Monuments and markers shall be placed so that the scored or
marked point coincides exactly with the point of intersection of the
lines being monumented. They shall be set so that the top of the monument
or marker is level with the finished grade of the surrounding ground.
Monuments shall be marked on top with a copper or brass plate or dowel
set in the concrete.
A.
Monuments.
(1)
Monuments shall be set:
(a)
At the intersections of all right-of-way lines.
(b)
At the intersection of lines forming angles in the boundaries
of the development.
(c)
At such intermediate points as may be required by the engineer.
(d)
Within 60 days of final plan approval the developer's surveyor
shall provide a letter to the Township certifying that all monuments
have been set.
(2)
Monuments shall be six inches square or four inches in diameter,
30 inches long and made of concrete, stone, or by setting a four-inch
cast iron or steel pipe filled with concrete.
Streets shall be surfaced to the grades and dimensions drawn
on the plans, profiles, and cross-sections submitted by the developer
and approved by the Township. Before paving the street surface, the
developer shall install the required utilities and provide, where
necessary, adequate stormwater drainage for the streets, as acceptable
to the Township. Following a review of the subdivision plan and consultation
with the developer and the governing body of the municipality in which
the subdivision is located, the Township shall determine the type
of development and the specifications for the base and wearing surface
of the streets in accordance with the following:
A.
Urban or suburban developments.
(2)
Collector streets. Shall be constructed in accordance with the Germany
Township Construction Materials and Specifications Manual.
(3)
Arterial streets. For the construction of arterial streets, the developer
shall consult with the Township and be governed by the Pennsylvania
Department of Transportation specifications for the method of construction
to be used. The Township shall decide if a collector or arterial street
is required as a direct result of the construction of the development,
in which case the developer shall be responsible for the costs of
such street thereof in accordance with law.
B.
Private streets.
(2)
Whenever a developer proposes to establish a street which is not
offered for dedication to public use, the Township shall require the
developer to submit, and also to record with the plan, a copy of an
agreement made with the Township on behalf of his heirs and assigns,
and signed by the Township Supervisors, and which shall establish
and stipulate certain conditions, including, but not limited to the
following:
(a)
That the Township has the right of inspection during construction
of the proposed street, and that the cost of inspection shall be paid
by developer;
(b)
Final approval of the proposed street shall be subject to any
outstanding matters relating to utilities and if appropriate stormwater
management and drainage;
(c)
A method of assessing the cost of maintenance and repairs to
the street by the abutting property owners;
(d)
That all lots abutting the street shall be subjected to deed
restrictions regarding the cost of repair and maintenance of said
street, and the developer shall be responsible for ensuring that each
deed contains said restrictions;
C.
Streetlights. In any proposed subdivision or land development involving
10 or more lots or dwelling units with an average lot size or area
per dwelling unit of 15,000 square feet or less, a streetlight meeting
Township requirements shall be installed at one corner of every intersection.
In lieu of streetlights, the Township may require the developer to
install individual property lights in the ratio of one to each lot
regardless of lot size.
D.
Street signs. Street name signs shall be placed at one corner of
every intersection. The design must be according to the Township requirements.
E.
Street trees. Street trees shall be provided in the development as required in § 160-50C(2)(a).
A.
Curbs shall be installed at the decision of the Supervisors on both
sides of any proposed street included in a proposed subdivision and
where abutting lot, lots or development have curbs and gutters. Curbs
may also be required on existing streets where curbs are necessary
to control the flow of surface water and regulate traffic.
B.
Curbs may be required in all parking compounds located within multifamily
development projects.
In any proposed subdivision or land development with an average
lot size or area per dwelling unit of 15,000 square feet or less,
or where any subdivision is immediately adjacent to or within 1,000
feet of, any existing or recorded subdivision having sidewalks, sidewalks
shall be installed on each side of the street in accordance with Township
requirements. The Township may also require installation of sidewalks
in any subdivision of land development where the evidence indicates
that sidewalks are necessary for the public safety.
A.
Sidewalks shall be within the right-of-way of the street and shall
extend to width from the right-of-way line toward the curbline.
B.
Sidewalks shall be at least four feet wide. In the vicinity of shopping
centers, schools, recreation areas and other such facilities, sidewalks
shall be at least five feet wide and located within the street right-of-way.
D.
Sidewalks shall be of a uniform depth of four inches, except where
crossed by driveways, where the depth shall be six inches for residential
driveways, and eight inches for commercial driveways. The width of
the sidewalk shall be the width specified in this chapter.
E.
Construction joints shall be spaced no more than five feet apart.
F.
The forms used shall be of metal. All forms shall be smooth, straight,
and free from warp.
All sanitary sewer and water supply systems located in any designated
floodplain district shall be floodproofed up to the regulatory flood
elevation.
A.
Private and on-site sewer systems.
(1)
All properties shall be connected to a public sanitary sewer system
if possible.
(2)
Where a public sanitary sewer system is not accessible, but is proposed
for extension within five years to the development or to within 1,000
feet of the development, the developer shall install sewer lines,
including lateral connections, to provide adequate service to each
lot when connection with the public system is made. The sewer lines
shall be capped at the street right-of-way line. When capped sewers
are provided, on-site disposal facilities shall also be provided.
If the available engineering and design information for the proposed
public system is insufficient to ensure the proper installation of
capped sewer lines, the developer shall, at the Township's discretion,
provide for the eventual installation by creating an escrow account
in an amount sufficient to provide for the eventual construction of
said sewer lines.
(3)
If no public system is either proposed within five years or within
1,000 feet of the development, the Township Supervisors may require
that a study be prepared to determine the feasibility of constructing
a private sewer system or treatment facility, or connecting to any
existing private or public system over 1,000 feet away.
(4)
Upon completion of any sanitary sewer system installation, the plan
for the system as built shall be filed with the Township.
(5)
Where none of the above alternatives are possible or feasible, an
individual sewage disposal system consisting of a septic tank and
absorption field or other approved sewage disposal system shall be
provided for each lot at the time improvements are erected or installed
thereon. All such individual sewage disposal systems shall be constructed
in accordance with the Pennsylvania Department of Environmental Protection
or Germany Township's regulations.
B.
Hydrogeologic study to evaluate groundwater nitrate levels.
(1)
A hydrogeologic study to evaluate groundwater nitrate levels shall
be required for all new subdivisions or land developments that proposes
use of on-lot sewage disposal systems where:
(2)
Hydrogeologic studies shall at a minimum contain delineations of
the following:
(a)
Dispersion plume: volume of effluent and groundwater flowing
away from treatment disposal site towards receiving waters.
(b)
Mixing zone: portion of dispersion plume in which groundwater
quality does not meet federal drinking water standards.
(c)
Buffer zone: the groundwater surrounding the mixing zone, provided
for containment and restoration activities should groundwater (which
exceeds federal drinking water standards) leave the mixing zone.
(d)
An evaluation of the existing and proposed nitrate loading of
the groundwater.
(e)
An estimate of the velocity and direction of groundwater movement.
(f)
A map showing all lots and parcels within at least 1/4 mile
of the proposed development.
(g)
The location of all wells and parcels within at least 1/4 mile
of the proposed development.
(h)
An estimate of the area of potential contamination (above 10
ppm) that can be anticipated in the local aquifer.
(i)
An examination of impacts on water uses in the local area. This
shall include both existing and potential water uses.
(j)
A review of specific geologic characteristics of the area proposed
for subsurface disposal systems.
(k)
An identification of existing and potential water supplies that
will be affected by excessive nitrate-nitrogen levels. In addition,
the study shall contain an evaluation of methods of preventing use
of affected water for drinking purposes (exceeding 10 ppm).
(l)
A determination of the minimum land area required, without consideration
of any specialty treatment (i.e., denitrofication), to provide for
adequate dilution/dispersion of nitrate-nitrogen within the groundwater
system. This shall be used to determine the minimum lot size for the
proposed subdivision or land development.
(3)
The final content of hydrogeologic studies shall be determined following
initial review by the Germany Township Engineer or groundwater hydrogeologist.
(4)
"Equivalent dwelling unit (EDU)" as used herein shall mean a measure
of wastewater effluent equivalent to that provided to a single residential
establishment, which is 262.5 gallons per home (one EDU = 262.5 gallons
per day).
C.
Private and on site water systems.
(1)
Where a water main supply system is within 1,000 feet of, or where
plans approved by the Township provide for the installation of such
public water facilities, the developer shall provide the development
with a complete water main supply system to be connected to the existing
or proposed water main supply system in accordance with the Township's
requirements.
(2)
If connection to a public water supply system is not possible, a
report on the feasibility of constructing a private water supply system
may be required by the Township and a report shall be submitted setting
forth the findings.
(3)
The plans for installation of a private water supply system shall
be prepared by the land developer, and approved by the Pennsylvania
Department of Environmental Protection and the Township. Upon completion
of any water supply system, the plan for the system as built shall
be filed with the Township.
(4)
Where none of the above alternatives are possible or feasible, an
individual water supply system shall be installed.
(a)
The water supply yield shall be adequate for the type of development
proposed.
(b)
The installation of such systems shall not endanger or decrease
groundwater supplies of adjacent properties.
(c)
Any such individual system shall meet any applicable Pennsylvania
Department of Environmental Protection regulations and/or Germany
Township Regulations.
(5)
Water supply feasibility study.
(a)
If the water supply system proposed involves the utilization
of water obtained from the tract being subdivided or developed, irrespective
of whether that water is being distributed as a part of a private
or individual water supply system, the Township will approve the proposed
water supply system only when the feasibility study establishes and
the engineer or geologist performing the study certifies that the
groundwater recharge on the tract in question after development computed
during drought conditions (periods where precipitation is 40% below
normal) will exceed the anticipated water usage figures computed by
using the figures of 3.5 persons per dwelling unit and average daily
usage of 100 gallons per person per day, where residential use is
contemplated and will exceed projected water usage figures, where
nonresidential use is contemplated, and that the installation of the
proposed systems will not lower the groundwater table in the area
so as to endanger or decrease groundwater supplies available to other
properties in the area of the subdivision or land development and
such study is approved by the Township Engineer or Geologist.
(b)
The water supply feasibility study shall be prepared, signed
and sealed by a professional geologist or professional engineer qualified
to conduct groundwater assessments in the Commonwealth of Pennsylvania.
