The following principles, standards and requirements will be
applied by the Township to evaluate plans for proposed subdivision
or land developments. The standards and requirements outlined herein
shall be considered minimum standards and requirements for the promotion
of the public health, safety, morals and general welfare. Where literal
compliance with the standards herein specified is clearly impractical,
the Board of Supervisors may modify or adjust the standards to permit
reasonable utilization of property while securing substantial conformance
with the objectives of this chapter.
A.
All portions of a tract being subdivided or developed shall be taken
up in lots, streets, public lands or other proposed uses so that remnants
and landlocked areas shall not be created.
B.
Reserve strips controlling access to lots, public rights-of-way,
public lands or adjacent private lands shall be prohibited unless
their control is placed with the Township under conditions of the
Board of Supervisors.
C.
Lot lines shall follow Township boundary lines rather than cross
them.
D.
Subdivisions and land developments shall be laid out so as to avoid
the necessity for excessive cut or fill. Excessive cut or fill shall
be defined as site improvements requiring greater than four feet of
excavation or backfill. Site disturbance, grading, and/or removal
of vegetation shall be the absolute minimum necessary to meet ordinance
requirements. Natural drainage patterns and vegetation shall be preserved
to maximize infiltration of stormwater.
E.
Land subject to flooding or other hazards to life, health, or property
shall not be platted for residential occupancy or for such other uses
as may increase danger to health, life, or property, or aggravate
erosion until all such hazards have been eliminated or unless adequate
safeguards against such hazards are provided by the subdivision plans.
Such land within the subdivision or land development shall be set
aside on the plan for uses which shall not be endangered by periodic
or occasional inundation and shall not produce unsatisfactory living
conditions.
F.
Every possible means shall be provided to preserve trees, groves,
waterways, scenic points, historic spots, or other community assets
and landmarks that are located within a proposed subdivision or land
development.
G.
Proposed subdivisions or land developments shall be coordinated with
existing nearby neighborhoods so that the community as a whole may
develop harmoniously.
H.
Where the preliminary plan includes a portion of a tract which could be further subdivided or developed under the standards of Chapter 450, Zoning, the applicant may be required to submit a prospective street/lot layout for the entire tract which shall respect the natural resource protection standards included in Chapter 450, Zoning.
A.
In reviewing subdivision plans, the Planning Commission will consider
the adequacy of existing or proposed community facilities to serve
the additional dwellings proposed by the subdivision.
B.
Where deemed essential by the Board of Supervisors upon consideration
of the particular type of development proposed and especially in large-scale
planned residential developments, the Board of Supervisors may require
the dedication or reservation of such areas or sites of an extent
and location suitable to the needs created by the development for
schools, parks and other purposes.
C.
Areas provided or reserved for such community facilities shall be
adequate to provide for building sites, landscaping, and off-street
parking as appropriate to the use proposed.
A.
Residential blocks shall not exceed 1,600 feet in length, nor be less than 500 feet in length. Within the VR and VC Zoning Districts, blocks shall be consistent with village design standards of Chapter 450, Zoning. Block length shall be measured along the center line of a street between center lines of intersecting streets.
B.
Residential blocks shall generally be of sufficient depth to accommodate
two tiers of lots, except where reverse frontage lots bordering an
arterial or collector street are used, or where due to the contour
of the land, or the necessary layout of the subdivision, there is
insufficient depth between streets for such two tier design.
C.
Blocks for commercial and industrial areas may vary from the elements
of design contained in this section if the nature of the use requires
other treatment. In such cases, off-street parking for employees and
customers shall be provided along with safe and convenient limited
access to the street system. Space for off-street loading shall also
be provided with limited access to the street system. Extension of
streets, and utilities shall be provided as necessary.
D.
Lot lines intersecting street lines, shall be substantially at right
angles or radial to street lines from the street line to the rear
lot line. "Substantially at right angles" shall mean an intersection
angle of not less than 80°.
E.
Lots shall front on a street which has already been dedicated to
the Township, or which the subdivider or developer proposes to dedicate
to the Township in connection with approval of the final plan.
F.
The Township shall assign house numbers to each lot within a subdivision.
H.
Remnants of land, smaller than required for a lot, shall not be permitted
within any subdivision unless dedicated to public use and approved
by the Board of Supervisors.
I.
Reverse frontage lots are prohibited except in accordance with § 365-30B above. Vehicular access for reverse frontage lots is restricted to local streets.
J.
