n GPM to zero GPM. At this point, no detectable
change in draw-down will occur. If any change in draw-down is detected,
either plus or minus, dynamic equilibrium has not been achieved.
(viii)
When said Dynamic Recovery Rate is reached,
record elapsed time, pumping rate and draw-down on log data sheet
and continue pumping at this rate for the remainder of the minimum
forty-eight hour test time or a minimum of 24 hours, whichever is
the greater time. Elapsed time, pumping rate and draw-down of the
source well, and where required, the peripheral test wells*, shall
be recorded hourly.
(ix)
Measurements of static water level recovery shall
be made on the source well and peripheral test hole wells*, where
required. Measurements shall be taken hourly and the data recorded
for a minimum time period of 24 hours upon cessation of the dynamic
recovery rate test.
(x)
Calculations of specific capacity and safe daily yield of the
source well shall be submitted to the Township Engineer and the PA
DEP by the registered professional engineer employed by the utility
or developer for review and analysis.
|
* Peripheral test hole wells, if existing wells are not available
in the vicinity, may be required in order to determine the area of
influence of the source well and the capacity of the source well aquifer.
Peripheral test hole wells will generally be required in geological
areas with slate and shale formations where existing wells are not
available. The test hole wells shall have a minimum diameter of six
inches and shall be situated 100 feet from the source well, equally
distributed along the periphery.
|
(18)
Where a community water system is to be installed within a proposed
subdivision or land development, the improvement procedures and requirements
set forth within this chapter shall be followed. Improvements agreements,
guarantees, inspections and guarantee releases shall include consideration
of the community water company in carrying out the procedures and
requirements of this chapter.
(19)
Final specifications for the design and installation of the
centralized water system shall be included as part of the improvements
agreement between the developer and the Township. Final approval of
the subdivision or land development plan shall not take place until
such specifications are finalized within the improvements agreement
and until the necessary improvements and maintenance guarantees are
posted. Engineering review of the specifications for the water system
by the Township Engineer shall take place before signing of the improvements
agreement and before approval of the final development plan.
(20)
A community water supply system may be permitted on a temporary
basis for developments which are to be permanently serviced by a public
water supply system. All agreements between the developer and the
public water supply company for the temporary to permanent water supply
inter-connection should be submitted to the Township for review. All
such agreements and required escrows must be consummated prior to
municipal approval.
(21)
The design standards, specifications and time frame shall be
subject to the approval of the Township and the public water supply
company.
(d)
On-Lot Water Supply.
(1)
When no public water supply is either available or accessible,
adequate water supply shall be furnished by the landowner on an individual
lot basis.
(2)
Each lot to be served by individual on-lot water supply shall
be of a size and shape to permit the safe location for each well.
All proposed wells shall not be located within 100 feet from any on-lot
sewage disposal system and within 50 feet from any watercourse or
surface waters. Where feasible, proposed wells shall not be located
down gradient from any on-lot sewage disposal system.
(3)
The applicant shall provide at least one test well for each
five proposed dwelling units. The yield of each test well shall be
no less than eight gallons per minute. A sample shall be obtained
from each test well and tested to ensure that the well is free of
bacteriological contaminants. The Planning Commission shall be provided
with documents from a licensed well driller verifying the yield of
each test well and from a state certified laboratory verifying that
the sample(s) is/are potable.
(4)
The applicant may be required to submit a study prepared by
a professional hydrogeologist certifying that the proposed individual
wells will be able to supply each lot with a dependable water supply
and that the proposed wells will not adversely affect the groundwater
table or exiting wells near the project site. The study shall examine
the possibility of contamination to the proposed wells due to existing
environmental factors, such as landfills, underground fuel tanks and
septic tanks.
(e)
Fire hydrants.
(1)
All subdivisions and land developments that are to be served
by a public or community water supply system shall provide fire hydrants.
(2)
Fire hydrants shall be located no further than 600 feet apart,
as measured along the center line of each road. All residential dwelling
units and non-residential principal buildings shall be located no
farther than 400 feet from an active fire hydrant.
(3)
Fire hydrants shall be located in a manner to provide complete
accessibility and so that possibility of damage from vehicles or injury
to pedestrians will be minimized. When placed behind the curb, the
barrel of the fire hydrant shall be set so that no portion of the
pumper or hose nozzle cap will be less than 24 inches from the curb
line.
(4)
The type and location of all required fire hydrants are subject
to the review and approval of the Township, the public water supply
company and the regional fire company.
(5)
The water pressure for each fire hydrant shall be consistent
with the standards and specifications established within this section.
[Ord. No. 135, 11/18/1992;
as amended by Ord. No. 165, 4/26/1999]
(a)
All other utility lines, including but not limited to electric, natural
gas, street light supply, cable television and telephone, shall be
placed underground.
(b)
Installation of all utilities shall be in strict accordance with
the engineering standards and specifications of the municipal authority
or public utility company.
(c)
Where such underground utilities lie under a proposed cartway, they
shall be put in place, connected and approved before the streets are
constructed and before any person is permitted to occupy any building
to be served by such utilities.
(d)
The applicant shall be responsible for contacting all applicable
utilities and accurately determining the locations and depth of all
underground utilities within the tract proposed for subdivision or
land development, prior to excavation. A complete list of the applicable
utility companies and their phone numbers shall appear on the preliminary
and final plans.
(e)
In the event an existing street is excavated for repair and/or improvement to storm water management facilities, sanitary sewer facilities, water supply facilities or any utility, the existing road shall be properly restored in accordance with the requirements specified under the Township Street Cut Ordinance (No. 93-136), as amended (see Chapter 26 of the Township Code of Ordinances). These requirements include, but are not limited to, standard specifications for trenching, backfilling, compacting and paving restoration.
If the Township determines that the Township Street Cut Ordinance (No. 93-136), as amended (see Chapter 26 of the Township Code of Ordinances) does not apply, the Township Engineer shall require a restoration measure as specified under Township Ordinance 94-143, as amended (see Chapter 23 of the Township Code of Ordinances). If required by the Township, an escrow shall be established for the cost of the improvements and/or inspection fees.
[Ord. No. 135, 11/18/1992;
as amended by Ord. No. 217, 9/6/2005;
and by Ord. No. 235, 4/17/2007]
(a)
Intent; exemptions.
(1)
Article 1, Section 27, of the Constitution of the Commonwealth
of Pennsylvania states that the people of the commonwealth have a
right to clean air, pure water and to the preservation of the natural,
scenic, historic and aesthetic values of the environment. It is the
intent of these landscape planting regulations to protect this right
by conserving existing vegetation and/or requiring new plant material
in critical areas of land developments and subdivisions.
(2)
Specifically, it is the intent of these landscape planting regulations
to conserve existing healthy plant communities, such as woodlands,
and to require new landscape plantings in critical areas of developments
in order to:
(i)
Reduce soil erosion and protect surface water quality by minimizing
stripping of existing woodlands or tree masses.
(ii)
Reduce stormwater runoff velocity and volume by providing planting
areas where stormwater can infiltrate.
(iii)
Improve air quality by conserving existing or
creating new plantings which produce oxygen and remove carbon dioxide
from the atmosphere.
(iv)
Provide animal habitat.
(v)
Provide windbreaks, shade and the other microclimate benefits
of trees and landscape plantings.
(vi)
Conserve historically, culturally or environmentally important
landscapes, such as, but not limited to, wooded hillsides, scenic
views or aesthetic natural areas, and historic stone fences.