(c)
Prior to the start of the feasibility study, the scope of study
must be submitted for approval to the Township's Geologist or Engineer.
If the development or subdivision of the tract, as it existed as of
the dated of this chapter, consists of over 15 residences or the development
requiring over 5,000 gallon per day of water usage, test and monitoring
wells will be required. The scope of study must include the location
and number of test and monitoring wells.
(d)
The water supply feasibility study shall include at a minimum,
the following:
[1]
Map well driller's records for wells within 1/4 mile of the
proposed development, as well as all wells that withdraw over 10,000
GPD within one mile of the site.
[2]
A geologic map of the area within a one mile radius of the site,
at a scale of not less than one inch to 400 feet (one inch equals
400 feet), including the location of all faults, lineaments and fracture
traces within 1/4 mile of the site.
[3]
The locations of all existing and proposed on-site septic systems,
sewer lines and potential sources of pollution or contamination within
1/4 mile of the site.
[4]
Compare recharge to anticipated daily water usage for typical
single-family dwelling [350 gallons per day (GPD)].
[5]
The study shall contain pertinent data, analysis and methods
used to arrive at the study's conclusions.
[6]
The quality of the water produced by the test well(s) shall
be tested to determine compliance with the water quality standards
of the Pennsylvania Department of Environmental Protection.
D.
Association or other organizations for operating and maintaining
of the private systems.
(1)
When private sewage treatment systems and/or water supply systems
are installed by the developer an association or other organization
must be established by the developer to operate and maintain the systems.
(2)
Any and all legal documents involving in establishing this association
or other organization must be submitted and approved by Germany Township
prior to approval of the final plan.
Fire hydrants shall be provided as an integral part of any public
or private water supply system.
A.
Fire hydrants shall be installed if their water supply source is
capable of serving them in accordance with the requirements of the
local fire authority.
B.
Fire hydrants shall be in accordance with specifications set forth
by the National Fire Protection Association or as amended.
C.
Fire hydrants shall be placed at intervals of not more than 600 feet
or as specified by the Insurance Services Office of Pennsylvania.
A.
General.
(1)
A stormwater management plan shall be submitted for all subdivisions
and/or land developments unless deemed not necessary by the Township.
The plan shall show all drainage within the area affecting the subject
property, all existing and proposed drainage facilities and all grading
proposed for the subject property, as well as the additional plan
information required in this section and such other stormwater management
ordinances adopted by the Township, and including the best management
practices (BMPs) in current use in Pennsylvania.
(2)
All land areas shall be graded to secure proper drainage away from
buildings, on lot sewage disposal facilities, and the like, and to
prevent the collection of stormwater in pools. Drainage provisions
shall be of such design as to carry surface waters to the nearest
practical natural drainage channel, storm sewer system detention basin
or other drainage facilities. The landowner or developer shall construct
and/or install such drainage structures, stormwater management facilities
and/or pipes as are determined necessary by the Township to prevent
soil erosion, damage and siltation and to satisfactorily carry off
surface water and provide stormwater management. In the design of
storm drainage facilities, special consideration must be given to
preventing excess runoff onto adjacent developed or undeveloped properties.
In no case may any slope exceed the normal angle of slippage of the
material involved. All slopes must be protected against erosion. In
no case may a change be made in the existing topography which would:
(3)
Storm sewers, culverts, bridges and related drainage installations
shall be provided to:
(a)
Permit unimpeded flow of natural watercourses. Such flow may
be redirected as required, subject to the approval of the Pennsylvania
Department of Environmental Protection.
(b)
Ensure adequate drainage of all low points as may be related
to streets.
(c)
Intercept stormwater runoff along streets at intervals reasonably
related to the extent and grade of the area drained to prevent flow
of stormwater across intersections and to prevent the flooding of
intersections during the design storm.
(d)
Ensure adequate and unimpeded flow of stormwater under driveways
in, near or across natural watercourses or drainage swales. Properly
sized pipes or other conduits shall be provided as necessary.
(e)
Prevent excessive flow on or across streets, sidewalks, drives,
parking areas and any other paved surface or accessway.
(f)
Direct stormwater away from springs.
(g)
Provide adequate drainage away from on-site sewage disposal
systems.
(4)
The stormwater management plan for each subdivision and/or land development
shall take into account and provide for upstream areas within the
entire watershed in computing discharge quantities, sizing of pipes,
inlets and other structures. The runoff from any proposed development
shall be subject to evaluation which includes the anticipated runoff
from other existing or proposed developments within the same watershed.
Stormwater management facilities designed to serve more than one property
or development in the same watershed are encouraged, in which case
consultation with the Township is required prior to design.
(5)
All natural streams, channels, swales, drainage systems, and/or areas
of concentration of surface water shall be maintained in their existing
condition unless alteration is approved by the Township. In any event,
all encroachment activities shall comply with the Pennsylvania Department
of Environmental Protection Rules and Regulations.
(6)
Man-made structures shall be kept to a minimum and bridges, culverts
or rip-rap shall be constructed to maintain the natural characteristics
of the stream and shall meet the approval of the Township.
(7)
For the purpose of this subsection, streams and intermittent streams
are defined as those watercourses on the USGS Quadrangle Maps of the
area, and/or as determined as such pursuant to an on-site survey by
the Township.
(8)
Retention/detention basins shall be designed to utilize the natural
contours of the land. When such design is impracticable, the construction
of the basin shall utilize slopes as shallow as possible to blend
the structures into the existing terrain.
(9)
Any subdivision and/or land development within a flood hazard district shall comply with all of the provisions of Chapter 95, Floodplain Management, and the rules and regulations of the Pennsylvania Department of Environmental Protection.
(10)
The Township may require that a landowner or developer provide
reasonable corrective measures to alleviate an existing off-site drainage
problem which may be affected by the proposed subdivision and/or land
development. It shall be the responsibility of the landowner or developer
to obtain all drainage easements in, over, or through other properties,
and the Township, its agents, workmen, servants and employees shall
be indemnified and held harmless from any liability.
(11)
Any water originating from non-natural sources such as swimming
pools, air-conditioning units, sump pumps, roof drains or other similar
flow shall be properly discharged into natural watercourses on the
property or connected to an existing or proposed stormwater management
system as approved by the Township. Polluting matter from such sources
may not be deposited into natural watercourses or storm drains.
(12)
Any water originating from non-natural sources as referenced
above shall not be discharged onto any street or other public right-of-way
used for pedestrian or vehicular access.
(13)
All lots, tracts or parcels shall be graded to provide proper
drainage away from buildings and dispose of the runoff without ponding,
and all land within a development shall be graded to drain and dispose
of surface water without ponding, except where other arrangements
are approved by the Township. Grading shall not be done in such a
way to divert water onto the property of another landowner without
the expressed consent of the affected landowner.
(14)
In addition to any other requirement of this chapter, the landowner
or developer may be required to participate in correcting improvements
in the drainage basin within which the proposed development is located.
The specified off-site drainage improvements required shall be those
specified by the Township to mitigate off-site impacts created by
the proposed development.
B.
Stormwater management plan.
(1)
General requirements. If required, the stormwater management plan
and report shall be submitted containing but not limited to the information
below. The determination of the need for additional information shall
be made by the Township after conducting a review of the following:
(a)
A map depicting the total watershed. A USGS Quadrangle Map is
suitable as the source for such a map. However, the watershed area
must be highlighted or otherwise distinguished from other areas outside
the watershed.
(b)
Maps and drawings showing all existing and proposed drainage
facilities affecting the subject property.
(c)
A plan of the site, at a scale of no less than one inch equals
50 feet, prepared by a registered engineer or surveyor and including
the following:
[1]
All existing topographic features with a contour interval of
at least two feet.
[2]
Boundary survey information.
[3]
Location and description of all vegetative and land cover characteristics.
[4]
All existing utilities including stormwater pipes showing size,
material and invert elevations.
[5]
Soil types.
[6]
All existing natural or man-made features.
[7]
All proposed improvements, including, but not limited to, proposed
buildings, driveways, stormwater drainage systems, sewage disposal
systems, wells, stormwater management facilities, final grading contours
and elevations, soil erosion and sedimentation control and procedures
and the like.
[8]
Profiles of all proposed sewers, including elevations, sizes,
slopes and materials, at a scale of no less than one inch equals 50
feet horizontal and one inch equals five feet vertical.
[9]
Staging of earthmoving activities and program of operation.
[10]
Locations, dimensions and design details required
for the construction of all facilities.
[11]
All soil erosion and sedimentation control measures,
temporary as well as permanent, in sufficient detail in order to clearly
indicate effectiveness of the plan. The Adams County Conservation
District must approve this plan.
[12]
Project specifications relative to stormwater
control.
[13]
When major control facilities, such as detention/retention
basins, are planned, soil structures and characteristics shall be
investigated and analyzed. Plans and data shall be prepared and submitted
by a licensed professional engineer or geologist with experience and
education in soil mechanics. These submissions should consider and
offer design solutions for frost heave potential, shrink-swell potential,
soil settling characteristics, suitability of existing soils for placement
of fill and backfilling procedures and soil treatment techniques as
required to protect the improvements or structures.
(d)
The design computations for the stormwater drainage systems,
including storm drain pipes and inlets, runoff control measures, and
culverts and drainage channels.
(e)
A narrative report of the project stating the proposed engineering
assumptions and calculations for control measures and facilities.
The following information shall be included:
[1]
General description of the project.
[2]
General description of accelerated runoff control plan.
[3]
General description of soil erosion and sedimentation control
plan.
[4]
Expected project time schedule, including anticipated start
and completion dates.
[5]
The stormwater characteristics of the project as related to
its location within the watershed(s).
[6]
On-site detention methods.
[7]
Methodology and basis of design computations.
[8]
Brief description of soils and their characteristics.
C.
Stormwater drainage plan.
(1)
A plan showing all pre-development and post-development stormwater
flow to and from basins. A plan showing all post-development flows
to all inlets, headwalls, swales, channels and the like. The drainage
areas and the design flow to each inlet or structure shall be delineated
on a copy of the stormwater management plan where applicable.
(2)
The following stormwater related items shall be included as part
of the plan submission:
(a)
Preliminary plan contents:
[1]
The watershed and subarea in which the site is located as well
as the corresponding release rate percentage, where applicable.
[2]
Existing ground cover conditions.
[3]
Definition of the existing drainage paths and drainage area
boundaries.
