Township of Edgmont, PA Article VIII Design Standards and Requirements

§ 305-38 General standards.

A. All subdivision and/or land development plans to be approved by the Board of Supervisors must comply with the standards contained within this article. Such standards shall be considered minimum requirements for the promotion of the public health, safety and general welfare. However, the Board of Supervisors reserves the right to increase the minimum standards if conditions so warrant.

B. These standards shall not be construed to be complete specifications for construction. Detailed and complete specifications shall be the responsibility of the applicant's engineer.

C. Where literal compliance with the standards hereinafter specified is not possible, the Board of Supervisors may modify or adjust the standards to permit reasonable utilization of property while securing substantial conformance with the objectives of these regulations, in accordance with Article XI, § 305-76.

D. Land shall be developed in conformance with the Comprehensive Plan and Comprehensive Recreation, Park and Open Space Plan, Chapter 365, Zoning, and other ordinances, codes and regulations in effect in the Township and with the Official Sewage Facilities Plan, the Historic Resources Plan, and other Township plans and maps.

E. Land shall be developed in conformance with all pertinent statutes, regulations, rules and codes of federal, state and county agencies concerned with subdivision, land development, construction and improvements or any activity arising out of or related thereto in any way whatsoever.

F. The design of subdivisions and land developments shall preserve, insofar as possible, the natural terrain, natural drainage, existing topsoil and existing trees.

G. Land subject to hazards to life, health or property, such as may arise from fire, floods, disease or other causes, shall not be developed for building purposes unless such hazards have been eliminated or unless the plan shall show adequate safeguards against them.

H. Landlocked areas shall not be created.

I. Property subject to flooding and lots deemed by the Board of Supervisors to be uninhabitable shall not be considered for residential occupancy, nor for such other uses as may increase danger to health, life or property or aggravate the flood hazard. Such land within a subdivision or land development shall be set aside for such uses that will not be affected by periodic or occasional inundation or conditions which produce unsatisfactory living conditions.

J. Proposed subdivisions and/or land developments shall be coordinated with existing nearby neighborhoods so that the community as a whole may develop harmoniously.

K. The name of any subdivision or land development shall not be similar to or conflict with the name of any existing project in or adjacent to the Township, and shall be subject to the approval of the Board of Supervisors.

L. All planning, design, construction and maintenance of lots and uses and structures thereon shall be in accordance with recognized architectural, engineering, and related standards. All work performed in accordance with this chapter shall be accomplished in a professional and workmanlike manner.

M. All subdivisions and land developments shall be consistent with the Comprehensive Recreation, Park and Open Space Plan contained in Appendix M.[1]

[1] Editor's Note: Appendix M-1, Comprehensive Recreation, Park and Open Space Plan, is on file in the Township office.

N. All subdivisions and land developments shall promote preservation or adaptive re-use of the sites and/or structures identified on the Historic Resources Map and list of historic resources referenced thereon contained in Appendix N.[2]

[2] Editor's Note: Appendix N, consisting of N-1, Historic Resources Map and N-2, List of Historic Resources of Edgmont Township, is on file in the Township office.

O. The design of lots, lot lines, streets, driveways, buildings, parking areas and other structures shall protect natural features such as the Flood Hazard District, Steep Slope Conservation District, and other resources in primary conservation areas and secondary conservation areas.

§ 305-39 Monuments and markers.

A. Monument locations must be shown on the final plan to define the exact location of all streets and to enable the re-establishment of all street lines. Monuments shall be placed along one side of the street at the following locations:

(1) At each intersection.

(2) At changes in direction of street lines.

(3) At each end of every cartway.

(4) At locations where topographical conditions obstruct sighting between two otherwise required monuments.

(5) At other locations along the lines of streets as may be determined to be necessary by the Township Engineer.

B. Monument locations must be shown defining the perimeter of the tract and any proposed open space lot(s).

C. Markers shall be set at locations shown on the final plan as follows:

(1) At all points where lot lines intersect curves, either front or rear.

(2) At all angles in property lines of lots.

(3) At all other lot corners.

D. Markers required under § 305-39C shall be placed by an engineer or surveyor when final grading has been completed. Such markers shall be clearly visible and placed before the issuance of any use and occupancy permit. Prior to the release of escrow funds, lots and roads must have markers in place and same shall be noted on the as-built plan as having been set.

[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]

E. Monuments and markers shall be placed so that the scored and marked point shall coincide exactly with the intersection of lines to be marked, and shall be set so that the top of the monument or marker is level with the surface of the surrounding ground. Monuments and markers shall consist of the following:

(1) Monuments shall be of concrete or granite with a minimum dimension of six inches by six inches by 30 inches. Monuments shall be permanently marked on top with an indented cross or drill hole of 1/4 inch in diameter which shall coincide exactly with the point of intersection of the lines being monumented.

(2) Markers shall consist of iron pipes or steel bars a minimum of 24 inches in length and 5/8 inch in diameter.

F. Monuments shall be placed for all areas of land, improvements or public easement to be offered for dedication prior to acceptance thereof by the Township or other entity to which same are offered. Monuments shall be placed by a surveyor and shall be inspected by the Township Engineer.

§ 305-40 Streets.

A. Streets shall be designed in accordance with the following general principles and criteria:

(1) Proposed streets shall conform in all respects to the Official Map and Comprehensive Plan.

(2) Proposed streets shall further conform to such county and state street and highway plans as have been prepared, adopted and/or filed as prescribed by law and to the requirements of the Comprehensive Plan.

(3) Residential streets shall be so laid out as to discourage through traffic. However, the arrangement of streets shall provide for continuation of existing or platted streets and for proper access to adjoining undeveloped tracts suitable for future subdivision. Further, provisions for emergency access and provisions for accessibility by emergency vehicles shall be made.

(4) The proposed street pattern and layout shall be properly and logically related to existing streets and their functional characteristics.

(5) The proposed street pattern and layout shall be properly and logically related to the topography of the land with regard to grades and conditions of drainage. Grades of streets shall conform as closely as possible to existing grade so as to produce usable lots and minimize cuts and fills.

(6) The proposed street pattern shall be designed to enhance views from the road and to create a greater variety of lot appearance through a curvilinear alignment.

(7) The proposed street pattern and layout shall provide suitable access to each lot and permit safe and convenient circulation of vehicular and pedestrian traffic.

(8) Provisions shall be made for the extension and continuation of collector streets and local primary streets into and from adjoining areas, except when topographical or hydrological conditions shall make the same impractical.

(9) All streets shall be platted to the boundary lines of the subdivision or land development if the subdivision or land development adjoins lands which may be developed in the future, and the same shall be provided with easements and/or rights-of-way for turnarounds and, if required by the Board of Supervisors, improved to the property boundary, including improved turnaround areas.

(10) If lots resulting from subdivision are large enough to permit resubdivision, or if a portion of the tract is not subdivided, adequate street rights-of-way to permit further subdivision shall be provided as necessary.

(11) Streets that are extensions of or in alignment with existing named streets shall bear the names of such existing streets; new street names shall not duplicate or be phonetically similar to existing street names in and adjacent to the Township; and all street names shall be approved by the Board of Supervisors.

(12) Stub streets are prohibited. Any street not designed as a through street shall be designed to Township cul-de-sac requirements.

(13) Where streets continue into adjoining municipalities, compatibility of design, particularly with regard to cartway widths, shall be employed to avoid abrupt changes in the cartway width or to other improvements within the right-of-way.

(14) Streets shall be designed so as to avoid edge deterioration through the use of curbs as required in § 305-41.

(15) In the event that any part of a development abuts on a Township or state road that is not fully improved to the applicable design standards which correspond to the road classification enumerated in the Township Comprehensive Plan, said road shall be improved to meet the applicable design standard for the street in question, especially in terms of cartway and right-of-way widths, and § 305-40D(20), unless approved otherwise by the Board of Supervisors.

(16) Streets shall be designed for maximum safety for fire trucks and other emergency vehicles and shall be approved by the Board of Supervisors upon the recommendation of the Fire Marshal.

B. Traffic impact mitigation.

[Added at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]

(1) No subdivision or land development shall occur which would reduce existing levels of service at affected intersections within the Township below the levels of service existing without the proposed subdivision or land development.

(2) The applicant for any subdivision or land development shall submit a traffic impact study prepared by a qualified traffic engineer. The study shall include, but not necessarily be limited to, an analysis of expected traffic generation to, from and upon surrounding Township roads, particularly showing a.m. and p.m. peak hours to existing traffic flow during a normal business day, in comparison with that which is anticipated after the proposed development is fully completed and, if applicable, upon the completion of each stage. Existing traffic flows shall be based on actual counts; if these are not available, then an alternative source shall be fully cited and deemed acceptable by the Township.

(3) The traffic impact study shall propose mitigation of adverse traffic conditions, including, without limitation, levels of service, queue lengths, auxiliary lanes, signalization, and other mitigation as deemed applicable by the Township, to be completed by the applicant.

(4) The traffic impact study shall be performed in accordance with the most current edition of the Institute of Transportation Engineers Manual and the applicable regulations and standards of the Pennsylvania Department of Transportation.

C. Cul-de-sac streets shall be designed as follows:

(1) Cul-de-sac streets shall not exceed 1,200 feet and shall be at least 250 feet in length. If a cul-de-sac street intersects another cul-de-sac street, the maximum total length of the sum of the streets shall not exceed 1,200 feet.

(2) The closed end of cul-de-sac streets shall have a turnaround with a right-of-way having a minimum outside radius of not less than 60 feet and shall be paved to a radius of not less than 50 feet.

(3) Landscaped islands in the turnaround area of culs-de-sac are not permitted.

(4) When required for future extension, the turnaround right-of-way shall be placed adjacent to the tract boundary with sufficient width along the boundary line to permit extension of the street at full width.

(5) Drainage of culs-de-sac shall be directed to flow along the curbline. Superelevated culs-de-sac shall be prohibited.

(6) No cul-de-sac turnaround shall have a grade which exceeds 4%.

(7) The minimum grade for a cul-de-sac gutter shall be 1%.

(8) All design standards in § 305-40D which are pertinent to culs-de-sac shall apply.

D. In addition to the aforementioned principles and criteria set forth in § 305-40A, B and C, the following shall apply to all new streets:

(1) Streets shall be designed according to their function and constructed to preserve the integrity of their design.

(a) Streets mapped in the Comprehensive Plan as principal arterial, minor arterial and collector shall be considered as such, except that all collector streets shown in the Comprehensive Plan shall be treated as major collector streets. (Refer to the map in the appendix.[1])

[1] Editor's Note: The Comprehensive Plan map is included as an attachment to this chapter.