(vii)
Preserve and enhance property values through
the implementation of good landscape architectural standards and minimize
conflicting land uses.
(viii)
Provide planted buffers between land developments
and subdivisions which act to visually integrate a development into
the existing landscape.
(ix)
Provide planted and architectural visual screens around visually
obtrusive site elements within land developments and subdivisions.
(x)
Enhance the aesthetic appearance of the community and provide
privacy and beauty.
(xi)
Improve traffic flow in parking lots by requiring planted parking
islands and medians to separate traffic.
(xii)
Conserve energy by moderating solar radiation
and providing shade.
(xiii)
Improve the environment for pedestrians along
streets, parking lots and other pedestrian areas.
(xiv)
Aesthetically improve stormwater management facilities,
such as detention basins, without impairing function.
(3)
It is the intent of these regulations to protect the health,
safety and welfare of the community by requiring planting plans for
land developments and subdivisions.
(b)
Landscaping Plan. A landscaping plan for the proposed subdivision
or land development is required. For residential proposals with more
than 10 units and nonresidential proposals, the landscaping plan shall
consist of a separate plan sheet(s). For residential proposals of
10 units or less, the landscaping plan may be included on the grading/utility
plan. Landscaping plans shall contain the following:
(1)
Plan scale, date, and North arrow.
(2)
Location of all existing and proposed buildings and structures.
(3)
Location of all existing and proposed roads, parking areas,
service areas and other paved areas.
(4)
Location of all outside storage and trash receptacle areas.
(5)
Sidewalks, berms, fences, walls, freestanding signs and site
lighting.
(6)
Existing and proposed underground and aboveground utilities,
such as site lighting, transformers, hydrants, manholes, valve boxes,
etc. (Reference may be made to other submission drawings).
(7)
All existing and proposed contours at two-foot intervals to
determine the relationship of planting and grading. Areas with steep
slopes as defined in the Zoning Ordinance shall be highlighted on
the plan.
(8)
The location of existing mature trees, woodland and tree masses
to remain and demarcated as such.
(9)
The location of existing mature trees, woodland and tree masses
to be removed and demarcated as such.
(10)
The location of all proposed landscaping, including required
street trees, stormwater basin landscaping, parking lot landscaping,
property line buffer screens and site element screens.
(11)
The location of floodplains, wetlands and other natural features
that may affect the location of proposed streets, buildings and landscape
plantings.
(12)
A planting schedule listing the scientific and common name,
size, quantity and root condition of all proposed plant material.
(13)
A schedule showing all landscape requirements and plantings
proposed for each category.
(14)
Planting details, including the method of protecting existing
vegetation and landscape planting methods.
(15)
For residential developments with 50 or more dwelling units
and non-residential developments in which the cumulative gross floor
area exceeds 40,000 square feet, the landscaping plan must be prepared
and certified by a professional landscape architect.
(c)
Preservation and protection of existing vegetation.
(1)
Preservation of Existing Vegetation. Each mature tree or tree
mass on the site to be developed or subdivided shall be designated
"TO REMAIN" or "TO BE REMOVED" in accordance with the following criteria:
(i)
Subdivisions and land developments shall be laid out in such
a manner as to minimize the removal of healthy trees and shrubs on
the site. Special consideration shall be given to major specimen trees.
(ii)
It shall be the responsibility of the applicant to prove that
vegetation removal is minimized. If required by the township, the
applicant shall produce written documents or plans certified by a
registered landscape architect or other qualified professional demonstrating
that no alternative layouts are possible and that no alternative clearing
or grading plan would reduce the loss of mature trees, tree masses
and woodlands.
(iii)
A mature tree or tree mass shall be considered
"TO REMAIN" only if it meets all of the following criteria:
a)
The outermost branches of the tree(s) are at least
10 feet from any proposed buildings, structures, paving, parking or
utilities (overhead or underground).
b)
The outermost branches of the tree(s) are at least
10 feet from any proposed changes in grade or drainage, such as excavations,
mounding or impoundments.
c)
The tree(s) are clear of any proposed sight triangles
and do not, by their location or apparent health, pose any undue threat
to the health, safety and welfare of the community.
(2)
For each tree to be preserved, a tree protection zone shall
extend a distance from the tree trunk equal to 12 times the trunk
diameter. Thus, a twenty inch DBH tree would have a circular tree
protection zone 20 feet in radius. Within the tree protection zone,
no disturbance, material stockpiling, foot or vehicle traffic shall
be permitted. Prior to the start of construction, the tree protection
zone shall be delineated around the trees to be preserved with orange
construction fencing or other fencing deemed suitable by the Township.
(3)
Hydrology. Alteration of existing drainage patterns and water
supply for the protected vegetation shall be minimized.
(d)
Parking Lot Landscaping.
(1)
Parking lots shall be effectively landscaped with trees and
shrubs to reduce the visual impact of glare, headlights, parking lot
lights; to delineate driving lanes and define rows of parking; to
provide shade in order to reduce the amount of reflected heat; and
to improve the aesthetics of parking lots. Parking lot landscaping
shall not create sight distance constraints which cause unsafe conditions.
(2)
All parking lots with 10 or more parking stalls shall be landscaped
according to the following regulations:
(i)
Off-street parking areas shall be separated from external streets
by a 20 feet wide curbed planting strip.
(ii)
The ends of all parking rows shall be divided from driving lanes
by planting islands.
(iii)
In residential developments, parking lots shall
be divided by planting strips into smaller parking areas of no more
than 20 stalls.
(iv)
In nonresidential developments, parking lots shall be divided
by planting strips into smaller parking areas of no more than 60 stalls.
There shall be no more than two consecutive rows of parking spaces,
regardless of the number of spaces in the row, without the installation
of a planting strip as herein defined.
(v)
Planting islands shall be a minimum of nine feet by 18 feet
in area, underlain by soil (not base course material); mounded at
no more than a four to one slope, nor less than a twelve to one slope,
and shall be protected by curbing. Each planting island shall contain
one shade tree plus shrubs and/or ground cover (i.e., mulch, decorative
stone or similar material) to cover the entire area.
(vi)
All planting strips shall be a minimum of eight feet wide. Strips
shall run the length of the parking row, underlain by soil, mounded
at no more than four to one slope, nor less than a twelve to one slope,
and shall be protected by curbs. Planting strips shall contain plantings
of street-type shade trees at intervals of 30 feet to 40 feet plus
shrubs and/or ground cover (i.e., mulch, decorative stone or similar
material) to cover the entire area at maturity.
(vii)
The placement of light standards shall be coordinated
with the landscape plan to avoid a conflict with the effectiveness
of light fixtures.
(e)
Street trees.
(1)
Street trees shall be required:
(i)
Along all existing streets when they abut or lie within the
proposed subdivision or land development.
(ii)
Along all proposed streets.
(iii)
Along access driveways that serve three or more
residential dwelling units.
(iv)
Along access driveways that serve nonresidential properties.
(v)
Along major walkways through parking lots and between nonresidential
buildings as recommended by the Township Planning Commission.
(2)
Where streets or roads are within wooded areas, existing healthy
trees shall be retained in lieu of street trees.
(3)
Street trees shall be located between the ultimate right-of-way
line and the building setback line and shall meet the following standards:
(i)
Trees shall be planted a minimum distance of six feet and a
maximum distance of 15 feet outside the ultimate right-of-way line.