[4]
Definition of existing on or off-site drainage problems.
[5]
Appropriate stormwater management criteria such as release rate
percentage, direct discharge and downstream impact elevation.
[6]
Layout of existing and proposed streets, buildings, approximate
building dimensions, parking areas, walkways and other impervious
areas.
[7]
Configuration of the storm sewer and sanitary sewer system layouts,
including plan and profile drawings.
[8]
Location and layout of the stormwater management system with
a description of its proposed design and operation.
[9]
Existing and proposed drainage easements.
[10]
Runoff calculations as set forth in the stormwater
management plan. A minimum of 5,000 square feet of impervious area,
for each individual residential lot, shall be used in calculation
of the proposed stormwater, post development runoff.
[11]
Ownership and maintenance provisions for all stormwater
related facilities.
(b)
Final plan contents:
[1]
Data requirements as set forth for the preliminary plan.
[2]
Final layout of existing and proposed streets and buildings,
actual building dimensions, parking areas and other impervious areas.
[3]
Exact location and layout of the stormwater management system
with a detailed description of its proposed design and operation.
[4]
Detailed surface water runoff calculations as set forth in this
section.
D.
Standards and criteria.
(1)
Storm drainage system.
(a)
Design flow rate.
[1]
The storm sewer system shall be designed to carry a twenty-five-year
peak flow rate without surcharging inlets. The peak flow rate into
each inlet shall be indicated on the stormwater drainage plan. The
design flow rate shall be determined by the rational formula,
|
Q = CIA
|
|
Where:
| |||
|
Q
|
=
|
Peak runoff rate, cubic feet per second (CFS).
| |
|
C
|
=
|
Runoff coefficient equal to the ratio of the peak runoff rate
to the average rate of rainfall over a time period equal to the time
of concentration.
| |
|
I
|
=
|
Average rainfall intensity in inches per hour for a time equal
to the time of concentration.
| |
|
A
|
=
|
Drainage area in acres.
| |
[2]
Appropriate values for the runoff coefficient and rainfall intensity
shall be taken from the following source:
|
Commonwealth of Pennsylvania
|
|
Department of Transportation
|
|
Publication 584
|
|
PennDOT Drainage Manual
|
|
2010 Edition or the latest revision
|
(2)
Storm sewer system design.
(a)
The storm sewer system shall be designed to the more restrictive
of the following: to collect stormwater at any point where three to
five cubic feet per second is accumulated during the design storm;
and/or inlets/manholes shall not be spaced more than 300 feet apart
on pipe sizes up to 24 inches in diameter and not more than 400 feet
apart on greater sizes.
(b)
Inlets, manholes, grates, covers, frames, and the like shall
conform to the Pennsylvania Department of Transportation Roadway Construction
Standards and Form No. 408 specifications and all amendments, revisions
or updates thereto.
(3)
Bridge/culvert/channel design.
(a)
Bridges and culverts shall have ample waterway to carry expected
flows, based on a minimum storm frequency of 100 years or as required
by the Pennsylvania Department of Environmental Protection (PADEP).
Bridge and/or culvert design shall be in accordance with the Pennsylvania
Department of Transportation and/or the Pennsylvania Department of
Environmental Protection requirements. All culverts shall be provided
with concrete end walls.
(b)
All drainage channels shall be designed to carry a flow rate
equal to a one-hundred-year, twenty-four-hour storm.
(c)
All drainage channels shall be designed to prevent the erosion
of the stream bed and stream bank areas. The flow velocity in all
vegetated drainage channels shall not exceed the maximum permissible
velocity to prevent soil erosion. Suitable bank stabilization shall
be provided where required to prevent soil erosion of the drainage
channels. Where storm sewers discharge into existing drainage channels
at an angle greater than 30° from parallel with the downstream
channel flow, the far side bank shall be stabilized by the use of
rip-rap and masonry and/or concrete walls. The stabilization shall
be designed to prevent soil erosion and frost heave under and behind
the stabilizing media.
(d)
Any vegetated drainage channel requiring mowing of the vegetation
shall have a maximum slope of four horizontal to one vertical on those
areas to be mowed.
(e)
The design of all channels shall, as a minimum, conform to the
design procedures outlined with the Pennsylvania Department of Transportation
standards, Pennsylvania Best Management Practices Manual, and Pennsylvania
Department of Environmental Protection Erosion and Sediment Pollution
Control Program Manual.
(4)
Overflow system. An overflow system shall be provided to carry flow
to the detention basin when the capacity of the storm drain pipe system
is exceeded. The overflow system shall have sufficient capacity to
carry the difference between the one-hundred-year and the twenty-five-year
peak flow rates.
(5)
Inlet capacity.
(a)
All inlets must be designed to accommodate the twenty-five-year
peak flow rate. The capacity of Type C, M or S inlets shall be determined
from the following source:
|
Commonwealth of Pennsylvania
|
|
Department of Transportation
|
|
Publication 584
|
|
PennDOT Drainage Manual
|
|
2010 Edition or the latest revision
|
(b)
The capacity of each inlet shall be indicated on the stormwater
management site plan narrative. All stormwater management plans shall
indicate that inlet grates be installed in such a manner that the
roadway stormwater will be directed into the inlet and away from the
roadway. All inlets shall be designed to create a one inch sump condition
below finished road surface unless approved otherwise by the Township.
At curbed street/driveway intersections, inlets shall be placed on
the tangent section and not in the curved portion of the curbing.
(6)
Straight pipe sections. All storm sewers shall be designed to follow
straight courses. No angular deflections of storm sewer pipe sections
in excess of 5° shall be permitted. No vertical curves shall be
permitted in the storm sewer system.
(7)
Minimum grade and size. All storm sewer pipes shall be designed to
maintain a minimum grade that will result in a full flow velocity
of at least two feet per second. All storm sewer pipes shall have
a minimum inside diameter of 15 inches.
(8)
Pipe capacity. The capacity of all pipe culverts shall, as a minimum,
provide the required carrying capacity to meet current Pennsylvania
Department of Transportation standards and criteria. A fifteen-inch
diameter pipe, or greater, shall be used where a driveway crosses
a stormwater management facility.
(9)
Pipe arches. Where headroom is restricted, equivalent pipe arches
may be used in lieu of circular pipes.
(10)
Pipe material and gauge thickness. All storm sewers shall be
reinforced cement concrete, corrugated aluminum, corrugated galvanized
steel pipe or smooth-wall corrugated polyethylene pipe. Storm sewers
shall be of the proper class and thickness to support the above fill
material. Pipe class and gauge or thickness shall be noted on the
plans. All pipes shall conform to Pennsylvania Department of Transportation
specifications.
(11)
Allowable headwater depth. At all inlets or manholes, the maximum
allowable headwater depth shall be one foot below the top of the inlet
grate or the manhole.
(12)
Horizontal pipe deflections. A manhole or inlet shall be provided
at all horizontal deflections in the storm pipe system exceeding 5°.
(13)
Minimum and maximum cover. In lawn areas, a minimum of 12 inches
of cover shall be maintained over all storm drain pipes. Under streets,
the top of storm drain pipes shall be a minimum of six inches below
subgrade elevation. The maximum cover over storm drainpipes shall
be 10 feet unless otherwise approved by the Township.
(14)
Storm sewer system outlets. Storm sewer system outlet pipes
shall extend to proposed stormwater management facilities, natural
watercourses and the like. A concrete end wall shall be required on
all storm sewer system inlet and outlet pipes. All storm/sewer outlets
24 inches in diameter or greater shall be equipped with a galvanized
child-proof horizontal bar rack, bolted to the end wall.
(15)
Roof drains. Stormwater roof drains shall not discharge water
directly over a sidewalk, into any sanitary sewer line, or into a
street or paved area.
(16)
Drainage easements:
(a)
All storm sewer easements through undedicated land shall be
a minimum of 20 feet in width.
(b)
Where a site is traversed by a watercourse, a drainage easement
or right-of-way conforming substantially to the line of such watercourse
and of such width as will be adequate to preserve natural drainage
and provide sufficient width for maintenance shall be created, as
determined by the Township.
(c)
Diversion of surface water runoff. All storm sewers and/or drainage
swales shall be designed to carry such runoff into a detention basin
or similar facility utilized to control the rate of runoff, unless
approved otherwise by the Township.
(17)
Runoff control measures.
(a)
Runoff control. The rate and quantity of stormwater runoff from
any proposed subdivision and/or land development shall not exceed
the rate and quantity of runoff prior to development (i.e., zero increase
runoff). This standard shall be maintained for all storms (i.e., both
high-frequency and low-frequency).
(b)
Runoff control devices. The increased runoff which may result
from subdivisions and/or land developments shall be controlled by
permanent runoff control measures that will provide the required runoff
control specified above. All runoff control devices will be evaluated
for their effectiveness to maintain the above mentioned standard for
all storms with a return period of up to 100 years.
(c)
Runoff capture volume requirements of Chapter 149, Stormwater Management, must be met. All runoff control measures will be designed to provide groundwater recharge when suitable subsurface conditions are present. Soils testing and certification by a registered professional engineer, geologist, soils scientist or the like shall be required when groundwater recharge systems are proposed.
(e)
Detention basin versus other available methods. Detention basins
are an acceptable technique for controlling the rate of runoff from
a subdivision and/or land development. However, the use of other available
runoff control measures can be employed as approved by the Township.
Runoff control measures other than detention basins may include on-lot
berms, on-lot or centralized seepage beds. All pertinent detention
basin design standards shall be applicable to any such on-lot facilities.
(f)
Regional detention basins. The use of regional detention basins
to combine and eliminate numerous smaller basins is encouraged. Consultation
with the Township is required prior to design of a regional detention
basin.
E.
Detention/retention basins.
(1)
Detention basins shall be designed in accordance with the Soil Cover
Complex Method and the procedures developed by the United States Department
of Agriculture, Natural Resources Conservation Service, as outlined
in their Technical Release No. 55, Urban Hydrology for Small Watersheds,
with specific attention given to antecedent moisture conditions, flood
routing and peak discharge and Hydrology National Engineering Handbook
Section 4, or other methods as approved by the Township Engineer.
(2)
Basin design criteria (NRCS).