Screening through the use of appropriate plant materials, fences,
or berms subject to site plan review shall be provided along the property
line of lots with reverse frontage to buffer lots from the higher
order street.
K.
Residential lots shall not be created which front upon an arterial street, collector street, or expressway as defined in § 365-32A herein.
L.
Residential lot depth shall not be less than one nor more than three
times the lot width (except for Townhouse lots which shall not exceed
5:1 depth-to-width ratio). Lot depth shall be measured as the average
distance from the ultimate right-of-way line to rear property line.
Lot width is the distance between side property lines measured at
the required minimum building setback line.
A.
Proposed streets shall be properly related to such street plans or
parts thereof as have been officially prepared and adopted by the
Township and shall be coordinated with existing or proposed streets
in adjoining subdivisions or land developments.
B.
Any developer subdividing or developing a parcel which fronts a state
highway or proposes access thereto shall be required to obtain a PennDOT
highway occupancy permit for any access, improvement, and encroachment
within the roadway right-of-way. No plat which will require access
to a highway under the jurisdiction of the Department of Transportation
shall be finally approved unless the plat contains a notice regarding
permit requirements. (Refer sample in Appendix B.)[1]
[1]
Editor's Note: Said appendix is included an attachment to
this chapter.
C.
Proposed streets shall further conform to such county and state road
and highway plans as have been prepared, adopted or filed as prescribed
by law.
D.
Center lines of proposed streets must coincide with center line of
right-of-way.
E.
Access shall be given to lots and portions of the tract in the subdivisions
or land development and to adjacent unsubdivided property unless the
topography clearly indicates that such connection is not feasible.
Streets giving such access shall be improved to the limits of the
subdivision or land development to Township specifications. Reserve
strips and landlocked areas shall not be created.
F.
Local access streets shall be laid out to discourage their use by
through traffic and, where possible, collector streets shall be designed
for use by through traffic.
G.
Half or partial streets will not be permitted in new subdivisions
or land developments.
H.
Dead-end streets shall be prohibited, except as stubs to permit future
street extension into adjoining tracts, or when designed as culs-de-sac.
Temporary stub streets shall be permitted only if the street is less
than 200 feet in length and provides access to two or less dwelling
units.
I.
Street names shall be coordinated with existing or proposed street
names and shall be reviewed by the postmaster. If a new street is
a continuation of, or is aligned with, an existing or proposed street,
it shall bear the same name as the existing or proposed street. All
street names shall be of historical, geographic, topographic, or other
local significance. Street names shall be subject to approval of the
Board of Supervisors.
J.
All street and parking area regulatory signage shall be in accordance
with Pa. Code Title 67, PennDOT Publications 236M and Federal Highway
Administration Manual on Uniform Traffic Control Devices (MUTCD),
and shall be installed on standard PennDOT-approved breakaway posts.
K.
No street shall be laid out or opened which extends to or crosses
any boundary between the Township and any other municipality except
with the specific approval of the Board of Supervisors and upon such
condition as the Township may impose.
L.
No new street will be permitted which will cause an existing principle structure to become nonconforming to front yard setback requirements of Chapter 450, Zoning.
M.
When the subdivision or land development abuts an existing street, drainage improvements shall be made to existing streets. Required improvements must be extended as necessary to provide positive drainage to existing storm drainage facilities or drainage channels. Additionally, existing cartways shall be reconstructed where necessary to establish minimum construction standards of § 365-32F. Where reconstruction is not required, leveling with Superpave binder and/or wearing course material, and overlay with wearing course material is required to improve the cartway surface. Reconstruction and/or overlay paving shall include the full width of the abutting cartway.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
N.
All new residential subdivisions or land developments containing
13 dwelling units or more shall have a minimum of two public street
entrances/exits from public roads so that it is possible to enter
the development and drive through on a continuous road to a second
entrance/exit to a public street. This requirement shall not be satisfied
by a divided, boulevard-type entrance; nor shall it be satisfied with
an emergency access unless such access is paved and built to public
street standards and is open continuously.
A.
Street classification. Four functional classifications are hereby
established for the streets and roads in West Rockhill Township:
(1)
Expressway. This classification includes highways designed for large
volumes of high-speed traffic with access limited to grade-separated
intersections. Future rights-of-ways shall be as determined by the
Pennsylvania Department of Transportation.
(2)
Arterial. This classification includes highways which provide intracounty
or intermunicipal traffic of substantial volumes where the average
trip lengths are usually five miles or greater. Generally, these highways
accommodate operating speeds of 35 to 55 miles per hour.