The Board of Supervisors, however, may permit trees to be planted
within the ultimate right-of-way under the following circumstances:
(ii)
In nonresidential developments, trees shall be located within
a planting bed within the front yard setback, at least 10 feet in
width, planted in grass or ground cover.
(iii)
Trees shall be located so as not to interfere
with the installation and maintenance of sidewalks and utilities.
Trees shall be planted a minimum distance of six feet from curbs and
sidewalks, 15 feet from overhead utilities and six feet from underground
utilities.
(iv)
Trees shall be planted at a ratio of at least one tree per 30
linear feet of frontage or fraction thereof. Trees shall be distributed
along the entire frontage of the property although they need not be
evenly spaced.
(f)
Stormwater Basins and Associated Facilities. Landscaping shall be
required in and around all stormwater management basins as follows:
(1)
All areas of stormwater management basins, including basin floors,
side slopes, berms, impoundment structures or other earth structures,
shall be planted with cover vegetation, such as lawn grass or naturalized
plantings specifically suited for stormwater basins. (See the Plant
Material List, for recommended plants for stormwater basins.)
(i)
Lawn grass areas shall be sodded or hydroseeded to minimize
erosion during the establishment period and, once established, these
areas shall be maintained at a height of not more than six inches.
(ii)
Naturalized cover plantings, such as wildflowers, meadows and
nonaggressive grasses specifically designed for the permanently wet,
intermittently wet and usually dry areas of stormwater basins may
be planted as an alternative to lawn grass, provided that:
(iii)
Trees and shrubs shall be allowed in and around
stormwater basins, provided that they do not interfere with the proper
function of the basin and no trees are planted on or within 30 feet
of an impoundment structure or dam.
(2)
Basin shape shall incorporate curvilinear features to blend
with the surrounding topography.
(g)
Buffer screens.
(1)
A "buffer screen" is hereby defined as a landscaped barrier
of sufficient height and density as to enhance new development with
its surroundings, minimize or eliminate certain views within property
lines and to separate conflicting land uses. Buffer screen shall also
mean "Buffer Yard" as used in the Amity Township Zoning Ordinance.
(2)
Subdivisions and land developments shall be landscaped with
property line buffer screens in accordance with Table 1.
(3)
Property line buffer requirements:
(i)
Property line buffer screens shall be required for and continually
maintained by the landowner in the following types of development.
(ii)
An on-site investigation by the applicant shall determine the
adjacent land uses along each property boundary. In the case of vacant
or undeveloped land, the existing zoned uses shall be used. The existing
or zoned uses shall be noted on the plan. In the case of several permitted
uses on a site, the most restrictive requirements shall apply.
(iii)
Upon installation, a buffer screen shall be not
less than five feet tall.
(iv)
Buffer screens shall have a minimum depth of 10 feet, unless
otherwise indicated in the Amity Township Zoning Ordinance. No plant
trunk shall be closer than 10 feet to any property line (except for
Buffer Screen Type 2).
(v)
No buffer screen shall be permitted where it may impose a threat
to the public safety by obstructing the view of motorists to oncoming
traffic or pedestrians.
(vi)
Buffer screens shall be maintained as long as the use or uses
on the screened lot is/are in operation. Any plant material which
does not survive shall be replaced within six months.
(viii)
High-intensity buffer screens. The following
types of buffer screens shall be used for property lines requiring
high-intensity buffer screens:
a)
Buffer Screen Type No. 1: Double row of evergreen
trees. A double row of evergreen trees shall provide a continuous
screen at a minimum height of 12 feet at maturity. The two rows of
evergreen trees shall be placed eight feet on center. The second row
shall be eight feet from the first with an offset of four feet. Minimum
height at planting shall be five feet. Trees species are to be selected
from the Plant Material List, evergreen trees section of this chapter.
b)
Buffer Screen Type No. 2: Opaque fence with ornamental
trees and shrubs. A continuous six feet opaque fence with additional
planting at the minimum rate of three shrubs and two ornamental trees
or large shrubs for each 10 linear feet of proposed fence arranged
formally or informally between the fence and the adjoining property
line. Buffer Screen Type No. 2 plant species are to be selected from
the Plant Material List, evergreen shrubs, large deciduous shrubs
and ornamental trees sections of this chapter.
c)
Buffer Screen Type No. 3: Evergreen hedge. An evergreen
hedge of chamaecyparis, minimum height at planting of five feet plants,
three feet on center maximum.
(ix)
Existing healthy trees, shrubs or woodland may be substituted
for part or all of the required material at the discretion of the
Board of Supervisors. The minimum quantities and/or visual effect
of the existing vegetation shall be equal to or exceed that of the
buffer screen.
|
Table 1 - Buffer Screens
| |||||||||
|---|---|---|---|---|---|---|---|---|---|
|
Existing Use/Zoning Districts
| |||||||||
|
Proposed Use
|
LDR
|
MDR
|
RC
|
MHP
|
HC
|
SSC
|
LI
|
AGR
|
REC
|
|
LDR
|
L
|
L
|
L
|
H
|
H
|
H
|
H
|
L
|
L
|
|
MDR
|
L
|
L
|
H
|
H
|
H
|
H
|
H
|
H
|
H
|
|
RC
|
L
|
H
|
L
|
H
|
H
|
H
|
H
|
L
|
L
|
|
MHP
|
H
|
H
|
H
|
L
|
H
|
H
|
H
|
H
|
H
|
|
HC
|
H
|
H
|
H
|
H
|
L
|
L
|
L
|
H
|
H
|
|
SSC
|
H
|
H
|
H
|
H
|
L
|
L
|
L
|
H
|
H
|
|
LI
|
H
|
H
|
H
|
H
|
L
|
L
|
L
|
L
|
H
|
|
AGR
|
L
|
H
|
L
|
H
|
H
|
H
|
L
|
L
|
L
|
|
REC
|
L
|
H
|
L
|
H
|
H
|
H
|
H
|
L
|
L
|
|
CLUSTER (in any Zone)
|
H
|
H
|
H
|
H
|
H
|
H
|
H
|
H
|
H
|
|
Notes:
| ||
|
L
|
=
|
Low Intensity Buffer
|
|
H
|
=
|
High Intensity Buffer
|
|
See text of § 27-517(g) of this chapter for description of buffer screens.
|
(h)
Site Element Screens.
(1)
A site element screen shall be required and continually maintained
by the landowner in all proposed land developments around the following
site elements:
(2)
The existing or zoned used shall be noted on the plan. In the
case of several permitted uses on a site, the most restrictive requirements
shall apply.
(3)
The type of site element screen required shall be determined
by the site element and the adjacent existing land use according to
Table 2.
(4)
Screen Location. The site element screen shall be placed between
the site element and the property line and shall be designed to block
views to the maximum extent possible. The screen shall be located
as close as possible to the site element and shall surround the element
without impeding function or encroaching on sight triangles.
(5)
Screen types and criteria: The following types of screens shall
be used where specified in Table 2.
(i)
Site Element Screen Type No. 1: Double row of evergreen trees.
A double row of evergreen trees shall be placed eight feet on center
and offset eight feet to provide a continuous screen at a minimum
height of 12 feet at maturity.
(ii)
Site Element Screen Type No. 2: Opaque fence with ornamental
trees and shrubs. A six feet opaque fence surrounding the site element
on at least three sides, with additional plantings at a minimum of
three shrubs and two ornamental trees or large shrubs for each 10
linear feet of proposed fence arranged formally and informally between
the fence and the adjoining property line.