(a)
Basins shall be designed to safely convey the quantity of water
resulting from a one-hundred-year, twenty-four-hour storm under full
development conditions. Stormwater management calculations shall ensure
that the pre-development discharge from the site is as follows:
[1]
The emergency spillways from such facilities shall be designed
based on a one-hundred-year storm. The time of concentration method
shall be utilized in the development of the runoff hydrography and
peak discharges. Storage-discharge curves shall be provided for all
basins.
(b)
The following criteria shall apply in the calculation of stormwater
runoff values:
[1]
Meadow conditions shall be used as the basis for establishing
the pre-development runoff values for all areas other than woodland,
including areas which are presently covered by impervious surfaces,
except as stated below.
[2]
In the case of an expansion of an existing development, allow the exclusion of only existing impervious areas from the requirements of § 160-36E(2)(b)[1] above, provided that the existing development does not presently contribute to an existing drainage problem downstream upon the approval of the Township.
[3]
A Type II distribution storm.
(3)
Outlet control structures.
(a)
All outlet control structures shall be constructed of concrete,
properly anchored to prevent flotation and equipped with childproof,
nonclogging removable trash racks overall design openings 12 inches
or greater in diameter, except those openings designed to carry perennial
stream flows.
(b)
Temporary sedimentation controls shall be provided during construction
to prevent the flow of sediment through the basin outlet pipe. Such
measures may include temporary riser pipes, rock-filled gabions, plywood
standboxes, silt fences and the like.
(4)
Emergency spillways. Whenever possible, the emergency spillway for
basins shall be constructed on undisturbed ground. Emergency spillways
shall be constructed of reinforced concrete, concrete moundslabs or
vegetated earth. All emergency spillways shall be constructed so that
the basin berm is protected against soil erosion. The minimum capacity
of the emergency spillway shall be designed to pass the one-hundred-year
post-development flow. Emergency spillways shall extend along the
upstream and downstream berm embankment slopes. The emergency spillway
shall not discharge stormwater over earthen fill and/or easily erodible
material without adequate protection against soil erosion.
(5)
Freeboard. The minimum freeboard shall be one foot. (Freeboard is
the difference between the design flow elevations in the emergency
spillway and the top of the settled basin embankment.)
(6)
Basin outlet pipes. Basin outlet pipes shall be equipped with watertight
joints.
(7)
Anti-seep collars. Anti-seep collars shall be installed around the
principal pipe barrel within the normal saturation zone of the basin
berms. The anti-seep collars and their connections to the pipe barrel
shall be watertight. The anti-seep collars shall be designed in accordance
with USDA NRCS criteria. Design calculations for anti-seep collars
must be submitted with the basin calculations.
(8)
Basin outlets. Energy dissipating devices (concrete aprons and the
like) shall be placed at all basin outlets. Concrete end walls shall
be placed at all basin outlets. All basin outlet pipes 12 inches in
diameter or greater shall be equipped with childproof devices to deter
entry by pedestrians or animals. Design calculations for proposed
energy dissipaters must be submitted with basin calculations.
(9)
If the flow from a detention facility would otherwise damage or interfere
with the agricultural or residential use of a property over which
it would flow, it shall be piped to a stream; provided, however, this
provision shall not apply if the owner of the property which would
be adversely affected by the flow refuses to grant the developer a
right-of-way to pipe the flow from the detention facility underground
at a sufficient depth so as not to interfere with agricultural use
without damage to growing crops and trees and provided further the
pipeline shall be located so as to minimize such surface damage.
(10)
Slope of detention basin embankment.
(a)
The maximum slope of earthen basin embankments shall be four
to one. The top or toe of any slope shall be located a minimum of
15 feet from adjacent property lines with the exception of the downstream
property line where the toe of the embankment shall be placed a sufficient
distance to allow for energy dissipating devices but in no case less
than 40 feet unless approved otherwise by the Township.
(b)
Whenever possible, the side slopes and basin shape shall blend
with the natural topography. Straight side slopes and rectangular
basins shall be avoided whenever possible.
(11)
Width of berm. The minimum top width of detention basin berms
shall be six feet.
(12)
Construction specifications. The plans shall indicate the construction
specifications and compaction requirements for all detention/retention
basins.
(13)
Slope of basin bottom. In order to ensure proper drainage of
detention basins, a minimum grade of 2% shall be maintained for all
basins.
(14)
Cut-off trench. A cut-off trench shall be excavated along the
center line of dam on earth fill embankments. The minimum depth shall
be three feet. The minimum bottom width shall be 10 feet or wide enough
to permit operation of compaction equipment. The side slopes shall
be no steeper than 1:1. The trench shall be kept free from standing
water during the backfilling operations.
(15)
Grading and landscaping of basins, cuts and fills. No excavation
or fill shall be made with a cut and fill slope steeper than four
feet horizontal to one foot vertical. A written statement shall be
required from a civil engineer licensed by the Commonwealth of Pennsylvania
having experience in soils engineering certifying that the site has
been inspected and that any proposed deviation from the slope specified
above should not endanger any property or result in personal injury.
Retaining walls will be required if a stable slope cannot be maintained.
Any retaining wall design must be designed by an experienced structural
engineer licensed by the Commonwealth of Pennsylvania. The toe of
any cut or fill slope must be located a minimum of 15 feet from adjacent
property lines with the exception stated in § 160-36E(10)A
above.
(16)
Landscaping.
(a)
A minimum of four inches of topsoil shall be placed on all areas
affected by the basin construction (bottom of basin, side slopes,
top of berm and the like).
(b)
All earthen basins shall be seeded with a standard seed mix
containing temporary and permanent grasses capable of providing a
minimum uniform 70% perennial ground cover or other approved ground
covers within seven days after final grading. Application rate shall
be in accordance with the seed supplier's guidelines and recommendations.
(c)
Fencing may be required around detention/retention basins where
the Township determines that circumstances warrant the fencing.
(d)
All detention/retention basins shall be landscaped.
(17)
Permanent pond.
(a)
A five-foot wide bench sloping at 4% shall be provided for all
detention/retention basins designed to contain a permanent pond of
water. The toe of the bench shall begin at the permanent water surface
elevation. Alternate designs may be submitted for review by the Township.
(b)
When a permanent pond is proposed, a report of a certified geotechnical
specialist must be provided certifying that the water will not become
stagnant. The basin side slopes below the water line must not exceed
4:1.
(18)
Positive drainage. Detention basins, not intended as permanent
facilities, must be designed to eliminate standing water or swampy
conditions after the basin has drained. This must be accomplished
either by the installation of stone-trenched underdrains or by providing
a minimum basin bottom slope of 2% to the basin outlet. Other arrangements
may be presented for review and approval by the Township. Normally
dry, open-top storage facilities, designed as such, shall completely
drain both the volume control and rate control capacities over a period
of time not less than 24 hours and not more than 72 hours from the
end of the design storm. However, any designed infiltration volume
at such facilities is exempt from the minimum twenty-four-hour standard,
i.e., may infiltrate in a shorter period of times, so long as none
of the stormwater intended for infiltration is discharged into the
surface waters of the commonwealth.
(19)
Subsurface infiltration/disposal/retention basin systems. The
following procedures and materials shall be required for all subsurface
stormwater management facilities:
(a)
Prior to starting any excavation for subsurface facilities,
the contractor must notify the Township's Engineer 48 hours in advance
for inspection of said facilities. Inspection is required for all
subsurface stormwater management facilities at time of installation
and prior to backfilling.
(b)
Excavation for all subsurface facilities shall be performed
in a manner that will minimize compaction of the subsurface facility
floor and surrounding areas as well as minimize smearing of the sidewalls
of the subsurface facility.
(c)
The floor and sidewalls of the subsurface stormwater management
facility shall be roughened prior to placement of the geofabric and
aggregate.
(d)
Only clean, open graded aggregate, free of fines, shall be used
in subsurface stormwater management facilities.
(e)
The top, sides, and floor of all subsurface stormwater management
facilities shall be covered with a drainage filtration fabric which
meets the requirements of the Pennsylvania Department of Transportation
Publication 408 for Class I Geofabrics.
(f)
All pipes leading into subsurface stormwater management facilities
shall be equipped with screening or water quality devices to prevent
debris from entering the system.
(g)
The floor of all subsurface stormwater management facilities
shall be located a minimum of 12 inches above the seasonal high water
table or bedrock limiting zone as established by a soil test pit and
site specific soil profile. Depths of less than 12 inches above the
limit zone will only be allowed where it is certified by a registered
professional engineer, geologist, or hydrogeologist that the proposed
facility will not create an environmental hazard.
(h)
For all subsurface stormwater management facilities that propose to use infiltration as a means to manage stormwater runoff, infiltration testing must be performed at the same elevation of the invert of the proposed facility to determine a design infiltration rate and dewatering time for the proposed facility. The proposed facility dewatering time must be in accordance with § 160-36E(18).
(i)
Inspection points, cleanouts, and overflow facilities shall
be provided for all subsurface stormwater management facilities. All
inspection points and cleanouts must be located in a configuration
that will allow for cleaning and maintenance of the entire subsurface
facility.
(j)
Detailed maintenance instructions and instructions and a proposed
maintenance schedule must be provided on the plan drawings and provided
to the property owner prior to plan approval.
(k)
All subsurface stormwater management facilities must be located
a minimum of 100 feet from any water well, 50 feet from any septic
system absorption area, 15 feet from any building foundation, 15 feet
from any property line providing that documentation is provided to
show that all setbacks from wells, foundations and septic absorption
areas on neighboring properties will be met.
F.
Approvals from regulating agencies.
(1)
All requirements of the Pennsylvania Department of Transportation,
Pennsylvania Department of Environmental Protection and/or the Adams
County Conservation District, with regard to storm drainage and stormwater
management, shall be followed, and evidence of approvals by those
agencies shall be submitted to the Township if required.
G.
Inspections.
(1)
All earthwork and material shall be subject to inspection for conformity
with the terms of this section.
(2)
During inspections, if it is found that the soil or other conditions
are not as stated or shown in the application and approved plans,
the Township may refuse to approve further work and revoke any or
all permits and/or agreements until approval is obtained for a revised
plan conforming to existing conditions.
(3)
If, at any stage of the work, the Township shall determine by inspection
that the nature of the work is such that further work as authorized
by an existing permit is likely to endanger property or streets or
create hazardous conditions, the Township may require as a condition
to allowing the work to be done that such reasonable safety precautions
be taken as the Township considers advisable to avoid such likelihood
of danger.