(b) The determination of minor collector and local streets shall be made by the Township Engineer in accordance with the definitions of Article II and the traffic capacities for such streets.

(c) Street rights-of-way and cartways for proposed subdivision and land developments shall conform to the following standards:

Classifications of Streets	ROW (feet)	Cartway (feet)	Curb/Shoulder Improvements
Principal arterial	80	44	As required by PA DOT
Minor arterial	60	34	As required by PA DOT
Major collector	60	26	As required by PA DOT
Minor collector	50	24	Rolled or vertical curb or shoulder as determined by the Township
Local streets	50	20	Rolled curb
Local streets	50	24	Vertical curb where permitted by Board of Supervisors

(2) Additional rights-of-way and cartway widths may be required by the Board of Supervisors, due to densities of dwelling units, increased usage of existing roadways, or topographical conditions. A special study shall be made by the Township Engineer or other consultant to determine whether or not these additional requirements are necessary, and the Board shall, upon conclusion of said study, have the discretion to change these standards accordingly in order to lessen traffic congestion; to secure safety from fire; panic and other dangers; to facilitate the adequate provision for transportation and other public requirements; and to promote the general welfare.

(3) Right-of-way widths in excess of the aforementioned standards shall be required whenever, due to topography, additional width is necessary to provide adequate street embankments.

(4) There shall be a minimum center-line and gutter grade of 1% and a maximum center-line grade of 10% on all streets.

(5) The grade within any intersection shall not exceed 10% nor be less than 2%, and approaches to any intersection shall follow a straight course within 100 feet of the intersection of the center lines. The grade of any street at the approach to an intersection shall have a leveling area provided with a maximum grade of 4% within 50 feet of the nearest right-of-way line of the intersecting street.

(6) The slope of the crown on proposed streets shall be a minimum of 1/4 inch per foot. Superelevated local streets are prohibited.

(7) The standard Township roadway cross section shall be provided for all local streets. For streets classified higher than local street, PA DOT design standards shall be used.

(8) Maximum slopes of banks measured perpendicular to the center line of the street shall be four feet horizontal to one foot vertical in fill areas and four feet horizontal to one foot vertical in cut areas, and shall be planted and vegetated to prevent erosion.

(9) Vertical curves are required for changes in grade greater than 1%. The minimum length of vertical curves for local streets shall be 35 times the algebraic difference in grade for crests, and 25 times the algebraic difference in grade for sags. Any street classified higher than a local street shall be designed to PA DOT standards relative to vertical curves.

(10) Changes in street direction shall be made by horizontal curves with a minimum center-line radius of 500 feet for arterial and major collection streets, 300 feet for minor collector and local primary streets and 150 feet for local secondary, cul-de-sac and loop streets. Tangents of at least 100 feet shall be required between reverse curves and shall be measured at the center line. Variations in radii may be permitted when topographic or other conditions so require.

(11) A minimum curb or paving radius of 30 feet and a minimum radius of 25 feet for right-of-way lines shall be provided at all local street intersections, and minimum radii of 50 feet and 40 feet, respectively, as above, shall be provided on all other street intersections.

(12) Any person who proposes access to the right-of-way of a state highway is required to obtain a highway occupancy permit from the PA DOT. Prior to the issuance of a permit, the Township shall review the application and forward its comments to PA DOT.

(13) Any person who proposes access to the right-of-way of a Township road is required to obtain a Township road occupancy permit.

(14) Proper sight distance shall be provided with respect to both horizontal and vertical alignment. A clear sight distance, as defined in Article II, shall be provided along the center line of streets in accordance with the standards established by the PA DOT.

(15) Proper sight lines shall be maintained at all street intersections where there shall be a clear sight triangle of 75 feet, measured along the center lines from the point of intersection. The triangular-shaped portion of land forming the clear sight triangle shall not have anything erected, placed, planted or allowed to grow in such a manner as to limit or obstruct the sight distance of motorists entering or leaving the intersection, except for utility poles, light standards, street signs and fire hydrants.

(16) Right-angle intersections shall be used whenever practical, and no intersection angle, measured at the center line, shall be less than 60°.

(17) No more than two streets shall cross at the same point.

(18) Proposed intersections along one side of an existing street shall coincide with any existing intersections on the opposite side of such street, or offset by at least 200 feet from center line to center line.

(19) Intersections along principal arterial, minor arterial, major collector and minor collector streets shall be a minimum of 800 feet apart.

(20) Where a subdivision or land development borders an existing street or intersection which is determined to be in need of improvement based on the traffic/transportation analysis conducted as part of the EIA report process as set forth in § 305-77, and/or according to the traffic control standards of Chapter 365, Zoning, said street or intersection shall be improved to the full extent as required in § 305-40D(1) with the following considerations:

(a) This requirement shall apply to all roads and those sides of intersections which pertain to all roads, unless the state imposes certain requirements along roads which it owns and maintains.

(b) Should the tract border an undersized road or intersection on only one side, then the improvements shall take place only on the side of the road or intersection which is tangent to the tract.

(c) All improvements to be made to said roads and intersections shall be determined by the Township Engineer and/or PA DOT.

(d) Land associated with the rights-of-way for undersized roads and intersections shall be delineated, depicted and otherwise noted on all subdivision and/or land development plans for the subject tract and shall be offered for dedication with the improvements associated therewith.

(21) When a subdivision or land development fronts on an existing street having a right-of-way less than the minimum width required in this chapter, an ultimate right-of-way line shall be established and dedicated with the following considerations:

(a) The distance of the ultimate right-of-way line from the center line of the existing right-of-way shall be 1/2 the width of the required minimum right-of-way.

(b) The ultimate right-of-way shall be delineated, depicted and otherwise noted on all subdivision and land development plans and shall be offered for dedication with the improvements associated therewith.

(c) The area comprised by the additional right-of-way width shall not be subtracted when computing the minimum lot area requirements for compliance with Chapter 365, Zoning.

[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]

(22) Acceleration and deceleration lanes shall be provided to aid in ingress and egress relative to principal arterial, minor arterial, major collector and minor collector streets, with the following considerations:

(a) Where a subdivision or land development borders a state road, the landowner or developer shall confer with the PA DOT regarding specific design standards for such lanes.

(b) Where a subdivision or land development borders a Township road, the landowner or developer shall confer with the Township Engineer regarding specific design standards for such lanes.

(23) Street signs similar to those which exist in the vicinity of the property shall be provided and erected by the landowner or developer at all intersections, subject to the prior approval of the Board of Supervisors. Said street signs and posts of standard size approved by the Board of Supervisors shall be set four feet back from the cartway.

(24) No dwelling or other principal permitted building which depends upon the improvement of any street for ingress and egress shall be permitted to be occupied until all improvements are fully completed from an existing street to and across the front of the lot on which the building is located.

(25) No road or roads shall be paved between December 1 and March 15 without express permission of the Township Engineer.

(26) Adequate drainage shall be provided for low points along streets and where required to intercept runoff.

(27) Temporary bituminous pavement drainage deflectors shall be installed on the uphill side of all inlets following the installation of the binder course to ensure that the stormwater inlets will intercept runoff prior to the installation of the final wearing course.

(28) Streetlighting, if required, shall be installed prior to dedication of streets.

E. Existing streets. Along existing streets which adjoin proposed subdivisions and/or land developments, the Township may require additional cartway, right-of-way, shoulder or other paving to create stable and/or safe conditions, as determined by the Board of Supervisors, upon recommendation by the Township Engineer.

F. Private streets.

(1) Private residential streets which serve access to more than three principal buildings will be approved only if they are designed to meet public street standards. (See also § 305-42J.

(2) Private streets shall be indicated as such on the record plan and shall be subject to contract and guaranty requirements outlined in Article X. The contract shall indicate the corporation, association, condominium, or other legal entity responsible for the maintenance of the private streets.

G. Construction of streets.

[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]

(1) Drainage and utilities. All drainage structures and utilities, including but not limited to manholes, inlets, pipes, waterlines, and electric lines, shall be installed prior to the final grading of the cartway. Gas and electric utilities installed within a street right-of-way shall, to the greatest extent possible, be installed outside of the paved cartway.

(2) Subgrade. The area within the limits of the proposed road surface shall be shaped to conform to the line, shape, grade, and cross section of the proposed cartway. The subgrade shall be thoroughly compacted in accordance with PA DOT Publication 408, as amended, by rolling with a minimum ten-ton vibratory roller and/or sheepsfoot roller for each six-inch layer over the entire width of the subgrade or fill embankment being placed. Prior to placement of the base course, the subgrade shall be proof-rolled with a loaded triaxle supplied by the contractor in the presence of the Township and shall be approved by same. Where determined appropriate by the Township, the subgrade shall be top-dressed with one inch of fine aggregate.

(a) The density of the subgrade shall not be less than 95% of the determined dry-mass density using the Modified Proctor Test.

(b) Backfill for trenches within the road right-of-way shall be PA DOT 2A stone.

(3) Paving.

(a) The Township shall determine the type of paving which shall be utilized, in accordance with Appendix D.[2]

[2] Editor's Note: Appendix D is included as an attachment to this chapter.

(b) Type I base course. Base course shall be constructed of crushed aggregate base course (AASHTO No. 1 stone, choked with screenings placed on one inch of screenings) rolled with a vibratory roller and thoroughly compacted to a depth of not less than eight inches for residential and 10 inches for commercial and industrial streets. The materials and construction methods shall be in strict accordance with the requirements of PA DOT Publication 408.

(c) Type II base course. Base course shall consist of four inches (for residential streets) and six inches (for commercial and industrial streets) after compaction of hot-mixed, hot-laid bituminous concrete base course over six inches of PA DOT 2A stone subbase. The base course shall be rolled with a vibratory roller. The materials and construction methods shall be in strict accordance with the requirements of Section 305, Bituminous Concrete Base Course, PA DOT Publication 408, as amended.

(d) Bituminous surface course. Bituminous surface course shall consist of constructing a binder course and wearing course of hot-mixed, hot-laid asphalt concrete or the above-prepared base course. The binder course shall be rolled with a vibratory roller and compacted to a depth of not less than 2.5 inches and the wearing course not less than 1.5 inches. The materials and construction methods shall be in strict conformance with the requirements of PA DOT Publication 408, as amended. The Township may require that the final application of the wearing course be withheld until the streets are offered for dedication to the Township. (Note: the binder course shall be thoroughly cleaned and tack-coated in accordance with PA DOT Publication 408, as amended.)