(iii)
Site Element Screen Type No. 3: Architectural
extension of the building. An eight feet minimum height architectural
extension of the building (such as a wing wall) shall enclose service
or loading docks. The building materials and style of the extension
shall be consistent with the main building.
(iv)
Site Element Screen Type No. 4: Evergreen hedge. An evergreen
hedge of chamaecyparis, minimum height at planting of five feet plants,
three feet on center maximum.
(6)
Existing healthy trees, shrubs or woodland may be substituted
for part or all of the required material at the discretion of the
Board of Supervisors. The minimum quantities and/or visual effect
of the existing vegetation shall be equal to or exceed that of the
site element screen.
|
Table 2 - Site Element Screens
| |||
|---|---|---|---|
|
Proposed Site Element
|
Nonresidential
|
Residential
|
All Roads
|
|
Dumpster, trash or recycling area
|
2 or 4
|
2 or 4
|
2 or 4
|
|
Service loading docks
|
1 or 3
|
1 or 3
|
1 or 3
|
|
Sewage/water treatment plants, pump stations, cellular towers,
power generating stations
|
1
|
2
|
4
|
|
Notes:
| ||
|
1
|
=
|
Site Element Screen Type No. 1
|
|
2
|
=
|
Site Element Screen Type No. 2
|
|
3
|
=
|
Site Element Screen Type No. 3
|
|
4
|
=
|
Site Element Screen Type No. 4
|
|
See text of § 27-517(h) of this chapter for description of site element screens.
|
(i)
Plant Materials Specifications and Maintenance. The following
standards shall apply to all plant materials or transplanted trees
as required under this section:
(7)
Plant Specifications.
(i)
All plants shall meet the minimum standards for health, form
and root conditions as outlined in the American Association of Nurserymen
(AAN) Standards.
(ii)
All plant material shall be hardy and within the USDA Hardiness
Zone 5 and 6 applicable to Berks County, Pennsylvania.
(iii)
Canopy trees, sometimes called shade trees, shall
reach a minimum height and spread of 30 feet at maturity as determined
by the AAN Standards and shall be deciduous. New trees shall have
a minimum caliper of 2 1/2 inches at planting.
(iv)
Ornamental trees or large shrubs shall reach a typical minimum
height of 15 feet at maturity based on AAN Standards. Trees and shrubs
may be deciduous or evergreen and shall have a distinctive ornamental
character, such as showy flowers, fruit, habit, foliage or bark. New
ornamental trees shall have a minimum height of six feet or 1 1/2
inch caliper. New large shrubs shall have a minimum height of 2 1/2
feet to three feet at time of planting.
(v)
Evergreen trees shall reach a typical minimum height of 20 feet
at maturity based on AAN Standards for that species and shall remain
evergreen throughout the year. New evergreens shall have a minimum
height at planting of five feet.
(8)
Maintenance.
(i)
Required plant material shall be maintained for the life of
the development to achieve the required visual effect of the buffer
or screen. It shall be the ultimate responsibility of successive property
owners to ensure that the required plantings are properly maintained.
Dead or diseased plant material shall be removed or treated promptly
by the property owner and replaced as soon as possible, but no later
than the next growing season.
(ii)
Safety. All sight triangles shall remain open and clear, and
any plant material that could endanger safety, such as unstable limbs,
shall be removed and the plant material replaced, if necessary. It
shall be the responsibility of the property owner to maintain all
plantings and architectural elements to ensure a safe environment.
(iii)
Maintenance guidelines for the plantings are
encouraged to be published by the planting plan designed to be used
by grounds maintenance personnel to ensure that the design's
buffering and screening concepts are continued.
(iv)
All subdivision and land development record plans shall contain
the following note: "The developer is responsible for the plantings
of trees, plants, shrubbery, buffer screens and site element screens
as shown on said plan and for the re-planting of any such trees, plants
and shrubbery should such planting die or become diseased for a period
of 18 months from the date of planting. During said eighteen-month
period, the developer shall be responsible for the maintenance of
all trees, plants, shrubbery, buffer screens and site element screens
shown on said plan. The lot owner shall allow and grant an easement
to the developer to enter the lot owner's yard for maintenance
and inspection of plantings and for the replacement of plantings to
comport with the approved landscape plan. Maintenance of all trees,
plants, shrubbery, buffer screens and site element screens shown on
said plan shall become the responsibility of each lot owner after
the period of 18 months from the date of planting has passed."
(i)
Plant Material List. Unless specifically stipulated within this chapter, the following is an approved list of selected trees, hedges and/or shrubs which may be utilized to meet the standards and specifications of § 27-517. Species selection shall be based upon existing physical and natural conditions of the site.
(1)
Shade or Canopy Trees: suitable for street trees or parking
lots (minimum mature height: 30 feet or more).
|
Scientific Name
|
Common Name
|
|---|---|
|
Acer rubrum
|
Red maple (native)
|
|
Celtis sp.
|
Hackberry (native)
|
|
Cladrastis lutea
|
Yellow wood (native)
|
|
Corylus colurna
|
Turkish filbert
|
|
Fraxinus pennsylvanica lanceolata
|
Marshall's seedless
|
|
cv. marshall's seedless
|
ash (native)
|
|
Gleditsia triacanthos, inermis
|
Thornless Honeylocust
|
|
Koelreuteria paniculata
|
Golden rain tree
|
|
Quercus alba
|
White oak (native)
|
|
Quercus bicolor
|
Swamp white oak (native)
|
|
Quercus borealis
|
North red oak (native)
|
|
Quercus coccinea
|
Scarlet oak (native)
|
|
Quercus imbricaria
|
Shingle oak (native)
|
|
Quercus palustris
|
Pin oak (native)
|
|
Quercus phellos
|
Willow oak (native)
|
|
Quercus prinus
|
Chestnut oak (native)
|
|
Quercus rubra
|
Red oak (native)
|
|
Robinia pseudoacacia
|
Black locust (native)
|
|
Sophora japonica
|
Japanese pagodatree
|
|
Tilia americana
|
American linden (native)
|
|
Tilia cordata
|
Littleleaf linden
|
|
Tilia tomentosa
|
Silver linden
|
|
Ulmus parvifolia
|
Chinese lacebark elm
|
|
Zelkova serrata
|
Japanese zelkova
|
(2)
Shade or Canopy Trees: suitable for low-intensity property line
buffer screens and nonvehicular use areas only (minimum mature height:
30 feet or more).
|
Scientific Name
|
Common Name
|
|---|---|
|
Acer saccharum
|
Sugar maple (native)
|
|
Betula lenta
|
Sweet birch (native)
|
|
Betula nigra
|
River birch (native)
|
|
Carya ovata
|
Shagbark hickory (native)
|
|
Carya sp.
|
Hickory (native)
|
|
Fagus grandifolia
|
American beech (native)
|
|
Fraxinus americana
|
White ash (native)
|
|
Liriodendron tulipifera
|
Tuliptree (native)
|
|
Metasequoia glyptostroboides
|
Dawn redwood
|
|
Ostrya virginiana
|
Hop-hornbeam (native)
|
|
Phellodendron amurense
|
Amur corktree
|
|
Prunus virginiana
|
Chokecherry (native)
|
|
Quercus alba
|
White oak (native)
|
|
Quercus coccinea
|
Scarlet oak (native)
|
|
Quercus palustris
|
Pin oak (native)
|
|
Quercus vellutina
|
Black oak (native)
|
|
Sassafras albidum
|
Sassafras (native)
|
(3)
Ornamental Trees: suitable for low-intensity property line buffer
screens (minimum mature height: 15 feet or more).