(4)
No person shall interfere with or obstruct the ingress or egress
to or from any such site or premises by an authorized representative
or agent of the Township of Germany engaged in the inspection of work
for compliance with the approved plans.
(5)
An as-built stormwater management facilities plan must be provided
to the Township.
H.
Maintenance and responsibilities.
(1)
Stormwater management facilities.
(a)
Developer responsibilities.
[1]
All stormwater management facilities, including detention and
retention basins designed and constructed for the purposes specified
under this chapter, shall be maintained in proper working order in
accordance with the plans filed and approved by the Township and in
accordance with any deed restrictions, agreements or notes on the
plans. The developer must make adequate provisions for the perpetual
maintenance of all stormwater management facilities proposed by the
subdivision or land development plan.
[2]
The developer shall, in addition, provide for an easement enabling
the Township to perform emergency maintenance in the event that the
property owner should fail to do so and shall establish a procedure
whereby the Township shall be able to assess the cost of such emergency
maintenance upon the owner of the land where the detention basin or
other stormwater management facility is located by the filing of a
municipal lien.
(b)
In order to ensure proper maintenance and function of stormwater
management facilities, the Township or its designee may perform inspections.
(c)
If, at any time, the Township or its designee discovers any
violation or condition not conforming with the designs and plans filed
with the Township in regard to the operation of a stormwater management
facility, it shall notify the responsible owners of the violation,
informing them of the nature of such violation and the manner in which
it can be corrected.
(d)
Under no circumstances shall any person be allowed to remove
any previously approved stormwater management facility unless an approved
alternate facility is approved by the Township.
(e)
Under no circumstances shall any person be allowed to modify,
alter or change a previously approved stormwater management facility
unless approved by the Township.
(f)
In the event that the landowner, developer or homeowners' association,
as the case may be, shall refuse or neglect to comply with the provisions
of this section as interpreted by the Township, the Township may direct
the work to correct any violation or noncompliance with the terms
of this chapter and all other ordinances and codes of the Township
of Germany and institute action for payment of costs incurred.
(2)
Storm drainage system and watercourses.
(a)
Maintenance of all drainage facilities and watercourses within
any subdivision and/or land development is the responsibility of the
landowner or developer until and unless they are accepted by the Township.
(b)
It is the responsibility of any landowner or developer doing
any act on or across a watercourse or swale or upon the floodplain
or right-of-way thereof to maintain as nearly as possible in its present
state, the stream, watercourse, swale, floodplain or right-of-way
for the duration of the construction activity and to return it to
its original or equal condition after such activity is completed.
(c)
Maintenance of drainage facilities or watercourses originating
on private property is the responsibility of the owner to their point
of open discharge at the property line or at a watercourse within
the property.
(d)
No landowner or developer shall block, impede the flow of, alter,
construct any structure, or deposit any material or commit any act
which will affect normal or flood flow in any watercourse without
having obtained prior approval from the Township and the Pennsylvania
Department of Environmental Protection.
All development applications which involve grading or excavation
shall conform to the requirements of the rules and regulations of
the Pennsylvania Department of Environmental Protection and/or the
Adams County Conservation District pertaining to erosion and sedimentation.
It shall be the responsibility of the applicant to secure approval
of the Department of Environmental Protection and/or the Adams County
Conservation District. Approval of plans by the Township shall not
be construed as approval under such regulations.
All land development within identified floodplain areas in Germany Township shall comply with Chapter 95, Floodplain Management, of the Code of the Township of Germany.
Electric, telephone, and all other utility facilities shall
be installed underground and shall be floodproofed up to the regulatory
flood elevation. The developer shall be required to obtain a letter
from the appropriate utility company confirming that the developer
has entered into an agreement to provide for an underground electric
and telephone system in accordance with the Pennsylvania Public Utility
Commission, or has obtained a waiver from said Pennsylvania Public
Utility Commission to allow overhead electric and telephone facilities.
When any petroleum or petroleum products transmission line traverses
a land development, the developer shall confer with the applicable
transmission or distributing company to determine the minimum distance
which shall be required between each dwelling unit and the center
line of such petroleum or petroleum products transmission line.
The minimum distance from a natural gas line to a dwelling unit
shall be as required by the applicable transmission or distributing
company, or as shall be required by the Department of Transportation
under the Natural Gas Pipeline Safety Act of 1968, as amended, whichever
is greater.
[Amended 1-3-2017 by Ord. No. 51]
A.
Purpose. The purpose of this section is to implement the Germany
Township Comprehensive Outdoor Recreation Plan of 2016, as specifically
enabled by Section 503(11) of the Pennsylvania Municipalities Planning
Code, Act 247 of 1968, as amended.
B.
General requirement. This section applies to residential subdivision
and/or land development proposals that would result in the development
of one or more dwelling units. The provisions of this section shall
not apply to any plan application, whether preliminary or final, pending
at the time of enactment of this section.
C.
Land dedication. Applicants subject to the requirements of this section
shall dedicate to the Township land suitable for park and recreation
use. The amount of land to be dedicated shall be 0.028 acres for every
dwelling unit, as may be amended by resolution of the Board of Supervisors
from time to time. Land to be dedicated shall be identified on the
preliminary plan and final plan submission where both preliminary
plan and final plan submission is required. Where only final plan
submission is required, the land to be dedicated shall be depicted
on the final plan submission.
D.
Quality of land to be dedicated. The land to be dedicated to the
Township for parks and recreation purposes shall be suitable for the
provision of parks and recreation facilities. The dedicated land shall
comply with the following requirements.
(1)
The dedicated land shall not be located within any floodway.
(2)
No more than 10% of the dedicated land may include designated wetlands
or hydric soils.
(3)
No more than 20% of the dedicated land may include slopes exceeding
8%.
(4)
The dedicated land shall not include any existing or proposed infrastructure
facilities including, but not limited to, stormwater management facilities,
pump stations, utility or transmission line rights-of-way, or roads.
(5)
The dedicated land shall not include any area with confirmed or suspected
environmental hazards, or other areas that may pose a health or safety
concern.
(6)
The dedicated land shall not include land that contributes to any
required setback, buffer, or other protection area that may be required
by this section or any other Township ordinance.
(7)
The dedicated land shall meet the lot requirements of § 160-27. However, the dedication of land oriented in a flag or panhandle lot configuration shall not be authorized.
(8)
The dedicated land shall be located in a manner that furthers goals
and objectives found in applicable state, county, regional, and adjoining
municipal parks and open space planning, specifically to encourage
the development of a regional parks, recreation, and open space network.
E.
Quantity of land to be dedicated. Any land to be dedicated to the
Township for parks and recreation purposes shall be a minimum of one
acre in size, not including any designated wetlands, hydric soils,
or slopes exceeding 8%.
F.
Improvement of land to be dedicated. Where parks and recreation land
dedication is proposed, the land to be dedicated shall be improved
in accordance with the following.
(1)
Recreation facilities shall address recreation facility deficits
as identified in the Germany Township Comprehensive Outdoor Recreation
Plan, as adopted or amended. The applicant shall provide recreation
facilities in accordance with the following table.
|
Dwelling Units
|
Total Number of Recreation Facilities
|
|---|---|
|
24 or fewer
|
1
|
|
25 to 49
|
2
|
|
50 to 75
|
3
|
|
76 to 99
|
4
|
|
100 to 199
|
5
|
|
200 to 299
|
6
|
|
300 to 399
|
7
|
|
400 or more
|
8, plus 1 additional facility for every 150 additional dwelling
units beyond 400
|
Recreation facilities shall include, but are not limited
to, trails, playground areas, basketball courts, volleyball courts,
tennis courts, softball and/or baseball fields, soccer and/or football
fields, and pavilions. The mix of recreation facilities shall be determined
and approved by the Township Supervisors.
(2)
Recreation facilities shall be provided with safe and convenient
access by pedestrian, bicycle, and automobile modes of transportation.
The site shall be provided with appropriate means to allow for maintenance
and/or emergency vehicle access. Where new recreation facilities are
located adjacent to existing recreation facilities or other sites
where the provision of recreation or open space facilities is likely
in the future, a system of pedestrian/bicycle trails shall be provided
to allow safe and convenient movement from one site to another.
(3)
Recreation facilities shall not be divided by either public or private
streets.
(4)
Recreation facilities shall be suitably landscaped either by retaining
existing vegetation and wooded areas and/or by a landscaping plan
designed to enhance the facilities through the installation of plantings
which are consistent with the purposes of this section.
(5)
Recreation facilities shall be conveniently accessible to the general
public to improve the utility of the facilities and to promote use
of the facilities by the residents. The recreation facilities shall
also be located in a manner that respects the privacy needs of those
existing or future residents who adjoin the site.
(6)
The construction of required recreation facilities shall be bonded
in accordance with applicable posting of financial security requirements
of this section.
G.
Payment of recreation fee in lieu of land dedication. In lieu of
dedicating park and recreation land to the Township, an applicant
may choose to pay a recreation fee to the Township. The amount of
the recreation fee shall be $950 per dwelling, as may be amended by
resolution of the Board of Supervisors from time to time. The payment
of recreation fees in lieu of land dedication shall meet the following
requirements.
[Amended 4-10-2023 by Ord. No. 62]
(1)
The Township shall administer the collected fees in accordance with
the requirements set forth in Section 503(11) of the Pennsylvania
Municipalities Planning Code, Act 247 of 1968, as amended.
(2)
The applicant shall pay the required recreation fees prior to the
approval and signature by the Township Supervisors of the final plan.
Where a residential subdivision or land development plan is approved
in phases, the applicant shall pay the required recreation fees prior
to the approval and signature of each phase.
H.
Combination of land dedication and payment of recreation fees. Nothing
herein shall prevent an applicant from proposing a combination of
park and recreation land dedication and payment of recreation fees
to satisfy the requirements of this section. Where proposed, the combination
of land dedication and payment of recreation fees shall meet the following
requirements.
(1)
The combination of land dedication and payment of recreation fees
shall result in an equivalent amount of park and recreation land provided
for Township residents when compared to the amount of park and recreation
land provided by the utilization of either the land dedication or
the payment of recreation fees provision.
(2)
The amount of land to be dedicated shall continue to be of sufficient
size to provide for necessary parks and recreation facilities or shall
be combined with land already dedicated to the Township for parks
and recreation use on an adjoining parcel.
(3)
The Township Supervisors shall determine, at their discretion, whether
a proposed combination of land dedication and payment of recreation
fees shall be approved.