(e) Temporary pavement deflectors shall be placed on all streets which have not received the final application of the wearing course.

(f) The offer of dedication of streets and acceptance by the Township shall be completed no later than September 1 of any calendar year. Dedication shall be offered, documented and secured in accordance with the requirements and procedures of the Township in place at the time the offer of dedication is made. Offers of dedication made after September 1 may be considered by the Township if accompanied by payment of the estimated cost of winter maintenance for the immediate upcoming winter season, and provided that all other dedication requirements are satisfied.

§ 305-41 Curbs and gutters.

[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]

All materials entering into the construction of curbs and/or gutters and the method of construction and installation shall be in accordance with PA DOT Publication 408, as amended. The type of curb shall be provided on both sides of the street and shall be approved by the Township.

A. Where vertical or straight curbing is approved, such curbing shall be poured-in-place Class A cement concrete, 18 inches in depth. The exposed face of curb shall be eight inches high on all Township roads and six inches high in all parking areas. After completion of the bituminous paving, Class BM-1 asphalt or AC-20 asphalt, in accordance with PA DOT standards, as amended, shall be applied to all joints with existing paving and the joint between the curb and the bituminous paving for a distance of one foot from the curb towards the center of the road to effectively seal the joint, in accordance with Appendix D.[1]

[1] Editor's Note: Appendix D, Typical Cross Section of Local Residential Streets, is included as an attachment to this chapter.

B. Where rolled curbs are approved, they shall be Class A cement concrete, no less than 24 inches in width and no less than 10 inches at the most concave point. However, these dimensions may be varied or increased as specified by the Township for varying street gradient conditions and stormwater management considerations, in accordance with Appendix D.

C. Specialty curbing where approved. Belgian block curb, when approved for use, shall be no less in depth than 12 inches for private roads or 10.5 inches for parking lots, 7.5 inches long, and four inches wide at the top to six inches wide at the base. Block shall be placed in Class AA cement concrete foundation with a total depth of 20 inches for private roads or 18 inches for parking lots and a width of no less than 16 inches, in accordance with Appendix D.

§ 305-42 Driveways.

A. Driveways shall be provided to furnish access to every lot.

B. The minimum width of individual residential driveways shall be nine feet. However, a nineteen-foot minimum width is required at the intersection with the street. The minimum width of shared residential driveways shall be 16 feet, with a twenty-six-foot minimum width at the street intersection. All residential driveways must provide a turnaround area to eliminate the necessity of backing either on or off the lot. The area in front of garage doors must have a minimum depth of 30 feet.

C. Driveways for nonresidential uses shall also be designed in compliance with regulations set forth in Chapter 365, Zoning.

D. A minimum grade of 1% shall be provided on all driveways. A maximum grade of any driveway within the right-of-way of any street shall be 5%. Within the property line exclusive of the right-of-way the maximum grade of a driveway shall be less than 15%, unless no other viable alternative alignment or location is feasible, as acknowledged by the Township Engineer. Grades adjacent to garages shall not exceed 7%.

E. Access drives to all nonresidential uses shall not open upon any public right-of-way within 150 feet of the nearest right-of-way line of any intersecting public street or highway.

F. The edge of all residential driveways shall be located not less than 40 feet from the tangent point of the curb radius of corner lots.

G. All residential driveways shall be paved within road rights-of-way and said pavement shall extend a distance of 25 feet on the lot beyond the right-of-way. The remainder of the driveway shall be surfaced with erosion-resistant materials, approved by the Township Engineer. For the purpose of stormwater runoff calculations, all residential driveways shall be surfaced with erosion-resistant materials, approved by the Township Engineer, from the edge of the street cartway to a point in the lot 25 feet from the right-of-way line. For the purpose of stormwater runoff calculations, the runoff from stone-surfaced driveways shall be considered equal to that of paved driveways. Nonsurfaced dirt driveways are prohibited.

H. A clear sight triangle of 25 feet shall be provided and maintained at driveway intersections with streets.

I. Whenever possible, private driveways shall not take access to an arterial street.

J. Shared driveways shall be designed to serve no more than three principal buildings. The driveway must be located on a single lot, except approved common driveways, which may straddle property lines. (See also § 305-40F.)

K. Access and maintenance easements must be provided for the shared portion of any shared driveway. Further, the documentation of the maintenance agreement must be recorded with the plan.

§ 305-43 Sidewalks and crosswalks.

A. Sidewalks shall be constructed along all streets as follows:

Classification of Street	R-1, R-2, R-3 Districts	R-4, R-5 and All Nonresidential Zoning Districts
Local	Not required	Required at discretion of Board of Supervisors
Collector	Not required	Required at discretion of Board of Supervisors
Arterial	As required by PA DOT

(1) Sidewalks shall be located to avoid pedestrian-vehicular conflict and promote safe pedestrian movement. The location of required sidewalks shall be approved by the Township.

(2) The minimum width of all sidewalks shall be four feet six inches, except as set forth in Article XIV relative to the Planned Commercial/Residential District.[1]

[Amended 10-11-2022 by Ord. No. 248]

[1] Editor's Note: See Ch. 365, Zoning, Art. XIV, C-3, Planned Commercial/Residential District.

(3) Sidewalks and public paths shall be located within a public right-of-way, a public easement, or a common area.

(4) Curb cuts for handicapped access shall be provided at street crossings, nonresidential driveway crossings and in other locations as required by the Board of Supervisors.

(5) No curbs shall be placed where sidewalks cross residential driveways.

(6) Sidewalks and pedestrian paths shall be pitched laterally at a slope of not less than 1/4 inch per foot to provide for adequate surface drainage.

(7) Sidewalks and pedestrian paths shall not exceed the allowable street grade.

(8) Sidewalks and pedestrian paths shall be of a hard surface composition if heavy pedestrian or bicycle traffic will be served. A footpath with low-volume use may be built with gravel, wood chips, or other material as approved by the Township.

(9) Sidewalks, where required, shall be located within the street right-of-way. A grass planting strip of at least two feet in width shall be provided between the curb and the sidewalk except as provided for below. The planting strip shall be adequately graded and sodded to provide for proper stormwater runoff.

(10) Sidewalks adjacent to angle parking areas shall be set back a minimum of five feet to prevent car overhang from restricting pedestrian movement along the sidewalk.

(11) When proposed sidewalks adjoin existing sidewalks which are wider than four feet, a tapered transition shall be constructed.

(12) Sidewalks shall be constructed to provide for positive drainage.

B. Crosswalks shall be created as follows:

(1) Crosswalks may be required wherever necessary to facilitate pedestrian circulation and to give access to community facilities.

(2) A line-striped crosswalk shall be painted at street intersections where required by the Township.

(3) Such crosswalks shall have an easement width of not less than 20 feet and a paved walk of not less than four feet six inches.

C. Trails.

(1) Existing trails for pedestrian or equestrian access shall be maintained.

(2) Proposed trails shall connect to existing trails and shall be consistent with the findings and recommendations in the Edgmont Township Comprehensive Recreation, Park and Open Space Plan dated September 20, 2000, as may be updated from time to time.

(3) Trails shall have an easement width of at least 20 feet.

(4) All fencing, plantings or other structures or installations shall be set back at least five feet from the edge of any trail easement.

§ 305-44 Lots.

A. All lots shall be divided along Township boundary lines.

B. To the maximum extent possible, lot lines shall be at right angles to street lines or radial thereto.

C. No lots below the minimum lot area as required in Chapter 365, Zoning, of the Code shall be permitted for any use, including any principal permitted use or any community on-lot sewage disposal system.

D. House numbers shall be assigned to each lot by the Township.

E. Lots shall be designed to prevent vehicular access to major traffic streets to the maximum extent possible.

F. Every lot shall have access to a street, and all development shall gain access by way of a fee simple ownership, versus an easement, to the maximum extent possible.

G. All easements which provide access to lots shall be submitted to the Township for review and shall specify all use, size, location, duration and maintenance requirements and restrictions.

H. Corner lots shall provide for equal front yard setbacks from all streets.

I. The depth of lots should not be less than one nor more than three times their width for any lots less than four acres.

J. Lots with an unconventional number of changes in direction which create areas deemed by the Board of Supervisors to be extremely limited in use shall not be permitted.

K. The design of lots and lot lines shall be accomplished with avoidance of adverse environmental impacts on the Flood Hazard District, Steep Slope Conservation District, primary conservation areas, and secondary conservation areas.

§ 305-45 Flag lots.

Flag lots shall conform to the regulations set forth in Chapter 365, Zoning, of the Code. Flag lots may be permitted only when no other practical design layout is possible and in consideration of the following.

A. Every flag lot must be separated from every other flag lot as follows:

(1) When along the same street, no two flag lots shall be located next to one another, but shall be separated from one another by a minimum of two lots of conventional width. This requirement shall apply to all flag lots, whether or not they are part of the same subdivision, or are owned by the same persons, or are subdivided at different times.

(2) When along the same street in a proposed new subdivision, all flag lots also shall be varied in placement so they are alternating on opposite sides of the street and separated from one another by a minimum of two lots of conventional width.

B. The minimum width of the narrow strip of land which provides access to the street shall be at least 50 feet, and no portion of the lot shall be narrower than 50 feet.

(1) The narrow portion of the lot shall be limited to a maximum length of 800 feet measured from the street right-of-way line to the point where the lot first obtains the minimum lot width measurement.

(2) The front yard setback for a flag lot shall be a distance equal to the front yard requirements for the district in which the lot is located and shall be measured from the point where the lot first obtains the minimum lot width measurement.

(3) When a flag lot design is proposed for any preexisting corner lot, the narrow section of the lot shall be at least 400 feet from the right-of-way of the intersecting streets at the corner.

(4) No flag lot shall be permitted on the turnaround of a cul-de-sac.

(5) Flag lots shall minimize disturbance of steep and very steep slopes.

(6) Flag lots shall minimize traffic congestion.

§ 305-46 Parking areas, parking lots and loading areas.

A. The design standards specified below shall be required for all off-street parking facilities with a capacity of five or more vehicles, built after the effective date of this chapter.

B. All parking areas and parking lots shall be in accordance with the requirements of Article XX, Off-Street Parking and Loading, as set forth in Chapter 365, Zoning, and the following:

(1) The minimum dimensions of stalls and aisles shall be as follows:

Parking Angle of Parking	Stall Width (feet)	Stall Depth (feet)	Aisle One-Way (feet)	Two-Way (feet)
90°	9	20	22	25
60°	9	20	19	—
45°	9	20	15	—
30°	9	20	12	—

(2) Parking areas shall be designed to permit each motor vehicle to proceed to and from the parking space provided for it without requiring the moving of any other motor vehicles.