|
Scientific Name
|
Common Name
|
|---|---|
|
Amelanchier canadensis
|
Serviceberry (native)
|
|
Cercis canadensis
|
Redbud (native)
|
|
Chionanthus virginicus
|
Fringetree (native)
|
|
Cornus kousa
|
Japanese dogwood
|
|
Cornus mas
|
Cornelian cherry
|
|
Crataegus cv. Toba
|
Toba hawthorn
|
|
Crataegus mollis
|
Downy hawthorn
|
|
Crataegus oxycantha
|
English hawthorn
|
|
Crataegus phaenopyrum
|
Washington hawthorn
|
|
Halesia carolinia
|
Silverbells (native)
|
|
Hamamelis virginiana
|
Witch hazel (native)
|
|
Koelreuteria paniculata
|
Golden rain tree
|
|
Laburnum vossi
|
Goldenchain
|
|
Magnolia virginiana
|
Sweetbay magnolia (native)
|
|
Malus sp.
|
Crab apple species (native)
|
|
Oxydendrum arboreum
|
Sourwood (native)
|
|
Prunus sargentii
|
Sargent cherry
|
|
Prunus serrulata cv. kwanzan
|
Kwanzan cherry
|
|
Pyrus calleryana cv. redspire
|
Redspire pear
|
|
Sorbus aucuparia
|
European mountain ash
|
|
Styrax japonica
|
Japanese snowbell
|
|
Syringa amurensis japonica
|
Japanese tree lilac
|
(4)
Evergreen Trees: suitable for high-intensity property line buffer
screens (minimum mature height: 20 feet).
|
Scientific Name
|
Common Name
|
|---|---|
|
Chamaecyparis Sp.
| |
|
Ilex opaca
|
American holly (native)
|
|
Picea abies
|
Norway spruce
|
|
Picea pungens
|
Colorado spruce
|
|
Picea glauca
|
White spruce
|
|
Pinus strobus
|
White pine (native)
|
|
Pseudotsuga menziesee
|
Douglas fir
|
|
Taxus Sp.
|
(5)
Canopy Trees: suitable for stormwater detention basins.
|
Scientific Name
|
Common Name
|
|---|---|
|
Acer rubrum2
|
Red maple (native)
|
|
Acer saccrarinum1
|
Silver maple (native)
|
|
Betula nigra1
|
River birch (native)
|
|
Fraxinus americana1
|
White ash (native)
|
|
Ilex opaca1
|
American holly (native)
|
|
Liquidambar styraciflua2
|
Sweet gum (native)
|
|
Nyssa sylvatica1
|
Black gum (native)
|
|
Quercus phellos1
|
Willow oak (native)
|
|
Quercus bicolor2
|
Swamp white oak (native)
|
|
Quercus palustris1
|
Pin oak (native)
|
|
Taxodium distichum2
|
Bald cypress
|
|
NOTES:
| |
|
1
|
Suitable for usually well-drained areas that may be subject
to occasional flooding.
|
|
2
|
Suitable for permanently wet areas.
|
(6)
Deciduous Evergreen Ornamental Trees: suitable for stormwater
detention basins.
|
Scientific Name
|
Common Name
|
|---|---|
|
Amelanchier canadensis1
|
Shadblow serviceberry (native)
|
|
Carpinus carolinia1
|
Ironwood (native)
|
|
Chionanthus virginicus1
|
Fringetree (native)
|
|
Magnolia virginiana1
|
Sweetbay (native)
|
|
Salix caprea2
|
Willow Sp.
|
|
Salix discolor2
|
Willow Sp. (native)
|
|
NOTES:
| |
|
1
|
Suitable for usually well-drained areas that may be subject
to occasional flooding.
|
|
2
|
Suitable for permanently wet areas.
|
(7)
Deciduous/Evergreen Shrubs: suitable for stormwater detention
basins.
|
Scientific Name
|
Common Name
|
|---|---|
|
Aronia arbutifolia2
|
Red chokeberry (native)
|
|
Calycanthus floridus1
|
Sweetshrub
|
|
Cephalanthus occidentalis2
|
Buttonbush (native)
|
|
Clethra alnifolia2
|
Summersweet (native)
|
|
Cornus amomum2
|
Silky dogwood (native)
|
|
Cornus serica2
|
Red-stem dogwood (native)
|
|
Hamamelis virginiana1
|
Witch hazel (native)
|
|
Ilex glabra2
|
Inkberry (native)
|
|
Ilex verticillata2
|
Winterberry (native)
|
|
Lindera benzoin1
|
Spicebush (native)
|
|
Myrica cerifera1
|
Southern bayberry (native)
|
|
Myrica pennsylvanica2
|
Northern bayberry (native)
|
|
Rhododendron nudiflorum2
|
Pinxterbloom azalea (native)
|
|
Rhododendron viscosum2
|
Swamp azalea (native)
|
|
Sambucus canadensis1
|
Elderberry (native)
|
|
Viburnum dentatum2
|
Arrowwood (native)
|
|
Viburnum acerifolium
|
Maple Leaf Viburnum (native)
|
|
Viburnum lentago1
|
Nannyberry (native)
|
|
Viburnum trilobum1
|
American cranberry (native)
|
|
NOTES:
| |
|
1
|
Suitable for usually well-drained areas that may be subject
to occasional flooding.
|
|
2
|
Suitable for permanently wet areas.
|
(8)
Herbaceous Perennials: suitable for stormwater detention basins.
|
Scientific Name
|
Common Name
|
|---|---|
|
Aster novae angliae1
|
New England aster (native)
|
|
Chrysanthemum lencanthemem1
|
Ox-eye daisy
|
|
Echinacea purpurea1
|
Purple cornflower
|
|
Eupatorium dubium1, 2
|
Joe-pye weed (native)
|
|
Eupatorium fistulosum1, 2
|
Hollow joe-pye weed (native)
|
|
Hibiscus moshentos2
|
Rose mallow (native)
|
|
Iris versicolor2
|
Blue flag (native)
|
|
Lobelia cardinalis1, 2
|
Cardinal flower (native)
|
|
Lobelia siphilitica1, 2
|
Blue lobelia (native)
|
|
Monarda didyma1
|
Bee balm (native)
|
|
Panicum virgatum1, 2
|
Switchgrass (native)
|
|
Pharlaris arundinaceae
|
Canary reed grass (native)
|
|
Rudbeckia sp.1
|
Black-eyed susan (native)
|
|
Scirpus acutus2
|
Hard stem bulrush (native)
|
|
Spartina alternifolia2
|
Cordgrass
|
|
Typha angustifolia2
|
Narrowleaf cattail (native)
|
|
Typha latfolia2
|
Common cattail (native)
|
|
Veronica noveboracensis1, 2
|
New York iron weed (native)
|
|
NOTES:
| |
|
1
|
Suitable for usually well-drained areas that may be subject
to occasional flooding.
|
|
2
|
Suitable for permanently wet areas."
|
[Ord. No. 135, 11/18/1992]
(a)
During the review phase of a subdivision or land development plan,
the Township will consider the adequacy of the existing or proposed
community facilities to serve the proposed development.