In a development abutting a lake, river, or other significant
water body, the Board of Supervisors, upon consultation with the Planning
Commission, may request the dedication or reservation of:
On sites reserved for eventual public acquisition as shown on
the Township's Official Map, no building development is permitted
during the period of reservation. Said period of time not to extend
more than 12 months without consent of the developer. Such reservations
shall be noted on the final plan.
A.
No plan shall be finally approved unless the streets shown on such
plan have been improved to a mud-free or otherwise permanently passable
condition, or improved as may be required by this chapter, and any
walkways, curbs, gutters, streetlights, fire hydrants, shade trees,
water mains, sanitary sewers, storm drains and other improvements
required by this chapter have been installed in accordance herewith.
In lieu of the completion of any improvements required as a condition
for the final approval of a plan, the Supervisors shall require, for
deposit with the Township, financial security acceptable to the Supervisors
in an amount sufficient to cover the costs of any improvements or
common amenities, including, but not limited to, roads, stormwater
detention and/or retention basins and other related stormwater management
and drainage facilities, recreational facilities, open space improvements,
or buffer or landscaping plantings which may be required.
B.
Without limitation as to other types of financial security which
the Township may approve, federal or commonwealth chartered lending
institution irrevocable letters of credit and restrictive or escrow
accounts in such lending institutions shall be deemed acceptable financial
security for purposes of this subsection. Such financial security
shall be posted with a bonding company or federal or commonwealth
chartered lending institution chosen by the party posting the financial
security, provided said bonding company or lending institution is
authorized to conduct such business within the commonwealth. Such
bond, or other security, shall provide for, and secure to the public,
the completion of the improvements. In the case where the development
is projected over a period of years, the Supervisors may authorize
submission of the final plans by section or phase of the development
subject to such requirements of guarantees as it finds essential for
the protection of the final approved section of the development.
C.
The amount of financial security to be posted for the completion
of the required improvements shall be equal to 110% of cost of completion
estimated as of 90 days following the date scheduled for completion
by the developer. Annually, the Township may adjust the amount of
the financial security by comparing the actual cost of the improvements
which have been completed and the estimated cost for the completion
of the remaining improvements as of the expiration or the 90th day
after either the original date scheduled for completion or a rescheduled
date of completion. Subsequent to said adjustment, the Township may
require the developer to post additional security in order to assure
that the financial security equals said 110%. Any additional security
shall be posted by the developer in accordance with the subsection.
D.
The amount of financial security required shall be based upon an
estimate of the cost of the completion of the required improvements,
submitted by an applicant or developer and prepared by a professional
engineer licensed as such in this commonwealth and certified by such
engineer to be a fair and reasonable estimate of such cost. The Township,
upon recommendation of the Township Engineer may refuse to accept
such estimate for good cause shown. If the applicant or developer
and the Township are unable to agree upon an estimate, then the estimate
shall be recalculated and recertified by another professional engineer
licensed as such in this commonwealth and chosen mutually by the Township
and the applicant or developer. The estimate certified by the third
engineer shall be presumed fair and reasonable and shall be the final
estimate. In the event that a third engineer is so chosen, fees for
the service of such engineer shall be paid equally by the municipality
and the applicant or developer.
E.
In the event a corporate bond or other financial security has been
offered in lieu of completion of improvements for final plan approval,
the developer shall construct and maintain a passable roadway, along
with any other improvements required for lots which are occupied prior
to acceptance of the roadway and/or other improvements by the Township.
Such maintenance shall continue for the entire bonded period.
F.
If the party posting the financial security requires more than one
year from the date of posting of the financial security to complete
the required improvements the amount of financial security may be
increased by an additional 10% for each one-year period beyond the
first anniversary date from posting the financial security or to an
amount not exceeding 110% of the cost of completing the required improvements
as re-established on or about the expiration of the preceding one-year
period by using the above bidding procedure.
G.
As the work of installing required improvements proceeds, the developer
who has posted the financial security may request the governing body
to release or authorize the release from time to time such portions
of the financial security necessary for payment to the contractor
or contractors performing the work. Any such request shall be in writing
addressed to the Board of Supervisors, and the Board of Supervisors
shall have 45 days from receipt of such request within which to allow
the Township Engineer or other designated inspector to certify, in
writing, to the Board of Supervisors that such portion of the work
upon the improvements has been completed in accordance with the approved
plan. Upon such certification, the Township shall authorize release
by the bonding company or lending institution of an amount as estimated
by the Township Engineer or inspector fairly representing the value
of the improvements completed. The Township may, prior to final release
at the time of completion of said improvements and certification by
its engineer or inspector, require the retention of 10% of the estimated
cost of said improvements.
H.
Where the Board of Supervisors accepts the dedication of all or some
of the required improvements following completion, the Supervisors
may require the posting of financial security to secure structural
integrity of said improvements as well as the functioning of said
improvements in accordance with the design and specifications as depicted
on the final plan and in any related agreements for a term not to
exceed 18 months from the date of acceptance of dedication. Said financial
security shall be of the same type as otherwise required above with
regard to installation of said improvements and the amount of the
financial security shall not exceed 15% of the actual cost of installation
of said improvements.
A.
When the developer has completed all of the necessary and appropriate
improvements, the developer shall notify the Supervisors in writing,
by certified mail, of the completion of the aforesaid improvements
and shall send a copy thereof to the Township Engineer. The Supervisors
shall, within 10 days after receipt of such notice, direct and authorize
the Township Engineer to inspect all of the aforesaid improvements.
The Township Engineer shall, thereupon, file a report, in writing,
with the Supervisors, and shall promptly mail a copy of the same to
the developer by certified or registered mail. The report shall be
made and mailed within 30 days after the receipt by the Township Engineer
of the aforesaid authorization by the Supervisors; said report shall
be detailed and shall indicate approval or rejection of said improvements,
either in whole or in part, and if said improvements, or any portion
thereof, shall not be approved or shall be rejected by the Township
Engineer, said report shall contain a statement of reasons for such
nonapproval or rejection.
B.
The Supervisors shall notify the developer, within 15 days of receipt
of the Township Engineer's report, in writing by certified or registered
mail, of the action of the Supervisors with relation thereto.
C.
If the Supervisors or Township Engineer fails to comply with the
time limit contained herein, all improvements shall be deemed to have
been approved and the developer shall be released from all liability,
pursuant to its performance guaranty bond or other security agreement.
D.
If any portion of the said improvements shall not be approved or
shall be rejected by the Supervisors, the developer shall proceed
to complete the same and upon completion, the same procedure of notification,
as outlined in this chapter, shall be followed.
E.
Nothing in this chapter, however, shall be construed in limitation
of the developer's right to contest or question by legal proceedings
or otherwise, any determination of the Supervisors or the Township
Engineer.
F.
Where reference is made in this chapter to Township Engineer, he
shall be a duly registered professional engineer employed by the Township
or engaged as a consultant to the Township.
In the event that any improvements which are required have not
been installed as provided in this chapter or in accord with the approved
final plan, the Township is hereby granted the power to enforce any
corporate bond or other security by appropriate legal and equitable
remedies. If proceeds of such bond, or other security are insufficient
to pay the cost of installing or making repairs or corrections to
all the improvements covered by such security, the Township may, as
its option, install part of such improvements in all or part of the
subdivision or land development and may institute appropriate legal
or equitable action to recover the moneys necessary to complete the
remainder of the improvements. All of the proceeds, whether resulting
from the security or from any legal or equitable action brought against
the developer, or both, shall be used solely for the installation
of the improvements covered by such security, and not for any other
Township purpose.
Upon installation by the developer and subsequent inspection
by the Township Engineer, the developer shall take final steps to
dedicate the improvements and have them accepted by the Township.
The recording of the final plan, following approval by the Board of
Supervisors, has the effect of an irrevocable offer to dedicate all
streets and other public ways and areas to public use. The offer,
however, does not impose any duty whatsoever on the Township to accept
dedication of any improvements to the Township concerning maintenance
or improvements until the proper authorities of the Township have
made actual acceptance, either by ordinance or resolution.
All applicants proposing any subdivision and/or land development
requiring the installation of improvements as required by this chapter
shall, prior to final plan approval by the Board of Supervisors, and
if so directed, enter into a legally binding development agreement
with the Township whereby the developer guarantees the installation
of the required improvements in accord with the approved plan and
all applicable Township requirements.
A.
Contents. The development agreement shall be in a form acceptable
to the Board of Supervisors. It shall provide for all matters determined
necessary by the Board of Supervisors, including, but shall not be
limited to, the following, as applicable:
(1)
The construction of all facilities authorized by the approved plans
(streets, drainage, etc.) in itemized format.
(2)
Installation of markers and monuments.
(3)
Installation of all public utility lines.
(4)
Prevention of erosion, sedimentation and water damage to the subject,
adjacent and downstream properties.
(5)
Developer's responsibility for any damages to adjacent or neighboring
properties.
(6)
A work schedule setting forth the beginning and ending dates and
such other details as the Township deems fit and appropriate, for
improvements contained herein, including the timing of the development
of any proposed sections.
(7)
The estimated cost of the improvements not yet completed, including
the amount of performance guarantee.
(8)
Security as set forth in § 160-45 herein to insure the installation of the required improvements, and provisions for the administration of the same.
(9)
Security in the form of a maintenance guarantee approved by the Board
of Supervisors for the repair or reconstruction of improvements which
are found by the Township Engineer to be defective within 18 months
from the date of formal acceptance of any dedication of the said improvements,
together with provisions for disbursement thereof.
(10)
A set of reproducible AS BUILT plans prepared by and certified
to by a registered professional engineer, registered landscape architect
or registered professional surveyor of all roadways and streets, bridges,
drainage systems, sewage collection and treatment systems and water
distribution systems and all other improvements.
(11)
A clear statement of when the developer responsibility for any
development open space, improvements and facilities ends, and the
succession of ownership, operation and maintenance of all open space,
improvements and facilities, and the transfer of any operation and
maintenance funds required by this chapter to homeowner's association
or other successors of ownership.
(12)
Public liability insurance for the duration of improvement's
construction. A copy of the said policy or other evidence of coverage
shall be submitted to the Board of Supervisors.
(13)
An indemnification and hold harmless clause to protect the Township
from any and all liability.