(3) All parking shall be line striped so as to provide for orderly and safe parking.

(4) All parking lots, parking areas, loading areas and access drives thereto shall be provided with vertical curbs, except in the case of a residential lot in the R-1, R-2, R-3 or R-4 District.

(5) No angle, perpendicular or parallel parking shall be permitted within a street right-of-way.

(6) All parking spaces for handicapped use shall have an area of at least 280 square feet (14 feet by 20 feet), whereby the stall shall be at least eight feet in width and a line-striped area shall be at least six feet in width on the passenger side of the stall with an assumption that the vehicle is parking with the front side in. All such parking spaces shall comply with all requirements of the Americans with Disabilities Act (ADA)[1] relative to signage, pavement gradient and the like.

[1] Editor's Note: See 42 U.S.C. § 12101 et seq.

(7) Except at entrance and exit drives, all parking areas shall be set back from the future right-of-way line and/or all future property lines at least 20 feet. The distance between this required setback and the future cartway shall be maintained as a planting strip or planting strip and sidewalk.

(8) No more than 10 parking spaces shall be permitted in a continuous row without being interrupted by a buffer planting strip at least 10 feet in width for interior islands and 15 feet for islands at the end of parking areas.

[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]

(9) No one area for off-street parking of motor vehicles shall exceed 60 cars in capacity. All sixty-car parking areas shall be separated from each other by a ten-foot-wide-minimum landscaped area.

(10) In those areas within a parking lot where vehicles are parked and in aisles adjacent to parking, a maximum grade of 6% shall not be exceeded. Parking aisles not directly adjacent to parking and access driveways within a parking lot shall not exceed a grade of 8%. No grade cut, fill, or height difference between terraced parking areas shall exceed three feet unless separated by landscaped areas with slopes no greater than 5:1.

(11) In no case shall parking areas be designed to require or encourage cars to back into a street in order to leave the lot.

(12) Entrances and exits to and from off-street parking areas shall be located so as to avoid interference with street traffic.

(13) For the purpose of servicing any nonresidential property held under single and separate ownership, entrance and exit drives crossing the street line shall be limited to two along the frontage of any single street, and their center lines shall be spaced at least 100 feet apart. On all corner properties, there shall be a minimum spacing of 100 feet, measured at the curbline, between the center line of any entrance or exit drive and the street line of the street parallel to said access drive.

(14) The width of entrance and exit drives shall be:

(a) A minimum of 14 feet for one-way use only.

(b) A minimum of 24 feet for two-way use.

(15) Concrete wheel stops shall be installed in parking areas to prevent vehicle overhang onto adjoining areas.

(16) No less than a five-foot radius of curvature shall be provided for all curblines for interior islands, and no less than a seven-foot radius shall be used in all other cases.

(17) All dead-end parking areas shall be designed to provide backup and turnaround areas for the end stalls of the parking area and shall be clearly marked "No Parking." The following dimensions shall apply:

(a) Length: twenty-four-foot minimum.

(b) Width: ten-foot minimum.

(18) Lighting shall be provided for all public parking areas. All light standards shall be located within the landscaped areas and not on the parking surface.

(19) All artificial lighting used to illuminate any parking space or spaces shall be designed, constructed and arranged to prevent glare. No lighting shall be directed to cause a nuisance or disturbance to adjoining properties or to cause any difficulty with visibility from streets.

(a) No lighting shall be located so as to illuminate areas beyond the property line on which such lighting is located.

(b) All lighting shall be approved by the Township to determine that it is shielded to ensure that the source of the light will not be visible beyond the boundaries of the property in order to minimize disturbance to motorists, pedestrians, or adjoining properties and uses.

(c) All lighting shall be in accordance with the standards of the Illumination Engineering Society (IES).

(20) All parking areas shall be landscaped in accordance with § 365-143 of Chapter 365, Zoning, of the Code of the Township of Edgmont.

(21) All materials used in the construction of parking areas shall comply with the following minimum standards: one inch of ID-2 bituminous wearing course on 1 1/2 inches of ID-2 bituminous binder course on eight inches of crushed aggregate base course (AASHTO No. 1 stone, choked with screenings) placed on one inch of screenings, or the approved equal.

(22) Bicycle racks. One bicycle rack shall be provided for every 50 parking spaces provided. Bicycle racks shall be located under cover near the building entrance, and shall be well illuminated.

[Added 8-10-2021 by Ord. No. 245]

(23) Bus shelters. One bus shelter shall be incorporated into commercial development of 40,000 square feet and greater, and shall be consistent with SEPTA design standards.

[Added 8-10-2021 by Ord. No. 245]

C. Loading facilities shall be provided in accordance with Article XX, Off-Street Parking and Loading, of Chapter 365, Zoning, of the Code of the Township of Edgmont.

D. Electric vehicle charging stations, as permitted in Article XX, Off-Street Parking and Loading, as set forth in Chapter 365, Zoning, shall comply with the following:

[Added 10-11-2022 by Ord. No. 248]

(1) Charging station space location and design criteria for multifamily residential and nonresidential uses.

(a) Minimum requirements. Up to three charging station spaces may be included in the calculation for minimum parking spaces that are required per Article XX, Off-Street Parking and Loading, of Chapter 365, Zoning.

(b) Accessibility. Where charging station equipment is provided within a pedestrian circulation area, such as a sidewalk or other accessible route to a building entrance, the charging station equipment shall be located so as not to interfere with accessibility requirements of the Pennsylvania Uniform Construction Code or other applicable accessibility standards.

(c) Charging station equipment. Charging station outlets and connector devices shall be no less than 36 inches and no higher than 48 inches from the ground or pavement surface where mounted, and shall contain a retraction device and/or a place to hang permanent cords and connectors at a sufficient and safe distance above the ground or pavement surface. Equipment mounted on pedestals, lighting posts, bollards, or other devices shall be designated and located so as not to impede pedestrian travel or create trip hazards on sidewalks.

(d) Location. In addition to any other requirements of § 365-137, of Article XX, Off-Street Parking and Loading, of Chapter 365, Zoning, charging stations located on multifamily or nonresidential properties shall be located outside of buildings and structures. Such charging stations shall, in addition, be located in a manner and distance from such buildings and structures, as determined by Edgmont Township, which minimizes the risk of persons and property from potential hazards resulting from accident, failure or destruction of the charging station.

(e) Maintenance. Charging station equipment shall be maintained by the property owner, including the functioning of the charging equipment.

(f) Additional requirements. Property owners providing charging station spaces shall:

[1] Provide information on the charging station, identifying voltage and amperage levels and time of use, fees, or safety information.

[2] Install directional signs at appropriate decision points to effectively guide motorists to the charging station space(s).

[3] Place a single charging station at the beginning or end stall of a parking lot.

§ 305-47 Sanitary sewers and sanitary sewage disposal.

A. In accordance with the Official Sewage Facilities Plan, dwellings and/or lots within a subdivision or land development shall be connected with a public sanitary sewer system where accessible and available. Where such sewer system is not yet accessible and available but is planned for extension to the tract or lot, the landowner or developer shall install sewer lines and other facilities, including lateral connections, force mains, pumping stations and all other appurtenances, to provide adequate service to each lot when connection with said sewer system is made. Sewer lines shall be suitably capped at the limits of the subdivision or land development, and the laterals shall be capped at the street right-of-way. When capped sewers are so provided, on-site sewage disposal facilities shall also be installed, provided they are so located as to permit the easiest and least expensive connection to the public sanitary sewer system when such connection becomes available.

B. Prior to the approval of any subdivision or land development involving public sanitary sewer (either live or capped), sanitary pumping stations, sewage treatment plants and community sewage disposal systems, a properly detailed construction plan shall be submitted to the Township for review and approval.

C. A sewer shall be considered to be planned for extension to a given area anytime after preliminary engineering and related studies have been initiated preparatory to the construction of facilities adequate to serve the area containing a subdivision or land development, or when the area is shown to be in a proposed sewer service area in the Official Sewage Facilities Plan.

D. All sanitary sewer lines, lateral connections and manholes and other facilities shall be constructed and installed and shall provide service to each lot in conformity with standards of the Township, municipal authority or other authority, at the cost and expense of the landowner or developer.

E. When such sanitary sewer facilities are installed in accordance with this section, the same shall be inspected by the Township during such construction, at the cost and expense of the landowner or developer, in accordance with the standards and procedures established for inspection in Article X.

F. When such sanitary sewer facilities are not to be constructed or otherwise installed, on-lot sewage disposal systems shall be constructed in accordance with regulations of the PA DEP and the Township, and as approved by a state-licensed sewage enforcement officer. When on-lot sewage disposal systems are to be utilized, the landowner or developer shall furnish evidence of the feasibility and satisfactory operation of the system to be utilized in the subdivision or land development as required in §§ 305-12A(2), 305-22C(45), 305-27C(5) and (6), and 305-35B(7) and (8).

[Amended 9-8-2020 by Ord. No. 241]

(1) For all new subdivision, land development or other new construction, residential or nonresidential, following testing of the proposed areas, in accordance with all federal, state and local regulations and practices, and observation thereof by the Township Sewage Enforcement Officer, the location of any proposed on-lot sewage disposal system, including the replacement area therefor, shall be surveyed and sealed by a licensed, registered professional surveyor and plotted, by metes and bounds, on the record plan for the subdivision and/or land development or on the plan for any single lot which the on-lot sewage disposal system is intended to serve.

(2) The developer or landowner shall cause the proposed areas identified by the survey for on-lot sewage disposal systems to be identified and protected on the lot by stakes, ribbons, fence or some similar method, and shall also label said areas with a unique number or letter, all of which shall accurately identify those areas or portions of the lot proposed for on-lot sewage disposal system facilities in corresponding fashion with the plan.

(3) The approved on-lot sewage disposal areas, including any replacement area, shall remain identified and protected until completion of all construction activity on the lot.

G. A 100% replacement area [or such lesser size replacement area as may be determined by the applicable rules and regulations of the Pennsylvania Department of Environmental Protection (DEP)] shall be identified and maintained for any community, and/or sand mound and/or on-lot sewage disposal system. No part of said replacement area shall be used in connection with the use or operation of any primary community and/or sand mound and/or on-lot sewage disposal system without the prior approval of the appropriate Township authority. Said replacement area shall remain unimproved, undeveloped, unobstructed and available for use as and for said replacement area, unless and until the subject lot or system is connected to public or community sewerage or other sewerage facilities where such facilities and the processing of sewage thereby are located other than on the subject lot and by a system other than the subject system. A note shall be placed on plan referred to in § 305-47F(1) of this chapter, stating that the area identified and approved as the replacement area shall be reserved and remain unimproved, undeveloped, unobstructed and available for use in the event of a failure of the primary on-lot absorption area unless and until the subject lot or system is connected to public or community sewerage or other sewerage facilities where such facilities and the processing of sewage thereby are located other than on the subject lot and by a system other than the subject system.