(b)
The developer shall give earnest consideration to the desirability
of providing or reserving areas for community facilities normally
required in residential neighborhoods, including educational facilities,
utility services, emergency management facilities and recreational
facilities.
(c)
Areas provided or reserved for community facilities should be adequate
to provide adequate land area for any proposed buildings and off-street
parking. Such areas should be located in an area of the development
which is accessible to the general public.
[Ord. No. 135, 11/18/1992;
as amended by Ord. No. 153, 6/3/1996;
and by Ord. No. 249, 10/1/2008]
(a)
Park and Recreation Purposes. Pursuant to the procedures and requirements
of the Pennsylvania Municipalities Planning Code (Act 247), as amended,
the Board of Supervisors have prepared and enacted a Park and Recreation
Plan. This particular plan has been developed for the following purposes:
(1)
To guide, control and regulate growth and development into the
21st century.
(2)
To examine existing parks, recreational facilities and open
space in light of current and projected demands.
(3)
To establish the future need for parks, open space and recreation
areas and facilities.
(4)
To establish priorities for immediate and long-range acquisition,
development and improvement of parks and recreation facilities.
(5)
To analyze the administration and management of facilities and
services to determine the level of efficiency and recommend improvements.
(6)
To examine funding options in order to acquire, develop, construct
and/or maintain recreation facilities and open space.
(7)
To implement the established goals, objectives and policies
identified within the Township Comprehensive Plan of 1990, as amended.
(b)
General Provisions.
(1)
All applicants, excepting only those seeking approval of a subdivision
which would consist of three or less single-family residential units,
shall, concurrent with the submission of a final plan of subdivision
or land development, offer for dedication a portion of the land being
subdivided or developed, as hereinafter set forth, as public recreation
area.
(2)
Such public recreation area shall provide adequate open space
and recreation land and facilities accessible to such subdivisions
or developments.
(3)
Such recreation area shall not be part of any lot, but it shall
be dedicated to the Township or, in the sole discretion of the Board
of Supervisors, to a public trust or association, which will perpetually
maintain the property for the purposes intended for full access and
use by the general public constituting the residents, constituents
and invitees of the Township, the documentation for which shall be
submitted to and be subject to the approval of the Board of Supervisors
and, in the case of a public trust or association, if authorized in
the sole discretion of the Board of Supervisors, shall provide that
said real estate is to be used and occupied exclusively as park and
recreation area, is not to be the subject of further subdivision or
land development, that the document establishing title to the same
shall contain language that said real estate is not subject to further
subdivision or land development as a condition running with title
to the land and that the public trust or association shall bear all
responsibility for ownership and maintenance of said real estate and
shall maintain the same in a manner open to the general public constituting
the constituents, residents and invitees of the Township.
(4)
All areas dedicated under the provisions of this section shall
be consistent with the specific goals, objectives, plans and recommendations
of the Township Comprehensive Plan and the Township Parks and Recreation
Plan and are to be in accordance with the definite principles and
standards contained in this chapter.
(5)
In lieu of land dedicated for recreation purposes, a fee may
be paid, as hereinafter set forth.
(6)
The amount and location of land to be dedicated or the fees
to be paid shall bear a reasonable relationship to the use of the
park and recreation facilities by future residents, occupants, employees
or visitors to the subdivisions or land developments.
(c)
Standards for Land Dedication.
(1)
Any land dedicated to the Township shall be used only for park,
recreation or open space purposes and shall be available to all residents
of the Township, subject to such regulations and rules as may be recommended
by the Township Parks and Recreation Board and/or adopted by the Board
of Supervisors.
(2)
The land to be dedicated shall have size, dimensions, topography,
access and general character suitable for its proposed recreational
use, as determined by the Board of Supervisors, in conjunction with
the Township Park and Recreation Board and the Township Planning Commission.
Any land not suitable for active or passive recreation shall not be
accepted as dedicated land, this includes areas within storm water
basins that could not be used for recreation.
(3)
Consideration shall be given to preserving natural features,
including rocks and rock outcrops, large trees and tree stands, watercourses,
historic structures and areas, and other community assets that would
enhance the value and aesthetic qualities of the development.
(4)
The land shall be easily and safely accessible from all residential
or occupied areas within the development or the general area to be
served, and it shall have road frontage or, subject to the discretion
of the Board of Supervisors, suitable access, ingress and egress from
a public roadway for maintenance purposes.
(5)
The land shall be contiguous and regular in shape, where possible
and practical.
(6)
The Board of Supervisors may, at its discretion, require that
land to be dedicated be located along a property boundary so that
such land may be combined with dedicated land or other recreation
areas that are or will be adjacent to the land to be dedicated.
(7)
The land shall be located on soils suitable for use and development
as a recreation area.
(8)
No more than 25% of the land shall have a slope in excess of
7%.
(9)
No more than 25% of the land shall be within floodplain, hydric
soil overlay or wetland areas.
(10)
The land shall be easily accessible to all necessary utilities.
(11)
The land shall be designed and developed for its intended park
or recreation use in accordance with the recommendations for such
as contained in the National Recreation and Park Association's
Recreation Park and Open Space Standards and Guidelines, 1983, as
amended.
(12)
A minimum of 0.038 acre of land shall be offered for dedication
for each residential lot, dwelling unit or combination thereof, excluding
only those subdivisions comprised of three or fewer tracts or parcels
of real estate for single-family detached residential development
and which have not been the subject of prior subdivisions or land
development submissions consisting in total of three or fewer tracts
or parcels of real estate; a minimum of 0.006 acre of land shall be
offered for dedication for each 1,000 square feet of building, structure
or improvement proposed for any nonresidential land development plan;
or a minimum of a 0.001 acre of land shall be offered for dedication
for each 1,000 square feet of building, structure or improvement proposed
for any agricultural land development plan.
[Amended by Ord. No. 298, 1/17/2017]
(13)
No contiguous area of land shall be considered for dedication
if it is less than 0.5 acre, and in no event shall the area proposed
for dedication be less than 50 feet in width; and the Board of Supervisors
shall have the discretion not to approve or accept any area of land
if it determines that the contiguous area of the same is insufficient
to adequately serve as or provide park and recreation area.
(14)
When land is dedicated, acceptance by the Township shall be
by means of a signed resolution and a signed deed of dedication executed
by the property owner, to which a property description of the dedicated
area shall be attached. Subject to the submission of documentation
to the Board of Supervisors for its approval, a fee simple warranty
deed conveying the property shall be delivered to the Township with
title free and clear of all liens, encumbrances and conditions, other
than public utility easements.
(d)
Standards for Fees in Lieu of Land Dedication.
(1)
Subject to the discretion of the Board of Supervisors, payment
of a fee in lieu of land dedication shall be required (i) where land
dedication would result in open space or recreation areas too small
to be usable, (ii) if the Township Comprehensive Plan or the Township
Parks and Recreation Plan recommends recreation land be provided elsewhere,
or (iii) if a suitable site for recreation cannot be located within
the development.
(2)
The applicant shall tender to the Township prior to or concurrent
with final plan approval a fee in lieu of dedication, calculated in
an amount as set forth in a resolution adopted by the Board of Supervisors,
as amended from time to time, specifically identifying this section
of this chapter, or in proportionate rate for any portion thereof,
as hereinbefore required to be dedicated with regard to each such
subdivision or land development.