(3)
Collector. This classification is intended to include those highways
which connect local access primary highways to arterial highways.
They may serve intracounty and intramunicipal traffic. They may serve
as traffic corridors connecting residential areas with industrial,
shopping, and other service. They may penetrate residential areas.
Generally, these highways will accommodate operating speeds of 35
miles per hour.
(4)
Local access. This classification is intended to include streets
and roads that provide direct access to abutting land and connections
to higher classes of roadways. Traffic volumes will be low and travel
distances generally short. These streets and roads should be designed
for operating speeds of 25 miles per hour or under.
B.
Right-of-way widths. Minimum widths for each type of public street
shall be as follows:
|
Type of Street
|
Right-of-Way Width*
(feet)
|
|---|---|
|
Expressway
|
Determined by PennDOT
|
|
Arterial
|
100
|
|
Major collector
|
80
|
|
Minor collector
|
60
|
|
Local access
|
52 or greater, depending on development type/on-street parking
requirements as determined by the Board of Supervisors.
|
|
*
|
In VC and VR Zoning Districts, right-of-way width shall be consistent with village design standards of Chapter 450, Zoning.
|
(1)
Where a proposed subdivision abuts or contains an existing public
street or road having a right-of-way width less than would be required
if said street or road were created under this chapter, sufficient
additional width for right-of-way shall be provided and dedicated
to meet the foregoing standards.
(2)
Additional right-of-way and cartway widths may be required by the
Board of Supervisors to promote public safety and convenience when
required by special conditions and to provide parking space in areas
of intensive use.
C.
Township street classification. Township streets are classified as
follows:
(1)
Expressway: Route 309.
(2)
Arterial: Route 563 and Bethlehem Pike.
(3)
Major collector: Allentown Road, Route 152 State Road, and County
Line Road.
(4)
Minor collector: Ridge Valley Road, Old Bethlehem Pike, Detweiler
Road, Lawn Avenue, Cat Hill Road, Farmers Lane, Finland Road, and
Clymer Avenue (between Detweiler Road and Sellersville Borough).
(5)
Local access: all other roads not classified above as arterial, major
collector, or minor collector.
D.
Cartway width.
(1)
Minimum width of paving on existing streets shall not be less than
the following:
|
Type
|
Cartway Width
(feet)
|
|---|---|
|
Arterial
|
As required by PennDOT
|
|
Major/minor collectors
|
34
|
|
Local access
|
28
|
(2)
Residential streets. Proposed residential streets shall be constructed
in accordance with the following requirements:
|
Minimum Requirements*
| |||
|---|---|---|---|
|
Minimum Lot Size
|
ROW
(feet)***
|
Cartway
(feet)***
| |
|
1 acre or greater
|
52
|
28
| |
|
Less than 1 acre:
| |||
|
Parking permitted 1 side**
|
54
|
30
| |
|
Parking permitted both sides**
|
58
|
34
| |
|
NOTES:
| |
|---|---|
|
*
|
The Township reserves the right to require additional cartway
width.
|
|
**
|
On-street parking requirements determined by Township.
|
|
***
|
In VC and VR Zoning Districts, right-of-way width and cartway width shall be consistent with village design standards of Chapter 450, Zoning.
|
(3)
Nonresidential streets. Nonresidential streets shall have a minimum
right-of-way width of 58 feet. Minimum cartway width shall be 34 feet.
E.
Design standards.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
(1)
Design
of streets shall conform with PennDOT Design Manual, Part 2, Highway
Design (PDT Pub. 13), and all applicable PennDOT RC standards, unless
specifically modified by this chapter.
(2)
Crosswalk
marking shall be installed (where sidewalk exists or is proposed)
at all intersections of proposed public streets with arterial and
major/minor collector streets, and with other existing local streets
where determined necessary by the Township; and where midblock pedestrian
crossings are appropriate to connect trails, open space, community
facilities, schools, and parking. Crosswalk markings shall consist
of six-foot-long white thermomastic longitudinal lines 24 inches wide,
spaced 24 inches apart. Warning signs, flashing lights, advance stop
lines ("stop here for crosswalk"), and refuge islands must be evaluated
with consideration given to site-specific issues, such as roadway
width, number of lanes and traffic volumes, and are required to be
installed where deemed necessary by the Township.