(14)
The developer's responsibility for all reasonable engineering
and consulting costs and expenses for inspection, consultations and
preparation of agreements, to the extent such costs and expenses exceed
the monies paid by the developer in accordance with the standard fee
schedules.
(15)
Provisions for changing the approved final plan, supporting
plans, profiles, data, specifications and related documents.
(16)
Provisions for violations of the development agreement and enforcement
remedies.
(17)
Provisions for severability of any article.
(18)
Provisions for any additional agreements deemed necessary.
B.
Execution. The final plan shall not be approved by the Board of Supervisors
prior to the execution of this agreement, if so required.
A.
DECIDUOUS PLANT
DENSE SCREEN
DRIP LINE
FOUNDATION AREA
GROUND COVER
ISLAND
LANDSCAPE PLAN
LANDSCAPING
PARKING AREA
PLANTING UNIT (PU)
REGISTERED LANDSCAPE ARCHITECT
SCREENING
SHRUB
TREE CALIPER
TREE PROTECTION ZONE
TREE, EVERGREEN
TREE, MAJOR DECIDUOUS
TREE, MINOR DECIDUOUS
Definitions. As used in this chapter, the following terms shall have
the meanings indicated:
A woody perennial which loses its foliage at the end of each
growing season.
A series of vegetative plantings which provides essentially
an opaque screen.
An imaginary ground line around a tree that defines the limits
of the tree canopy.
The ground area immediately adjacent to a building on all
sides thereof. Foundation areas extend a minimum of four feet in all
directions from the foundation of the building.
A low perennial, can be flowering (excluding annuals and
turf grasses) with a mature height of between three inches and 18
inches.
In parking area design, a raised planting area, either terminal
or landscape divider strip, usually curbed, and placed to guide traffic,
separate lanes, limit paving (impervious surface), preserve existing
vegetation, and provide space for landscaping which helps to screen
and shade parking lots for the purpose of minimizing heat gain.
The preparation of graphic and written criteria, specifications,
and detailed plans to arrange and modify the effects of natural features
such as plantings, ground, and water forms, circulation, walks, and
other structural features.
Defined as any combination of living plants, such as trees,
shrubs, vines, ground covers, flowers, or grass; natural features
such as rock, stone, bark chips, or shavings; and structural features,
including, but not limited to, fountains, reflecting pools, outdoor
art work, screen walls, fences, or benches.
That area within an off-street parking lot which includes
any paved surface within 10 feet of a parking space.
A unit of measure used to determine the quantity of plantings
required in a residential, commercial, industrial, or other development
project. For the purposes of this chapter, one planting unit (PU)
equals one major deciduous tree, two minor deciduous trees, two evergreen
trees, five shrubs, or 500 square feet of ground cover.
A person who holds a license to practice landscape architecture
as defined in and in accordance with Pennsylvania and/or Maryland
state law.
A method of visually shielding or obscuring one abutting
or nearby structure or use from another by fencing, walls, berms,
or densely planted vegetation or a combination thereof.
A multi-stemmed woody plant differing from a tree by its
low stature and habit in branching from the base.
The thickness of a tree trunk as measured six inches above
the natural ground level at the base of the trunk, for trees up to
four inches in caliper. For trees above four inches in caliper, the
thickness of the trunk should be measured 12 inches above the natural
ground level at the base of the trunk.
The area around a tree corresponding to the drip line of
the tree canopy or 10 feet in all directions from the trunk.
Any self-supporting woody plant with one well-defined trunk, a conical shape and needle-like or scale-like foliage retained year-round which attains a height of at least 25 feet at maturity, with a five foot minimum height at time of planting. See Subsections F and G for lists of permitted and non-permitted trees.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
An overstory/canopy tree with a minimum mature height of over 30 feet and a minimum caliper at the time of planting of 1 1/2 inches caliper and a minimum height of five feet. See Subsections F and G for the lists of permitted and non-permitted trees.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
An understory or small tree type that typically will attain a mature height of at least 10 feet but generally not over 30 feet and a minimum caliper at the time of planting of one inch. See Subsections F and G for lists of permitted and non-permitted trees.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
B.
Landscape plans.
(1)
Purpose. It is the purpose of this subsection to establish minimum
standards for the provision, installation and maintenance of landscape
plantings in order to protect the health, safety and welfare of the
community. Furthermore, it is the intent of this subsection to:
(a)
Improve environmental quality by recognizing the numerous beneficial
effects of landscaping upon the environment, including, but not limited
to, the improvement of air quality, the maintenance of areas essential
for stormwater management and aquifer recharge and reducing air, noise,
heat and chemical pollution.
(b)
Provide direct and important physical and psychological benefits
through the use of landscaping to reduce noise and glare and to soften
the harsher aspects of development.
(c)
Preserve existing natural vegetation and incorporate native
plants and plant communities into landscape design.
(d)
Establish procedures and standards for the administration and
enforcement of the landscaping requirements of this chapter.
(2)
Content. When a landscape plan is required as part of the subdivision
and land development process, the landscape plan shall provide the
following:
(a)
Be prepared and stamped by a landscape architect registered
in the state of Pennsylvania or Maryland or someone who can demonstrate
a knowledge of landscape design and horticulture which is adequate
for the project's size and scope as determined by the Township.
(b)
Be drawn at a minimum scale of one inch to 50 feet and include
appropriate dimensions and distances. The Township may require larger
scale plans if needed to adequately show landscape detail.
(c)
Show the location of existing boundary lines and dimensions
of the tract, existing and proposed streets, access drives and parking
areas, and proposed land usage.
(d)
The location of existing and proposed utility easements on or
adjacent to the tract, including the location of overhead power lines.
(e)
The location and species of existing trees having a minimum
caliper of four inches. Designate trees with a graphic symbol depicting
the trunk caliper and current plant spread. Large grouping of trees
can be designated showing the tree grouping outer edge of tree trunks
and the outer edge of the canopy or drip line, with a general description
of predominant tree types, size, quantity and health.
(f)
The location, sizes and type of proposed and preserved landscaping
and the size of the proposed landscape area. Botanical nomenclature
as well as common names must be included. Ground cover types and shrub
masses shown using limits of the planting mass. Designate location
of proposed trees with a graphic symbol depicting mature plant spread.
(g)
The description of the methods that shall be used to protect
existing trees from damage during construction.
(h)
Show all required clear sight triangles for road and driveway
intersections.
(i)
Provide planting specifications that include the § 160-50D, Installation standards, and § 160-50E, Maintenance requirements, that are applicable to the landscaping proposals shown on the plan. Additional applicable standards and requirements should be included where needed and not conflicting with SALDO requirements.
(j)
Include a table clearly displaying the relevant information
necessary for the Board of Supervisors to evaluate compliance with
the provisions of this chapter. Such a table shall include gross acreage,
acreage of preservation areas, quantity and size of proposed and preserved
plant materials, calculation showing plant units required and plant
units provided, and other such information as the Board of Supervisors
may require.
C.
Requirements for land developments. All subdivisions and land developments
shall adhere to the following landscaping standards.
(1)
Quantity of landscaping. The following quantities of landscaping
shall be provided.
(a)
Single-family detached and single-family semidetached developments.
[1]
For developments with an average lot width of 150 feet or greater,
one major deciduous tree shall be required for every 80 feet of road
frontage along both sides of all streets within the development.
[2]
For developments with an average lot width of less than 150
feet, one major deciduous tree shall be required for every 50 feet
of road frontage along both sides of all streets within the development.
(b)
Attached residential development. Single-family attached (townhouse),
multifamily developments and mobile home parks, as well as developments
with a mixture of dwelling unit types, shall comply with the following
quantity requirements.
(c)
Nonresidential development. Nonresidential developments shall
comply with the following quantity requirements.
(d)
Parking lot planting. In addition to the above quantity standards,
the following quantities of landscaping are required for off-street
parking lots associated with any type of development.
[1]
Terminal islands. One major deciduous tree shall be provided
in every terminal island.
[2]
Divider strips. One major deciduous tree and four shrubs shall
be provided in every forty-foot interval within the landscaped divider
strip.
[3]
Parking lot perimeter. One major deciduous tree shall be provided for every thirty-foot interval around the perimeter of a parking lot, except where the parking lot is bounded by a principal structure. Where the parking lot perimeter planting can also serve as the required buffering and screening, § 160-50C(2)(c), along the site boundary, the § 160-50C(2)(c)[1][c] and [e] evergreen and shrubs options can be utilized in addition to this requirement of one major tree every 30 feet.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
[4]
See § 160-50C(2)(c), Buffering and screening, for additional buffering requirements.
(e)
Credit for existing vegetation. Within any development type, credit for up to 50% of the minimum landscaping quantity requirements of § 160-50C(1)(a) through (d) may be applied in return for retaining existing major deciduous trees on the development site, provided that the following conditions apply.
[1]
The major deciduous trees are in good health.
[2]
The major deciduous trees are located within 25 feet of at least one dwelling unit or a nonresidential use (as may be applicable) or are located where planting units are required in accordance with § 160-50C(2) below.
[3]
The applicant agrees to replace any major deciduous tree which contributed to the minimum quantity of landscaping required by §§ 160-50C(1)(a) through (d) with another major deciduous tree if it should die or become significantly unhealthy, in the opinion of a horticulturist or comparable landscaping professional, within two years of the completion of the development.
(f)
Additional plantings to meet design requirements. The planting quantity requirements of §§ 160-50C(1)(a) through (e) shall be considered as minimum planting requirements for proposed development. Where additional plantings are required to meet specific planting placement or arrangement requirements of § 160-50C(2) below, such additional plantings shall be provided.
(2)
Additional landscape design and planting quantity requirements. All
landscaping plans shall comply with the following design requirements.
(a)
Street trees. Where street trees are required, said street trees
shall be located in accordance with the following requirements.
[1]
For all streets with curbs and sidewalks, street trees shall
be placed between the curb and the sidewalk. A planting strip of no
less than six feet shall be provided between the curb and the sidewalk,
and the required street trees shall be placed in the middle of the
planting strip.
[2]
For all streets with curbs but no sidewalks, street trees shall
be placed a minimum of three feet from the curb. However, the street
trees shall be located in a manner that will allow the installation
of sidewalk in the future in a manner consistent with the sidewalk
requirements of § 160-50C(2)[a][1] above.
[3]
For streets without curbs and sidewalks, street trees shall
be placed outside of the street right-of-way line, but no further
than 10 feet from the right-of-way line.