[Amended by Ord. No. 298, 1/17/2017]
(3)
All fees paid in lieu of land dedication shall be used only
for (i) the acquisition of land for parks, recreation areas and facilities,
and open space, (ii) the construction of improvements on such land,
and (iii) costs incidental to such purposes, including but not limited
to planning, engineering, design, administrative and legal fees, utility
relocation or installation, construction of sewage or water facilities,
vehicular and pedestrian access, signage and the purchase of park
equipment.
(4)
All fees paid to the Township shall be deposited in a separate
interest-bearing account established for such fees, the records for
which shall clearly identify the specific recreational facilities
for which such fees have been received. Interest earned on such fees
shall become funds of that account and be subject to distribution
or expenditure for any and all costs and expenses as hereinbefore
identified. Funds from such accounts shall be expended only in properly
allocable portions of the costs incurred to acquire, construct or
improve the specific recreation facilities for which the funds were
collected.
(5)
If the Township fails to use the collected fees in accordance
with this section within three years of the date such fees were paid,
the applicant may submit a written request, on such forms as are established
by the Township, for the refund of such fees, plus interest that accumulated
thereon from the date of fee payment, which request shall be reviewed
and acted upon by the Board of Supervisors within 45 days of the date
of receipt.
(e)
Combination of Land Dedication and Fees in Lieu of Land Dedication.
(1)
The Township may accept a combination of land dedication and
fees in lieu of land in order to meet the requirements and standards
of the Township Park and Recreation Plan. Such combination shall be
subject to the review and approval of the Board of Supervisors.
(2)
The resulting combination of land and fees shall not exceed
the total acreage to be developed or the acreage which constitutes
the basis of calculating the fee in lieu of dedication required by
this chapter.
(f)
Decision of Land Dedication vs. Fees in Lieu of Land Dedication.
(1)
The Board of Supervisors shall determine whether land dedication
or fees in lieu of land dedication shall be required. Such decision
shall be made as early in the plan review process as possible but
not later than concurrent with the preliminary plan approval.
(2)
The Board of Supervisors shall, in reaching its decision, consider
the following factors, in addition to any other factors that may be
applicable to a particular plan:
(i)
If the land in that location serves a valid public purpose.
(ii)
If there is a need to make a reasonable addition to an existing
park or recreation area.
(iii)
If the land meets the objectives and requirements
of this section.
(iv)
If the area surrounding the proposed development has sufficient
existing parks, recreation areas or facilities, or open space, and
if pedestrians or bicycles can safely reach these areas.
(v)
Any relevant policies of the Township regarding parks, recreation
areas and facilities, and open space, including those within the Township
Comprehensive Plan and the Township Park and Recreation Plan.
(vi)
Any recommendations regarding such land that has been received
from the Township and/or the County Planning Commission, the Township
Parks and Recreation Board, the Township Engineer and/or the Daniel
Boone School District.
[Ord. No. 198, 8/2/2003;
as amended by Ord. No. 274, 10/5/2011;
and by Ord. No. 294, 6/15/2016]
(a)
Purpose.
(1)
To require and set minimum standards for outdoor lighting for
new subdivisions and land developments to:
(i)
Provide lighting in outdoor public places where public health,
safety and welfare are potential concerns.
(ii)
Protect drivers and pedestrian from the glare of non-vehicular
light sources that shine into their eyes and thereby impair safe traverse.
(iii)
Protect neighbors and the night sky from nuisance
glare and stray light from poorly aimed, placed, applied, maintained
or shielded light sources.
(b)
Applicability.
(1)
Outdoor lighting shall be required for new subdivisions and
land developments for safety and personal security in areas of public
assembly and traverse; including but not limited to the following:
residential developments, commercial, industrial, public-recreational,
and institutional uses.
(2)
The Board of Supervisors may require lighting be incorporated
for other uses or locations, as they deem necessary.
(3)
The glare-control requirements herein contained apply to lighting
in all above mentioned uses as well as, but not limited to architectural,
landscaping, and residential lighting.
(c)
Illumination Levels. Lighting, where required by this chapter, shall
have intensities and uniformity ratios in accordance with the following:
|
Use/Task
|
Maintained Footcandles
|
Uniformity Ave: Min
| |
|---|---|---|---|
|
Parking, residential, multi-family
|
0.4 Min.
|
4:1
| |
|
Low vehicular/pedestrian activity
| |||
|
Medium vehicular/pedestrian activity
|
0.6 Min.
|
4:1
| |
|
Parking industrial/commercial/ institutional/municipal
| |||
|
High activity, e.g., regional shopping centers/fast food facilities,
major athletic/ civic/cultural recreational events
|
0.9 Min.
|
4:1
| |
|
Medium activity, e.g., community shopping centers, office parks
hospitals, commuter lots, cultural/civic/recreational events
|
0.6 Min.
|
4:1
| |
|
Low activity, e.g., neighborhood shopping, industrial employee
parking, schools, church parking
|
0.6 Min.
|
4:1
| |
|
Walkways and bikeway
|
0.5 Avg.
|
5:1
| |
|
Building entrances
|
5.0 Avg.
|
—
| |
|
Notes:
| |
|
-
|
Illumination levels are maintained horizontal footcandles on
the task, e.g., pavement or area surface.
|
|
-
|
Uniformity ratios dictate that average illuminance values shall
not exceed minimum values by more than the product of the minimum
value and the specified ratio. E.g., for commercial parking high activity,
the average footcandles shall not be in excess of 3.6 [0.9 x 4].
|
(d)
Lighting Fixture Design.
(1)
Fixtures shall be of a type and design appropriate to the lighting
application and aesthetically acceptable to the Board of Supervisors.
(2)
For lighting horizontal tasks such as roadways, pathways and
parking areas, fixtures shall meet IESNA "full cutoff" criteria (not
have more than 2.5% of their light output emitted above 90° at
any lateral angle around the fixture.
(3)
The use of floodlighting, spotlighting, wall-mounted fixtures,
decorative globes and other fixtures not meeting IESNA "full cutoff"
criteria shall be permitted only with the approval of the Board of
Supervisors, based upon acceptable glare control.
(4)
Fixtures shall be equipped with or be capable of being back-fitted
with light directing devices such as shields, visors or hoods when
necessary to redirect offending light distribution.
(5)
Control of Nuisance and Disabling Glare.
(i)
All outdoor lighting required by this chapter; on private, residential,
commercial, industrial, municipal, recreational or institutional property;
shall be aimed, located, designed, fitted and maintained so as not
to present a hazard to drivers or pedestrians by impairing their ability
to safely traverse, i.e., disabling glare, and so as not to create
a nuisance by projecting or reflecting objectionable light onto a
neighboring use or property, i.e., nuisance glare.
(ii)
Floodlights and spotlights shall be so installed or aimed that
they do not project their output into the windows of neighboring residences,
adjacent uses, directly skyward or onto a roadway.
(iii)
Vegetation screens shall not be employed to serve
as the primary means for controlling glare. Rather, glare control
shall be achieved primarily through the use of such means as cutoff
fixtures, shields and baffles and appropriate application of fixture
mounting height, wattage, aiming angle and fixture placement.
(iv)
The intensity of illumination projected onto any property from
another property shall not exceed 0.1 vertical footcandle, measured
at 30 inches above the ground at the property line.
(v)
Fixtures meeting IESNA "full cutoff" criteria shall not be mounted
in excess of 24 feet above grade. Fixtures not meeting IESNA "full
cutoff" criteria shall not be mounted in excess of 16 feet above grade
except as specifically approved by the Board of Supervisors.