(1) In the event that the applicable DEP rules and regulations permit a replacement area of less than 100%, the applicant shall demonstrate to the Township compliance with the specific procedures of DEP concerning the identification of such lesser replacement area.

(2) In the event of a failure of an on-lot sewage disposal system which services the dwelling unit located on that lot, and the unavailability of any sufficient replacement area on said lot, the Board of Supervisors may permit, by conditional use, subject to the provisions of Chapter 365, Zoning, Article XXXII, § 365-191, and provided the applicant has obtained the prior written consent of the owner of said common open space, the establishment of a replacement area for said on-lot sewage disposal system which may be located partially in common open space directly abutting the lot.

H. On-lot septic systems shall be located upon the lot which they are intended to serve.

I. Any community on-lot sewage disposal system shall be:

(1) Located on the same tract as the tract it serves.

(2) On a separate lot which conforms to the minimum lot area requirements of the zoning district in which it is located.

(3) Exclusive of any common open space.

[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]

J. Sanitary sewer mains shall have a minimum inside diameter of eight inches and a minimum grade of 1/2% and be designed in accordance with the standards of PA DEP.

K. Manholes for sanitary sewers shall be not more than 400 feet apart on straight runs, and there shall be a manhole at every point of change in course or grade and at intersections of all sewer lines.

L. Sanitary sewer facilities shall not be used to carry stormwater.

M. Sanitary sewage facilities located within the Flood Hazard District shall be equipped with watertight covers.

N. In no case shall any sewer be connected to the main sewer until all work has been completed, and the sewer is watertight throughout its entire length and approved by the Township and accepted by the Board of Supervisors.

O. The developer shall maintain barricades as are necessary during the course of construction of the improvements so as to give all reasonable protection to the traveling public and to maintain such warning lights or flares as are necessary for this purpose.

P. Nothing contained in any application relative to the construction of any sewer, and no act of the Township or its employees or agents done pursuant thereto, shall be taken or construed as in any way affecting the status of any private road in which such sewer right-of-way shall or may be, or as an acceptance of taking over such road as a public road.

Q. The applicant must obtain road opening permits as required to construct sanitary sewage facilities beneath or across streets.

R. All proposed on-lot or community sewage disposal systems shall promote the preservation of and recharge of groundwater.

§ 305-48 Water supply.

A. All mains, laterals and other facilities for connection from the lots to public water supply systems shall be installed by the landowner or developer in accordance with the standards and materials recommended by the water utility company. Proof from the water company of the approved location of the proposed water system shall be submitted to the Township and the Fire Marshal prior to plan approval.

B. The landowner or developer shall install fire hydrants in order that there shall be at least one hydrant within 600 feet of every dwelling or other principal nonresidential building intended for public use.

C. Fire hydrants shall be located as required by the Board of Supervisors and shall be installed prior to the paving of the streets.

D. All public waterlines shall be extended to the end of the property to allow for future connection by adjoining properties.

E. When private wells are installed, such well shall be of the drilled type, cased and grout-sealed into bedrock. Such well shall have a yield of not less than six gallons per minute certified by a well driller.

F. Whenever a community water supply system is proposed, it shall be designed and constructed in accordance with all prevailing federal and state regulations. All such community systems shall incorporate fire protection measures into the project (such as fire hydrants, dry hydrants and the like).

G. Whenever water is to be provided by means other than private wells owned and maintained by individual lot owners, evidence shall be submitted to the Township that the project is to be supplied by a certified public utility, a bona fide homeowners' association, or by a municipal corporation, authority or utility. A copy of a certificate of public convenience from the Pennsylvania Public Utility Commission shall be acceptable evidence.

H. All development shall make provision for a reliable, safe and adequate water supply to support the proposed uses.

I. Where required under § 305-77, water supply systems shall be evaluated relative to their potential environmental impact, especially potential adverse impacts and mitigation measures to preclude adverse impacts.

§ 305-49 Soil erosion and sedimentation control and stormwater management.

[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]

See Chapter 292, Stormwater Management, of the Code of the Township for current requirements pertaining to soil erosion and sediment control and stormwater management.

§ 305-50 Landscaping and tree protection requirements.

A. General landscaping and tree protection requirements. All landscaping shall be in accordance with the landscaping standards set forth in this section, and in Chapter 365, Zoning, related to landscaping as required in the PRD Planned Residential Development, C-3 Planned Commercial/Light Industrial, LI Light Industrial and other districts. The following shall apply:

(1) All plan requirements for landscaping in Articles V, VI and VII herein shall be coordinated with the performance criteria specified in this section and Appendix A[1] relative to tree protection and tree conservation:

(a) All existing trees and trees to remain shall be shown on the plans required in Articles V, VI and VII, on both the grading plans and the landscape plans.

(b) All tree protection notes and tree protection details shall be shown or referenced on both the grading plans and the landscape plans, in accordance with Appendix A.[2]

[2] Editor's Note: Appendix A, Recommended List of Street Trees, is included as an attachment to this chapter.

(c) All site inspections of trees and woodlands to determine compliance with this chapter shall be scheduled through the office of the Township Manager.

[1] Editor's Note: Appendix A, Recommended List of Street Trees, is included as an attachment to this chapter.

(2) Requirements and standards for landscaping, in addition to those specified herein, shall be as determined by the Board of Supervisors. The Board may require plantings to reduce glare; to screen or buffer incompatible land uses; to abate other nuisances; to enhance planting areas in conjunction with streets; to comply with general standards of § 305-38 and to fulfill the purposes of § 305-2.

(3) Trees of eight-inch DBH or more shall be preserved to the maximum extent possible, and the procedure outlined in § 305-50M shall be followed for tree replacement. The landowner or developer shall plant replacement trees in accordance with the following:

[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]

(a) One tree of not less than 2 1/2 inches to three inches in DBH for each tree of eight inches up to 12 inches in DBH to be destroyed.

(b) Two trees of not less than 2 1/2 inches to three inches in DBH for each tree from 12 inches up to 24 inches in DBH to be destroyed.

(c) Three trees of not less than 2 1/2 inches to three inches in DBH for each tree of 24 inches or more in DBH to be destroyed.

(d) In the case of design excellence as per § 365-178 of Chapter 365, Zoning, of the Code of the Township of Edgmont, tree replacement shall be performed in accordance with the following:

[1] One tree of not less than three inches to 3 1/2 inches in DBH for each tree of eight inches up to 12 inches in DBH to be destroyed.

[2] Two trees of not less than three inches to 3 1/2 inches in DBH for each tree from 12 inches up to 24 inches in DBH to be destroyed.

[3] Three trees of not less than three inches to 3 1/2 inches in DBH for each tree of 24 inches or more in DBH to be destroyed.

(e) All replacement trees shall be shown in a landscape plan to be approved by the Township in accordance with this section and Articles V, VI and VII, and Appendix A.[3]

[3] Editor's Note: Appendix A, Recommended List of Street Trees, is included as an attachment to this chapter.

(f) In any minor subdivision, when demonstrated to the satisfaction of the Township that there is no alternative to tree removal and no way to comply with the tree replacement planting requirements of this chapter, the Township may allow clearing on a lot for a single-family detached residence of up to 25% of the lot area or 20,000 square feet, whichever is less, with no required replacement tree plantings. Any area subject to this tree replacement exemption shall be clearly indicated on the landscape plan. In determining whether the exemption shall apply, the Township shall consider, among other relevant factors, the following:

[1] The size and shape of the tract proposed to be subdivided and/or developed and the proposed lot configuration.

[2] The size, location, and quality of woodlands and existing vegetation on the tract and proposed to be included in each lot.

[3] The natural features of the tract, such as steep slopes, floodplains, wetlands and the like, the relationship (if any) of those natural features to areas of woodlands, and the applicant's proposal to preserve those natural features.

[4] Alternate areas of the tract available for development and areas proposed for open space or areas of the tract and lots proposed to remain undisturbed.

[5] The extent and nature of other relief being requested by the applicant for the proposed subdivision and/or land development.

[6] The extent of proposed grading and other limits of disturbance.

[7] The location and extent of proposed recreational facilities, if any.

[8] The nature and extent of required tree replacement not subject to the exemption request and the applicant's proposal for this tree replacement.

[9] Economic considerations alone shall not be sufficient to warrant the grant of the exemption.

(4) Every effort shall be made to preserve mature trees and wooded areas and to incorporate them into an overall planting design, with the objective of retaining wooded areas of a size and configuration that will promote natural growth and regeneration.

(a) A tree shall be considered preserved if there is no disturbance within the tree's critical root zone. Disturbance includes, but is not limited to, change of grade, excavation, earth compaction, vehicular and foot traffic, material stockpiling, and/or the construction of any improvement, whether permanent or temporary.

(b) The critical root zone extends from the tree trunk a distance equal to 12 times the trunk diameter or to the tree's drip line, whichever distance is greater. Sensitive or historically significant trees will have larger critical root zones that should be established by a certified arborist.

(c) The following conservation practices shall be noted on the soil erosion and sedimentation control plan. Prior to any clearing or site disturbance, the Township requires a meeting with the applicant and/or site contractor to determine methods to be implemented by the applicant to minimize tree loss.

[1] All trees and other vegetation to be preserved shall be protected from damage by construction fencing or other effective barriers approved by the Township. Fencing or barriers around trees shall be placed outside the critical root zone, unless otherwise approved by the Township. Tree protection fencing must be installed and approved by the Township prior to the start of any clearing or earth disturbance and monitored periodically. The tree protection fencing shall be removed only after all construction activities that may impact tree roots are completed.

[2] When disturbance within the critical root zone is unavailable, applicants shall minimize encroachment and use the best available methods as approved by the Township to minimize damage and preserve trees. These methods may include, but shall not be limited to, utility tunneling, use of geotextiles, mulching, hand root pruning, and soil aeration. Applicants shall consult references such as A Guide to Preserving Trees in Development Projects, published by the Penn State College of Agricultural Sciences Cooperative Extension.