(b)
Parking lot design. All parking lots shall comply with the following
parking lot design requirements.
[1]
Parking lots with 25 or more parking spaces shall be designed
in accordance with the following standards:
[a]
Terminal islands shall be provided at both ends
of all rows of parking spaces. Terminal islands shall be designed
to protect parked vehicles and to help define the traffic circulation
pattern of the parking lot.
[b]
All terminal islands shall be a minimum of five
feet in width and 15 feet in length.
[c]
Divider strips shall be provided between abutting
rows of parking. Divider strips shall be designed to define the traffic
circulation pattern of the parking lot and to help separate pedestrian
and vehicle traffic.
[d]
Divider strips shall be a minimum of five feet
in width.
[e]
Curbing or wheel stops shall be provided around
all terminal islands and divider strips to prevent vehicular encroachment.
[f]
The parking lots need to be surrounded with a perimeter landscaping strip with a minimum width of 10 feet measured outward from the edge of the parking lot except where one side of the parking lot is bounded by a principal structure. This perimeter landscaping strip shall be planted as required in § 160-50C(1)(d)[3] and landscaped with appropriate ground cover, shrubs or grass.
[2]
Parking lots with fewer than 25 parking spaces are not required to be designed to include terminal islands and/or divider strips. However, the plantings required around the perimeter of parking lots, as required in § 160-50C(1)(d)[3] above shall be arranged to provide for visual buffering of the parking lot from public streets and adjoining properties and to provide shade within the parking lot itself.
(c)
Buffering and screening. The landscaping plan for all manufacturing/industrial
uses and for all commercial/business uses with a building footprint
exceeding 2,000 square feet shall provide for buffering and screening
along the boundary between the use and any adjoining residential property.
Buffering and screening from any use shall be required around the
perimeter of a mobile home park and the perimeter of the required
mobile home park recreation area. Buffering and screening plantings
shall be required in accordance with the following requirements, and
shall lessen the visibility, glare, and noise from the use when viewed
from the adjacent property.
[1]
Buffer/screen planting options. Buffer/screen plantings shall
be provided in accordance with one of the following options (See § 160-50-C(2)(c)[2]
for utilizing a combination of options.):
[a]
Canopy tree option. One major deciduous tree for
every 40 linear feet.
[b]
Reforestation option. Three major deciduous trees
(minimum 1/2 inch caliper, four feet to five feet high) for every
40 linear feet.
[c]
Evergreen option. One evergreen tree for every
15 linear feet.
[d]
Flowering tree option. One minor deciduous tree
of a flowering variety for every 25 feet.
[e]
Shrubs option. One evergreen or deciduous shrub
for every six feet.
[2]
Buffer/screening designs that incorporate a variety of the options listed in § 160-50C(2)(c)[1] are strongly encouraged, provided:
[3]
In addition, the Township may require this buffering and screening for sites with less than 2,000 square feet and also require additional or other forms of buffering where determined necessary to further lessen negative impact on adjacent residential property and use. Additional plantings, earth berms, buildings, or a solid fence or wall high enough to provide adequate buffering and screening could be required instead of, in combination with, or in addition to the requirements outlined in this section and § 160-50C(1)(d)[3].
[4]
Credit for existing vegetation. Existing plants within the buffer/screening area that meet the criteria of one of the options listed in § 160-50C(2)(c)[1] may be applied toward meeting the minimum required buffer/screen planting requirements. Where existing vegetation is applied toward meeting the required buffer/screen planting requirements, the landscaping plan shall identify each specific plant by species and indicate the planting option from § 160-50C(2)(c)[1] to which the specific plant is applied. Where an existing plant is a species listed in § 160-50G, such plant shall not be permitted to be applied toward meeting the buffer/screen planting requirements.
D.
Installation standards.
(1)
The landscape contractor shall furnish and install and/or dig, ball,
burlap or transplant all plant materials listed on the landscape plan.
Bare root is not permitted for any tree.
(2)
All plants shall be nursery grown. Plants taken from cold storage
shall not be acceptable.
(3)
A professional horticulturist/nurseryman shall be consulted to determine
the proper time to move and install plant material so that stress
to the plant is minimized. Planting of deciduous material may occur
during winter months, provided that there is no frost in the ground
and frost-free topsoil planting mixtures are used.
(4)
The landscape contractor shall excavate all plant pits, hedge trenches
and/or shrub beds as follows:
(a)
All pits shall be generally circular in outline, with vertical
sides. Tree pits shall be deep enough to allow 1/8 of the ball to
be above the existing grade. Tree pits must be a minimum of 10 inches
larger on every side than the ball of the tree.
(b)
If areas are designated as shrub beds or hedge trenches, they
shall be cultivated to at least 18 inches in depth. Areas designated
for ground cover shall be cultivated to at least 12 inches in depth.
(5)
After cultivation, all plantings shall be mulched with a minimum
three-inch layer of organic mulch or another similar material, approved
by the Township Supervisors, over the area of the planting.
E.
Maintenance requirements.
(1)
General. The owner of land subject to this chapter shall be responsible
for the maintenance of landscaping in good condition so as to present
a healthy, neat and orderly landscape area.
(2)
Pruning. All pruning should be accomplished according to good horticultural
standards. Plants shall be pruned only as necessary to promote healthy
plant growth. Unless approval is provided by the Board of Supervisors,
plants shall be allowed to attain their normal size and shall not
be severely pruned in order to permanently maintain growth at a reduced
height.
(3)
Mowing. Grass shall be mowed as required to encourage deep root growth.
Ideal recommended mowing height is three inches.
(4)
Edging. All roadway, curb and sidewalk components included in such
landscape plans shall be edged and pruned as needed to prevent encroachment
from adjacent landscaped areas.
(5)
(6)
Safety. All sight triangles shall remain clear, and any plant which
could endanger safety such as unstable limbs shall be removed and
the plant material replaced. It shall be the responsibility of the
property owner to ensure all plantings and architectural elements
are maintained to provide a safe environment.
(7)
Landscape guarantees. All landscaping required by this chapter shall
conform to the following guarantees:
(a)
The installation of required landscaping, in accordance with the approved landscape plan, shall be guaranteed in accordance with the requirements of § 160-45 of this chapter.
(b)
In addition, any required vegetative element, which dies within
18 months of planting, shall be replaced by the developer. Any vegetative
element which, within 18 months of planting or replanting, is deemed,
in the opinion of the Building Permit Officer, not to have survived
or to have grown in a manner uncharacteristic of its type shall be
replaced. Substitutions for certain species of plants may be made
only when approved by the Board of Supervisors.
(c)
Bonding. The applicant shall provide the Township a bond equal
to 110% of the estimated cost of plants, plant installation and eighteen-month
plant guarantee.
F.
List of trees suitable to the area climate and soil conditions. Trees
not included in the Major deciduous trees, Minor deciduous trees and
Evergreen trees lists below may receive Township approval after the
applicant presents a written statement stating the subject tree will
perform similarly to a tree that is included. The written statement
must be from a licensed horticulturist, landscape architect or other
relevant professional as determined by the Township.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
(1)
Major deciduous trees. Where major deciduous trees are either required for use or proposed to be used in subdivisions and land developments to meet the quantity standards specified in Subsection C, use of the following major deciduous trees is required unless alternative major deciduous trees are approved in accordance with the above process.
|
Common Name
|
Scientific Name
|
|---|---|
|
Hedge Maple
|
Acer compestre
|
|
Swamp Red Maple
|
Acer rubrum
|
|
Sugar Maple
|
Acer saccarum
|
|
Common Hackberry
|
Celtis occidentalis
|
|
Thornless Honeylocust
|
Gleditsia triacanthos
|
|
Steril American Sweetgum
|
Liquidambar styraciflua rotundiloba
|
|
Black Gum
|
Nyssa sylvatica
|
|
Pin Oak
|
Quercus palustris
|
|
Red Oak
|
Quercus rubra
|
|
American Linden
|
Tilia america
|
|
American Liberty Elm
|
Ulamus americana "America Liberty Elm"
|
|
Shumard Oak
|
Quercus shumardii
|
|
Swamp White Oak
|
Quercus bicolor "London"
|
|
Plain Tree
|
Platanus acerifolia
|
|
Sycamore
|
Platanus occidentalis
|
|
White Oak
|
Quercus alba
|
(2)
Minor deciduous trees. Where minor deciduous trees are either required for use or proposed to be used in subdivisions and land developments to meet the quantity standards specified in Subsection C, use of the following minor deciduous trees is required unless alternative minor deciduous trees are approved in accordance with the above process.
|
Common Name
|
Scientific Name
|
|---|---|
|
Juneberry
|
Amelanchier grandiflora
|
|
Eastern Redbud
|
Cercis canadensis
|
|
White Fringetree
|
Chionanthus virginicus
|
|
Flowering Dogwood
|
Cronus florida
|
|
Kousa Dogwood
|
Cornus kousa
|
|
Carolina Silverbell
|
Halesis carolina
|
|
Hawthorne
|
Species crataegus
|
|
American Hornbeam
|
Carpinus caroliniana
|
|
American Yellowood
|
Cladrastis kentukea
|
(3)
Evergreen trees. Where evergreen trees are either required for use or proposed to be used in subdivisions and land developments to meet the quantity standards specified in Subsection C, use of the following evergreen trees is required unless alternative evergreen trees are approved in accordance with the above process.
|
Common Name
|
Scientific Name
|
|---|---|
|
White Fir
|
Abies concolor
|
|
Leyland Cypress
|
Cupressocyparis leylandii
|
|
Eastern Red Cedar
|
Juniperus virginiana
|
|
Norway Spruce
|
Picea abies
|
|
Pitch Pine
|
Pinus rigida
|
|
Eastern White Pine
|
Pinus strobus
|
|
Virginia Pine
|
Pinus virginiana
|
|
Eastern Arborvitae
|
Thuja occidentalis
|
G.
Trees not permitted. The following trees are not permitted to be
used for required landscaping:
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
|
Varieties of poplars
|
|
Varieties of willows
|
|
White or Silver Maple — Acer saccarinum
|
|
Varieties of aspen
|
|
Common Black Locust
|
|
Norway Maple
|
|
Bradford Pear
|
|
Tree of Heaven — Alanthus altissima
|
|
Black Walnut — Juglans nigra
|
|
Horse Chestnut — Aesculus hippocastanum
|