(vi)
Fixtures used for architectural lighting, e.g., facade, fountain,
feature and landscape lighting, shall be aimed so as not to project
their output beyond the objects intended to be illuminated.
(6)
Installation.
(i)
Electrical feeds for lighting standards shall be run underground,
not overhead.
(ii)
Lighting standards in parking areas shall be placed a minimum
of five feet outside paved area, or on concrete foundations at least
30 inches high above the pavement, or suitably protected by other
approved means.
(e)
Residential Development Street Lighting.
(1)
Street lights shall be provided at all street intersections
within a proposed subdivision or land development. The Township may
require additional street lights in order to provide safe and convenient
vehicular and/or pedestrian circulation.
(2)
Electrical installations of all street lights shall be in accordance
with prevailing regulations and specifications established by First
Energy, or its successors or wholly owned subsidiaries. Provided however,
all street lights to be dedicated to Amity Township shall be equipped
with LED type light fixtures with the correlated color temperature
of the light to be determined by the Board of Supervisors. Furthermore,
all underground wiring required for street light installation and
operation must be placed in conduit. It shall be the responsibility
of the contractor or his agent to have final construction inspected
by an electrical inspection agency and a written report attesting
this fact submitted to First Energy, or its successors or wholly owned
subsidiaries, there by allowing the utility to provide pole illumination.
(f)
Recreational Facilities Lighting. The nighttime illumination of outdoor
recreational facilities for such aerial sports as baseball, basketball,
soccer, tennis, track and field, and football typically necessitate
higher than normally allowed luminaire mounting heights and aiming
angles, utilize very high-wattage lamps and potentially produce unacceptable
levels of light trespass and glare when located near residential properties.
Permission to illuminate such facilities shall be granted only when
the Township is satisfied that the health, safety and welfare rights
of nearby property owners and the municipality as a whole have been
properly protected. When recreational uses are specifically permitted
by the Township for operation during hours of darkness the following
requirements shall apply:
(1)
Recreational facilities for basketball, baseball, football,
soccer, miniature golf, tennis or track shall not be illuminated if
located within 500 feet of a residence.
(2)
Maximum mounting heights for recreational lighting shall be
in accordance with the following:
(3)
To assist the Municipality in determining whether the potential
impacts of proposed lighting have been suitably managed, applications
for illuminating recreational facilities shall be accompanied not
only with information required under Subsection (g) below but also
by a visual impact place that contains the following:
(i)
Plan view containing a layout of the recreational facility and
showing pole locations and the location of residences or adjoining
properties.
(ii)
Elevations containing pole and luminaire mounting heights, horizontal
and vertical aiming angles and luminaire arrays for each pole location.
(iii)
Elevations containing initial vertical illuminance
plots at the boundary site, taken at a height of five feet line-of-sight.
(iv)
Elevations containing initial vertical illuminance plots on
the windowed facades of all residences facing and adjacent to the
recreational facility. Such plots shall demonstrate compliance with
the light trespass and glare control requirements of this chapter.
(v)
A narrative describing the measure proposed to achieve minimum
off-site-disturbance.
(g)
Plan Submission.
(1)
Lighting plans shall be submitted to the municipality for review
and approval and shall include:
(i)
Layout of the proposed fixture locations.
(ii)
Isofootcandle plots for individual fixture installations and
ten-foot by ten-foot illuminance-grid plots for multi-fixture installations,
that demonstrate compliance with the intensities and uniformities
set forth in the chapter.
(iii)
Description of the equipment, including fixture
catalog cuts, photometrics, glare reduction devices, lamps, control
devices, mounting heights and mounting methods proposed.
(iv)
When requested by the Board of Supervisors, the applicant shall
submit a visual impact plan that demonstrates appropriate steps have
been taken to mitigate on-site and off-site glare.
(v)
Post-approval alterations to lighting plans or intended substitutions
for approved lighting equipment shall be submitted to the Township
for review and approval.
(h)
Post Installation Inspection.
(1)
The Township reserves the right to conduct a post-installation
nighttime inspection to verify compliance with the requirements of
this chapter, and if appropriate, to require remedial action at no
expense to the Township.
(i)
Compliance Monitoring.
(1)
Safety Hazards.
(i)
If Township judges a lighting installation creates a safety
or personal-security hazard, the person(s) responsible for the lighting
shall be notified and required to take remedial action.
(ii)
If appropriate corrective action has not been effected within
30 days of notification, the Township may levy a fine for as long
as the hazard continues to exist.
(2)
Nuisance Glare and Inadequate Illumination Levels.
(i)
When the Township judges an installation produces unacceptable
levels of nuisance glare, skyward light, excessive or insufficient
illumination levels or otherwise varies from this chapter, the Township
may cause notification of the person(s) responsible for the lighting
and require appropriate remedial action.
(ii)
If the infraction so warrants, the Township may act to have
the problem corrected as in (h)(1) above.
(j)
Street Lighting Dedication.
(1)
When street lighting is to be dedicated to the Township, the
applicant shall be responsible for all costs involved in the lighting
of streets and street intersections until the street is accepted for
dedication.
(2)
Prior to dedication and in the event of the formation of a homeowner's
association and/or property management declaration, the Township shall
require said agency to enter into an agreement guaranteeing payment
of all costs associated with dedicated street lighting.
[Ord. No. 269, 12/15/2010]
(a)
General Development Regulations.
(1)
No storage of materials, equipment or goods shall be permitted
in a front yard. The storage of materials, equipment or goods outside
a building shall be screened from view from streets and adjoining
properties. Screening shall be reviewed and approved by the Board
of Supervisors.
(2)
All manufacturing, printing, publishing, binding, research,
testing, experimentation and development activities shall be conducted
within a completely enclosed building or structure.
(3)
Areas for the servicing of refuse collection shall be provided
and shall be adequate in size and be so arranged that they may be
used without blockage or interference with the use of accessways or
parking facilities. Appropriate screening from adjacent properties
and from roads shall be required, in accordance with 517 (h) of this
chapter.
(4)
All means of ingress and/or egress shall be located at least
200 feet from any other intersecting street and shall be designed
to accommodate traffic in a safe and efficient manner. The developer
shall be responsible for the purchase and installation of any traffic
control devices and the construction of additional acceleration and/or
deceleration lanes as may be required by the Pennsylvania Department
of Transportation (PennDOT) or the Township. The developer shall also
be responsible for any pertinent traffic studies that may be required
by the Township and/or PennDOT.
(5)
No individual lot shall have access to Weavertown Road, Limekiln
Road, Monocacy Hill Road, Valley Road, Brown's Mill Road, or
Amity Park Road.
(6)
LEED certified development is encouraged.
(b)
Architectural Standards.
(1)
All buildings and signs proposed for a development shall be
of compatible architectural design. Consideration shall also be given
to the compatibility of architectural design with other developments
in the Planned Business/Office/Industrial District.
(2)
All building exteriors shall be constructed of brick, stone,
glass, architectural metal panel or other materials approved by the
Board of Supervisors upon review of elevation drawings and/or renderings
submitted by the applicant.
(3)
Architectural features shall be provided above the roofline
when necessary to conceal mechanical equipment from view.
(4)
The architectural design of a proposed development, including
building elevation drawings, shall be submitted to the Board of Supervisors
for review and approval.
(5)
LEED certified development is encouraged.