[3] Should any trees on the site to be preserved die or decline due to development activities within 18 months of the conclusion of construction activities, as determined by the Township, such trees shall be replaced in accordance with the tree replacement planting requirements of this section.

B. Minimum planting requirements. For any proposed subdivision or land development, plantings shall be provided based on the following minimum requirements:

	Required Plantings
Condition/ Improvement	Deciduous Trees	Evergreen Trees	Shrubs
Per 1,000 SF building coverage	2	1	5
Per 1,000 SF paving	1	0	4
Per 100 LF road frontage	1	0	3
Per 100 LF property line, excluding road	0	1	3

(1) Shade trees shall be three inches minimum caliper.

(2) Evergreen trees shall be eight feet minimum height. When not required for screening, evergreen trees may be substituted with deciduous understory trees of eight feet minimum height.

(3) Shrubs shall be 30 inches minimum height.

(4) Fractional requirements shall be rounded up to the next whole number.

(5) Existing vegetation to remain may be credited to the requirement if identified on the plan by species and size.

(6) Required plantings may be placed within a subdivision or land development as replacement trees, street trees, parking lot landscaping, building area landscaping, or to meet any of the design objectives expressed in § 305-50H.

(7) In determining requirements, measurements of building cover, paving, road frontage, and property lines include any existing feature to remain, as well as proposed features.

C. Street trees/shade trees.

(1) Street trees shall be planted along all new streets and along any existing street where there are no existing shade trees. When planted, street trees shall be located within five feet of the right-of-way line. No less than one three-and-one-half- to four-inch caliper tree shall be planted for each 30 feet of roadway length. Such trees shall be planted in alternating rows whereby trees on one side of the street are placed at intervals of 60 feet. However, such trees may be grouped in certain cases to achieve a particular design objective when approved by the Board of Supervisors.

(2) Naturalistic tree groupings may be proposed in lieu of regularly spaced street tree plantings, subject to the approval of the Board of Supervisors. However, the minimum size and quantity requirements shall be in accordance with § 305-50B(1).

(3) Where existing trees are retained along street rights-of-way, street trees do not need to be planted other than to replace diseased or undesirable varieties.

(4) A list of recommended street trees for planting in Edgmont Township is included in Appendix A.[4]

[4] Editor's Note: Appendix A, Recommended List of Street Trees, is included as an attachment to this chapter.

D. Parking lot landscaping and buffering.

[Amended 8-10-2021 by Ord. No. 245]

(1) The outer perimeter of all parking areas shall be screened. Effective screens shall be accomplished through the use of plant materials, fencing or walls and/or mounding through the use of earthen berms.

(a) Screen and buffering between off-street parking areas and the street line or any adjacent property shall be effective at the time of occupancy, subject to the provisions below:

[1] All off-street parking areas that provide five or more parking spaces shall be screened and buffered.

[2] Effective screens and buffers shall be accomplished through the use of the following: plant materials, fencing, walls, mounding through the use of earthen berms forming a continuous visual buffer, or a pier-fence-hedge combination.

[3] The area for planting, fencing, walls, earthen berms, or a pier-fence-hedge combination shall not extend beyond the street line. No off-street parking or loading and unloading facilities shall be located within 20 feet of the street line, unless otherwise provided in other sections of this chapter.

[4] When planting screens are employed, the following shall apply:

[a] A buffer planting strip shall be provided. It shall be a minimum of 20 feet in width.

[b] The type of plant materials to be used shall be subject to review and evaluation by the Board of Supervisors upon the recommendation of the Planning Commission.

[c] Planting screens shall be of sufficient height and sufficient density to constitute a continuous visual buffer at least five feet in height at the time of planting. The spacing of plant materials shall be subject to review and approval by the Board of Supervisors upon the recommendation of the Planning Commission. Plantings shall be spaced in two alternating rows on ten-foot centers, and shall be composed of evergreen trees and shrubs.

[d] Shade trees shall be provided along all streets and shall be in accordance with Article XXII of the Edgmont Township Zoning Code.

[5] Whenever fencing or walls are employed, the effective height of the continuous visual buffer shall be no less than six feet, subject to the provisions of Article XXII of the Edgmont Township Zoning Code.

[6] Whenever earthen berms are employed, the effective height of the continuous visual buffer shall be no less than five feet in height.

[7] All off-street parking lots with five or more parking spaces located adjacent to lot frontages along Route 3 or along Route 352 shall have a pier-fence-hedge combination installed and maintained along the street edge in order to screen the off-street parking lot located adjacent to the road. A pier-fence-hedge combination shall be in accordance with Appendix K[5] and shall comply with the following design standards:

[a] A pier-fence-hedge combination, consisting of stone/masonry piers, black steel or black aluminum fence, and evergreen shrubs shall be located one foot outside of the right-of-way of the road. If there is an existing or proposed sidewalk, the pier-fence-hedge combination shall be located adjacent to the sidewalk on the building side, subject to the review and approval by the Township and subject to the review of the utility companies.

[b] The black steel or black aluminum fence shall be 30 inches to 36 inches in height.

[c] The stone/masonry piers shall be 36 inches to 42 inches in height, at least 24 inches by 24 inches in dimension, located on sixteen-to twenty-foot centers, and include a flagstone or masonry cap.

[d] The evergreen shrubs shall be planted and maintained at a height of 18 inches to 24 inches, planted on three-foot centers, and shall be installed and maintained on the road side of the fence for the pier-fence-hedge combination.

[5] Editor's Note: Appendix K is included as an attachment to this chapter.

(2) All landscaping also shall be in accordance with the provisions in Article XXII of the Edgmont Township Zoning Code.

(3) Off-street parking areas and parking lots shall be landscaped to reduce wind and air turbulence, heat and noise, and the glare of automobile lights; to reduce the level of carbon dioxide; to provide shade; to ameliorate stormwater drainage problems; to replenish the groundwater table; and to provide for a more attractive setting.

(4) All parking areas shall be landscaped. Each parking lot shall have one three- to three-and-one-half-inch caliper shade tree for every five parking spaces. The size and location of existing trees to be preserved within 15 feet of the edge of any proposed parking lot shall be considered in satisfying this requirement.

(5) Shrubs, ground covers and other plant materials are encouraged to be used to complement the required shade trees, but shall not be the sole contribution to the landscaping.

(6) The type of plant materials to be used shall be subject to review and approval by the Board of Supervisors upon the recommendation of the Planning Commission and shall be of a quality as specified in this section.

(7) The landscaping and planting areas shall be reasonably dispersed throughout the parking lot, except where there are 20 or more parking spaces, in which case the following shall apply:

(a) Landscape islands shall be provided at the end of each parking bay. Such islands shall be a minimum of eight feet in width and 18 feet in length. Such islands shall be provided to enhance the appearance of the parking area and to control access and movement within the parking area.

(b) All planting islands and planting beds within a parking lot shall be surfaced with ground covers and/or dwarf shrubs and shall not be grassed. Stone mulch may be used in conjunction with ground covers and shrubs. Shredded hardwood mulch shall only be used to form the plant saucers.

E. Landscaping around buildings. All nonresidential buildings and all buildings in the R-5 District shall be landscaped in accordance with the following criteria:

(1) A combination of evergreen and deciduous trees and shrubs shall be used as "foundation" plantings, i.e., plantings to be installed in reasonably close proximity to the perimeter walls.

(2) One three- to three-and-one-half-inch caliper specimen deciduous tree shall be planted for every fifty-foot length of building perimeter measured from end to end of buildings, without regard to indentations and the like in the buildings, and excluding any enclosed walkway connectors and elevator cores. Such trees are to be a minimum of 11 feet to 13 feet in height at the time of planting. In addition, one eight-foot to ten-foot specimen evergreen tree shall be planted for every fifty-foot length of building perimeter.

(3) Five evergreen and/or deciduous shrubs shall be planted for every 20 feet of length of building perimeter.

(4) Trees and shrubs shall be grouped in accordance with specific needs and objectives.

F. Buffers. Buffer planting strips shall be installed and maintained in buffer areas at width required in Chapter 365, Zoning, to form a continuous visual buffer. In addition to ground covers and evergreen shrubs, the buffer planting strip shall be comprised of evergreen trees which are a minimum of eight feet to 10 feet in height at the time of planting and shall be spaced at twelve-foot centers. The combined evergreen shrub and tree plantings shall constitute a continuous visual screen at the time of occupancy of any buildings and/or at the time of initiation of any use.

G. All required landscape plans shall be submitted at the time when all other required applications and/or plans are submitted. Plans shall be based on and reflect the following:

(1) The functional and aesthetic factors which relate to the tract and to the principal and accessory buildings and other structures.

(2) Concealing views to the tract.

(3) Enhancing views from and within the tract.

(4) Screening and complementing proposed buildings and other structures.

(5) Creating visual interest for the users and/or residents of the proposed project.

(6) Using plant materials which are hardy and acclimated to the conditions at the tract and within the Township.

H. A landscape plan shall include notes, diagrams, sketches, or other depictions to present the consideration and analysis of the following:

(1) An analysis of the site in terms of the existing views to and from the areas which are proposed for development; existing topography and vegetation conditions; and other existing conditions which are relevant to the site.

(2) An analysis of proposed planting and other landscaping needs as related to screening views of buildings; screening buildings and sections of buildings; screening parking areas and other areas where vehicles are parked; screening storage areas; screening site utilities; and other appropriate types of screening.

(3) The consideration of locations where plantings and other landscaping are needed to provide visual interest; define outdoor spaces; complement the proposed architectural style; and achieve other functional and aesthetic requirements for buffer areas, buffer planting strips, and other landscaped areas.

(4) Other landscaping, including trees, shrubs and ground covers, shall be provided along walkways, in courtyards, around sitting areas, at the entrance to the site and in other highly visible locations, especially on the outer side of any internal access roads which are visible from a public street which may adjoin a tract, at the entrance to buildings, and around structures used for service, storage or maintenance purposes.

(5) Requirements and standards for landscaping, in addition to that specified above, shall be as determined by the Board of Supervisors. The Board may require plantings to reduce glare; to abate other nuisances; to enhance the planting area in conjunction with streets; and to fulfill screening and other functional purposes.

(6) The location, type, size, height and other characteristics of landscaping shall be subject to the review and approval of the Board of Supervisors.

I. The preliminary landscape plan shall be drawn at a scale of at least one inch equals 50 feet. It shall be totally coordinated with the overall site plan in terms of its relationship to proposed buildings, roads, parking areas, walks, fencing, benches, signs, lighting and other like structures and shall contain the following:

(1) A delineation of existing and proposed plant materials.

(2) A delineation of other landscaping features, such as berms, planting beds to be used for herbaceous plants, areas to be devoted to lawns, and other elements of the proposed improvements, such as fences, walls, berms, retaining walls, lighting, benches, signs, paving, stone, tree wells and the like.

(3) One color rendering of the preliminary landscaping plan shall be submitted for review by the Township, in addition to the number of prints which are otherwise required. The color rendering shall reflect total coordination with the overall site plan in terms of its relationship to proposed buildings, roads, parking areas, walks, walls, fencing, benches, signs, lighting and other like structures.

(4) A written narrative of the analysis and objectives for plantings as required under § 305-50G above.

J. A final landscape plan shall be submitted after the Township has reviewed the preliminary landscaping plan and submitted comments on the plan to the applicant. The final landscaping plan shall be drawn at a scale of one inch equals 50 feet. It shall be totally coordinated with the overall site plan and shall contain the following:

(1) A final version of all of the plan requirements stated in § 305-50H above for a preliminary plan.

(2) A plant list wherein the botanical and common name of proposed plants are tabulated, along with the quantity, caliper, height, spread, and other dimensions and characteristics.

(3) Details for the planting and staking of trees, and the planting of shrubs, and any other details which depict other related installation or protection, such as ground cover spacing, tree fencing, tree grates and guards, tree wells and the like.

(4) Information regarding the continued maintenance of all plantings, and notes indicating that all plantings will be installed, maintained, and replaced if dead or diseased in the same locations as shown on the approved landscape plan.

K. Plant characteristics and maintenance.

(1) All plants shall conform with the "American Standard for Nursery Stock" of the American Association of Nurserymen, latest edition.

(2) Trees and shrubs shall be typical of their species and variety; have normal growth habits, well developed, densely foliated branches, and vigorous, fibrous root systems.

(3) Trees and shrubs shall be free from defects and injuries and certified by appropriate federal and state authorities to be free from diseases and insect infestations.

(4) Trees and shrubs shall be freshly dug and nursery-grown. They shall have been grown under climatic conditions similar to those in the locality of the project or properly acclimated to conditions of the locality of the project.

(5) Any tree or shrub which dies within the term of a maintenance agreement shall be replaced by the landowner or developer. Any tree or shrub which is deemed, in the opinion of the Township, not to have survived or grown in a manner characteristic of its type shall be replaced. Substitutions for certain species of plants may only be made when approved by the Board of Supervisors.

(6) It shall be the responsibility of the landowners, developers, tenants and/or other occupants of the premises to adequately and properly maintain the landscaped areas, which responsibility shall include watering, cleaning of weeds and debris, pruning and trimming, replacement of dead or diseased plantings, and fertilizing to maintain healthy growth.

(7) All trees along the right-of-way of any property shall be kept trimmed eight feet above any sidewalk and 11 feet above all streets.

(8) All shrubs and other growth abutting any sidewalks shall be kept cut back six inches from the edge of the sidewalks.

(9) Existing trees and shrubs at the corner of an intersection of streets and/or driveways shall be cut to a height of 24 inches from point of intersection of corner property lines back 50 feet to avoid blocking sight distance to oncoming traffic; and shrubs or ground covers to be planted shall be of the dwarf variety and shall not exceed 24 inches in height at maturity.

L. All final landscaping plans shall be accompanied by a cost estimate prepared by the landowner or developer. The cost estimate shall be evaluated by the Township and revised by the Township if necessary. The cost estimate shall serve as a basis of establishing an escrow account related to landscaping.

M. Prior to construction, the following shall occur relative to tree replacement plantings:

(1) The landowner or developer shall stake in the field the limits of construction, including the location of the building foundation, driveway, proposed grading and any utility easements to be constructed and cleared in the course of the said construction and more than 10 feet from the edges of same.

(2) Following the placement of stakes, the landowner or developer shall notify the Township, and the Township shall, following notification to the landowner or developer of the time for same, conduct an inventory of trees of eight inches up to 12 inches in DBH, from 12 inches up to 24 inches in DBH, and 24 inches in DBH or greater located within the limits of construction on the lot.

[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]

(3) The landowner or developer shall depict the location of replacement plantings on a landscape plan to be approved by the Township in accordance with § 305-50.

(4) Following construction, the developer shall plant, and warrant for a period of 18 months following installation, a tree of appropriate species as required in § 305-50A(3) as shown in the approved landscape plan, and in accordance with Appendix A.[6] Any tree which dies within the eighteen-month period shall be replaced immediately.

[6] Editor's Note: Appendix A, Recommended List of Street Trees, is included as an attachment to this chapter.

(5) Prior to the issuance of a use and occupancy permit, the Township shall inspect the lot to determine if all required plantings have been installed.

(6) The required plantings shall be shown on the as-built plan.

N. Landscape inspections.

(1) It shall be the responsibility of the applicant to notify the Township of requests for all required meetings and inspections. Failure to arrange for required inspections may result in the rejection of installed improvements.

(2) A meeting shall occur between the Township and the project landscape contractor to review required methodologies prior to installation of any plant material.

(3) No change in landscaping materials or methodologies from those indicated on the approved plan shall occur without prior written approval by the Township.

(4) The Township shall conduct at least one landscaping inspection during construction to ensure acceptability of procedures and materials.

(5) The Township shall conduct a landscaping inspection prior to any release of financial security for landscaping improvements.

(6) The Township shall conduct a landscaping inspection at the end of the eighteen-month guarantee period as described in § 305-69A(2). Prior to closing the financial security agreement, all deficiencies shall be corrected and all tree guy wires shall be removed.

§ 305-51 Recreational areas.

A. Purpose. In addition to the purposes and objectives stated in § 305-2 of this chapter, the primary purposes of this section include the following:

(1) To recognize the different recreational demands generated by various types of land development.

[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]

(2) To require the provision of adequate recreation amenities to address demand.

(3) To ensure that planned residential developments adequately address recreation demands necessary thereto.

B. All subdivision and/or land development applications shall provide for active and passive recreation areas upon the tract which is the subject of the application, in accordance with the provisions of Chapter 365, Zoning, and this chapter.

C. The Board of Supervisors may require the public dedication of land suitable for the use intended and, upon agreement with the applicant or developer, the construction of recreational facilities, the payment of fees in lieu thereof, the private reservation of land, or a combination, for park or recreation purposes as a condition of final plan approval, in accordance with the following provisions:

(1) Each application for subdivision and/or land development shall set aside and clearly identify land to be used for park and recreation purposes. The amount of land to be set aside for each lot proposed to be approved for a residential dwelling unit and for other nonresidential uses or purposes (whether or not intended to be improved under the application) shall be determined from time to time by the Board of Supervisors, by resolution, in accordance with the Edgmont Township Recreation Plan.

(2) The applicant/developer shall receive a credit for any land reserved for park or recreation purposes and dedicated to the Township under this § 305-51 towards the requirements of any provisions within Chapter 365, Zoning, requiring recreational facilities.

(3) Land dedicated to the Township under this § 305-51 shall be by fee simple deed of special warranty. At the time of dedication, title to said land shall be good and marketable, free and clear of all liens and encumbrances. The applicant/developer shall supply a title report evidencing the foregoing to the Township, prior to final approval of the subdivision and/or land development plan. The applicant/developer shall record such deed of dedication simultaneously with recording of the final plan. All costs associated with said dedication shall be borne by the applicant/developer.

(4) In the event that the requirements of this § 305-51 are not met and the Township does not accept the proposed land for dedication, the applicant/developer may still provide for other means of ownership of the proposed land, other than by the Township, in accordance with Article XXXI, § 365-177, of Chapter 365, Zoning, of the Code of the Township of Edgmont. In such an event, the Township may still require limited rights of entry onto the proposed land for maintenance and similar purposes should the owner(s) of said land fail to do so, and such failure shall, in the opinion of the Township, pose a threat to the health, safety and welfare of the Township or its residents.

D. The provisions of this § 305-51 shall not apply to a subdivision and/or land development plan application:

(1) Creating two or fewer additional lots and which makes use of all of the contiguous land then owned by the applicant/developer such that no additional subdivision or development of the land is possible; or

(2) Pending, whether preliminary or final, at the time of enactment of this chapter.

E. If the land proposed to be dedicated to the Township is not suitable for the use intended because of its size, shape, location, or features pursuant to § 305-51H, or if park or recreational lands are already available and accessible to the proposed development, or the Township and the applicant/developer agree otherwise, the applicant/developer may provide sufficient and suitable land for dedication with the Township, but which is not part of the proposed development; or make payment of a fee in lieu of dedication of land as set forth in this § 305-51. The amount of said fee in lieu of dedication shall be determined from time to time by resolution of the Board of Supervisors, in accordance with the Edgmont Township Recreation Plan. Said fee shall be payable to the Township prior to recording of the final plan and shall be included as a condition precedent to the issuance of any building permit.

(1) A combination of dedicated land and a fee in lieu thereof shall be made as set forth in this § 305-51 by any applicant/developer to the Township if it is determined that suitable park or recreation land is not available for dedication in a particular subdivision and/or land development, or if the Township and the applicant/developer shall agree otherwise; in such cases, the fee in lieu shall be applied to the number of lots or units for which no land is dedicated. Any such fee shall be payable to the Township prior to recording of the final plan and shall be included in the developer's agreement between the applicant/developer and the Township as a condition precedent to the issuance of any building permits.

(2) The amount and location of land to be dedicated or the fees to be paid in lieu thereof shall bear a reasonable relationship to the use of the park and recreational facilities by future inhabitants of the subdivision and/or land development. The land dedicated or fees paid, or the combination thereof, shall be used by the Township only for the purpose of providing park or recreational facilities accessible to the subdivision and/or land development.

F. Any fee collected under this § 305-51 shall be used by the Township for acquisition and improvement of park or recreational sites and land in accordance with the Edgmont Township Recreation Plan and shall, upon payment to the Township, be deposited in an interest-bearing account, which account shall identify the specific park or recreation facilities for which the fee was received. Interest earned on such account shall become funds of the account. Funds from such accounts shall be expended only in properly allocable portions of the cost incurred to construct, improve or acquire, including land, the specific park or recreation facilities for which the funds were collected.

G. The determination of the suitability of land which is acceptable for dedication, or use for park or recreational purposes, shall include its overall size, shape, location and natural features and shall also be based on the following additional criteria:

(1) The dedicated land must be readily accessible to all residents or expected users of the development by virtue of at least one side of each parcel of land to be dedicated abutting an existing or proposed public street for a minimum distance of 50 feet.

(2) The park or recreational land shall be located so that it equally serves all residents or expected users of the subdivision and/or land development.

(3) The shape of the land shall be suitable to accommodate those park or recreational activities appropriate to the location and needs of the residents or expected users of the development.

(4) Any parcel of park or recreation land to be dedicated to the Township shall be comprised of at least one acre in size and no less than 100 feet in width.

(5) The parcels to be dedicated, comprising the intended park or recreational land, shall be contiguous and shall not be scattered over the proposed subdivision and/or land development.

(6) Soil and drainage shall be suitable for the intended park or recreational uses and shall conform to all Township ordinances.

(7) Such land, taken in the aggregate, shall have an average slope of less than 7% and shall have no more than 20% of the land contained within the boundaries of a floodplain or steep slope area greater than 15%, or a combination of floodplain and steep slope.

(8) Vehicular parking shall be in accordance with Chapter 365, Zoning, and such that any site can be adequately served and accessed.

(9) Provisions shall be made for trails, footpaths, bicycle paths, crosswalks, and other pedestrian circulation systems and accessways.

(10) Such land shall be consistent with the findings and recommendations set forth in the Edgmont Township Recreation Plan, dated September 8, 1998, as may be amended from time to time.

H. In the event any applicant/developer of land proposes to dedicate land and/or construct recreational facilities, as provided in this § 305-51, the applicant/developer shall submit a recreational study prepared by a Pennsylvania registered landscape architect, certified planner or recreational planner to verify:

(1) Compliance with the provisions of Subsection G(1) through (10) of this section

(2) The proposed recreational facilities and/or improvements are not duplicative of those park and/or recreational facilities already available to the residents or users of the proposed subdivision and/or land development.

(3) The proposed recreational facilities and/or improvements will be properly owned, managed and maintained by a responsible entity, such as a homeowners' association, the governing documents of which shall be in recordable form and acceptable to the Solicitor.

(4) The proposed park and/or recreational facilities shall be subject to a declaration of covenants, easements and restrictions, which shall be in recordable form and acceptable to the Solicitor.

(5) The proposed park and/or recreational area shall be suitably landscaped as depicted on a landscape plan which plan shall be submitted as part of the applicant's/developer's subdivision and/or land development plan and which shall be approved or denied by the Township in conjunction with the approval or denial or the applicant's/developer's final plan.

I. If the recreation study and related documents are not approved by the Township, then the Board of Supervisors shall require the payment of a fee in lieu of the dedication of land and/or the construction of recreation facilities, as set forth in this § 305-51.

§ 305-52 Other utilities.

A. Underground utilities where utilized shall be installed before the streets are paved, as approved by the Township.

B. All utility companies, including Township franchised cable companies, shall be notified of street openings per Act 172.

§ 305-53 Topsoil.

No topsoil which is stripped in the subdivision or land development shall be disposed of off the site. Topsoil shall be stockpiled in locations on the site and in a fashion to minimize loss by soil erosion or otherwise and shall be spread at the time of finished grading, to the extent of its quantity, to a depth of at least four inches, especially over areas to be seeded or sodded or needing rapid vegetative growth to preclude erosion.

§ 305-54 Utility easements and rights-of-way.

A. Utility easements shall be required to facilitate the maintenance and repair of utility lines, sewers, community on-lot septic systems, wells and drainage structures. Facilities shall be located within a right-of-way or in the center of an easement.

B. Utility easements with a minimum of 20 feet shall be provided as necessary for utilities and storm drainage, except for petroleum transmission lines as described in § 305-54G and for certain structures or multipurpose utility easements where the minimum width shall be at least 10 feet outside any such structure or subeasement.

C. Where a subdivision or land development is traversed by a watercourse, drainageway, channel or stream within a stabilized structure (such as concrete culverts, concrete gutters, gabions, pipes and the like), there shall be a drainage easement or right-of-way conforming substantially with the line of the watercourse and of such width as will adequately preserve natural drainage, but not less than 30 feet or as may be required or requested by the Township Engineer. The owner shall properly grade and seed slopes and fence any open ditches when it is deemed necessary by the Township.

D. To the fullest extent possible, utility easements shall be centered on or adjacent to rear or side lot lines.

E. Nothing shall be permitted to be placed or planted within the area of a utility easement. The area shall be maintained as lawn or meadow. Shrubbery may be planted when approved by the Township.

F. Utility easements shall be described in a deed as shown on the approved plan.

G. Petroleum products or natural gas transmission lines. Unless otherwise indicated by various transmission line companies, a minimum utility easement of 25 feet shall be provided. The developer must contact the utility company and submit proof of the existing utility easements and/or rights-of-way.

§ 305-55 Grading.

A. Blocks and lots shall be graded to ensure proper drainage away from buildings and to prevent the collection of stormwater.

B. No excavation or fill shall be made with a face steeper than three horizontal to one vertical. However, for basins (see Chapter 292, Stormwater Management) and road embankments [§ 305-40D(8)], no excavation or fill shall exceed four-to-one or as required in § 305-46B(10).

C. A concrete, stone masonry or pressure-treated-timber wall constructed in accordance with approved standards shall be provided to support the face of any excavation.

D. Any four-to-one or greater slope and any disturbed areas shall be properly vegetated with a year-round ground cover to minimize soil erosion.

E. The top or bottom edge of slopes shall be a minimum of 10 feet from the existing property or right-of-way lines of streets in order to permit the normal rounding of the edge without encroaching on the abutting property.

F. Permanent on-lot berms shall be deed-restricted to prevent regrading or fill.

§ 305-56 Retaining walls.

All retaining walls shall be designed and approved in accordance with the following:

A. Such walls shall be designed by a registered structural engineer, whose seal and signature must appear on plans.

B. Such walls shall be constructed to have a batter, depth of footing, anchoring, drainage and materials to provide for maximum safety. Special safety precautions shall be taken whenever such walls are constructed in or near areas of steep and very steep slope.

C. Pressure-treated-timber retaining walls shall not exceed a height of four feet above grade.

D. All grading above and below such walls shall comply with this article.

E. All construction details for such walls shall be shown as required in Articles V and VI.

F. Safety rails as specified in the Building Code must be provided for all retaining walls.

§ 305-57 Lighting requirements.

Lighting requirements shall be as follows:

A. Lighting standards and requirements. Where required by this chapter, the owner shall install or cause to be installed, at the owner's expense, pole streetlights serviced by an underground conduit system in accordance with a plan to be prepared by the owner's engineer and approved by the Board of Supervisors. The owner shall be responsible for all costs involved in lighting the street from the date of first dwelling unit occupancy or other nonresidential occupancy until such time that the streets are dedicated to and accepted by the Township. In addition, appropriate conduit and wiring systems shall be installed underground even though standards and lighting fixtures might not be constructed immediately.

(1) Standards. All lighting and accessory equipment shall meet acceptable industry standards as approved by the Board of Supervisors.

(2) Shielding. All above-permitted lighting and all external lighting fixtures appurtenant to a structure shall be shielded from all residential properties and from all rights-of-way so as to eliminate light glare beyond an angle of 35° from a vertical plane.

B. Other lighting standards. The following standards shall apply to all exterior light fixtures within the Township, except streetlighting and associated traffic devices provided by a public utility or governmental entity within a public right-of-way:

(1) The light from any luminaires shall be shaded, shielded or directed to prevent direct light from being cast beyond an angle of 35° from a vertical plane and to prevent glare or other objectionable problems to surrounding areas. Unshielded lamps, bulbs and tubes are not permitted, except for temporary holiday lighting and residential house-mounted lamps and driveway lampposts utilizing 60 watt or the equivalent lumen output utilizing high-intensity discharge or fluorescent lamps of lesser wattage lamps or light output (specifically not including spotlights or floodlights).

(2) Lighting shall be designed so that the illumination does not exceed 0.10 footcandle beyond the property line on which the lighting originates.

(3) Except for public streetlights and traffic signals, freestanding lighting fixtures shall not exceed 16 feet in height. Security or floodlighting may exceed this height requirement when attached to a building, provided that such lighting shall be arranged and installed to deflect and focus lights away from adjacent properties; in no case shall parking areas be illuminated by building-mounted lights.

(4) No luminaire shall have any blinking, flashing or fluttering lights or other illuminating device which has a changing light intensity, brightness or color, nor will any beacon lights be permitted except as required by law.

[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]

(5) Neither the direct nor reflected light from any luminaire shall create a disabling glare causing traffic hazards to motor vehicle operators or public thoroughfares.

(6) The type, spacing and degree of cutoff or lighting for new development must be approved by the Board of Supervisors after review and recommendation by the Planning Commission.

(7) Parking areas shall be lighted using support poles, lighting standards, or luminaires. The fixtures shall be located within or adjacent to parking areas in raised traffic islands, parking-bay separators or adjacent landscape areas. Poles, standards or luminaires shall be located so as not to be damaged by automobiles being parked (front overhang: minimum 39 inches; rear overhang: minimum 60 inches).

(8) Levels of lighting in pedestrian and vehicular use areas should adhere to the following standards:

Type of Development Avenue	Minimum Maintained Footcandle Level	(*) Max. Recommended Maintained Avenue Footcandle Level
Pedestrian walkways and sidewalks	0.2 to 0.4	0.8
Residential streets	0.4 to 0.6	1.0
Multifamily and planned residential developments	0.6 to 0.8	1.5
Signs required to be illuminated	0.6 to 1.2	10.0
Recreational/institutional activity	1.0 to 1.2	5.0
Industrial office campus areas and parking lots	0.5 to 1.0	5.0
Commercial areas and parking lots	0.5 to 1.0	5.0 to 10.0

(a) Where possible, short-post lighting should be incorporated to reduce glare. Any divergence from the above quantities shall still remain within the limits of the Standards of the Illumination Engineering Society.

C. Plan requirements, graphics and submissions.

(1) Preliminary and final lighting plan. The location and type of all proposed exterior lighting fixtures shall be indicated on the preliminary and final lighting plans along with the expected hours of operation. On all pedestrian and vehicular use areas indicated on the lighting plan, an isolux diagram shall be drawn to sufficiently indicate the illumination levels furnished by each luminaire and the pattern of coverage on these areas. Reproduction of the cuts shall be transferred to the lighting plan for each type of proposed exterior lighting.

(2) Preliminary and final landscape plan. The location and type of all proposed exterior lighting fixtures shall be indicated on the preliminary and final landscape plans to ensure that there is no conflict between the location of light standards and the location of trees will not adversely affect lighting patterns. Lighting fixture locations shall be indicated on the plans by symbol.