(3)
Patterned
crosswalks shall be installed on major pedestrian routes and internally
on new residential streets where determined necessary by the Township
due to anticipated pedestrian and/or traffic volume, and for traffic
calming. Patterned crosswalks shall conform to requirements of Appendix
G of this chapter.[1]
[1]
Editor's Note: Appendix G is included as an attachment to this chapter.
(4)
Traffic
calming techniques shall be incorporated into design of all new streets
and adjoining existing streets unless, upon review of the design plan
and proposed calming, it is determined by the Board of Supervisors
that traffic calming is not warranted. Traffic calming measures and
design guidelines shall be in accordance with Pennsylvania Department
of Transportation Publication 383, dated July 2012, as amended. In
particular, consideration should be given to the following traffic
calming techniques:
F.
Pavement design.
(1)
All work and materials involved in the construction of roadways shall
be designed and constructed in accordance with Pennsylvania Department
of Transportation Specifications, Form 408, as amended, and shall
be noted as such on the plan.
(2)
The roadbed subgrade shall be prepared to the established subgrade
elevation and compacted to not less than 100% of the determined dry-weight
density as set forth in ASTM D 698. Preparation of the subgrade shall
conform to PennDOT Form 408, as amended.
(3)
Subgrade drains shall be placed along all proposed roadways to drain
wet areas. Subgrade drains shall be constructed in accordance with
PennDOT Form 408, as amended.
(4)
Utility trench construction (storm sewer, wastewater lines, water
main, gas main, etc.) within existing streets shall be backfilled
with 2A modified stone placed and compacted in eight-inch lifts. The
trench shall be paved with bituminous concrete base course (Superpave)
(five inches compacted depth), bituminous binder course (Superpave)
(1 1/2 inches compacted depth) and the entire roadway shall be
paved with a full width overlayment (edge of road to edge of road)
of bituminous wearing course (Superpave) (one inch compacted depth).
Utility trenches within proposed street shall be backfilled with clean,
dry, select material and compacted in eight-inch lifts to not less
than 100% of the determined dry weight density of the backfill material.
Trenches within easements shall be backfilled with clean, dry, select
material and compacted in twelve-inch lifts to not less than 100%
of the determined dry weight density of the backfill material as set
forth in ASTM D 698 and PennDOT Form 408, as amended. (Refer to Appendix
B.)[2]
[2]
Editor's Note: Said appendix is included an attachment to
this chapter.
(5)
All roadways covered by these specifications shall be constructed
in accordance with the following standards and in accordance with
specifications as found in PennDOT Form 408, as amended (improvement
of state-owned roadways shall be subject to approval by PennDOT):
(a)
Subbase. This work consists of construction of a compacted aggregate
(PennDOT No. 3A) to a depth of six inches on a prepared subgrade.
(b)
Base course. A bituminous concrete base course (Superpave) to
a compacted minimum depth of 4 1/2 inches.
(c)
Binder course. A bituminous concrete binder course (Superpave)
to a compacted minimum depth of two inches shall be provided for all
arterial and collector streets and all nonresidential streets. A bituminous
tack coat shall be applied to the binder course prior to placement
of the final wearing course.
(d)
Wearing course. A bituminous wearing course (Superpave) to a
compacted depth of 1 1/2 inches.
(6)
Bituminous paving mixtures shall not be placed when surfaces are
wet or when the temperatures of either the air or the surface on which
the mixture is to be placed is 40° F. or lower, or between October
16 and March 31 in any calendar year unless authorized by the Township
Engineer.
G.
Roadside barriers. Roadside barriers and guiderail shall be required
in accordance with PennDOT Design Manual, Part 2, Highway Design,
Chapter 12. (PDT Pub. 13) Construction and materials shall be in accordance
with applicable PennDOT RC standards.
H.
Traffic control. Vehicular traffic control in work zone areas on
and along streets open to the public shall be in strict accordance
to requirements of PennDOT Publication 203, Work Zone Traffic Control
(67 Pa. Code Chapter 203).
I.
Speed limit, no parking, and advisory signs shall be installed along
new development streets in accordance with PennDOT regulations, and
as required by the Township.
A.
The developer shall erect at every street intersection street name
signs and stop signs, meeting Township approval, having thereon the
names of both intersecting streets. All lettering shall have a minimum
height of six inches and be white on green background.
B.
Street name signs and stop signs shall be erected on a street prior
to the first dwelling on that street being occupied, and on all streets
providing access to the dwelling(s) being occupied. Street name signs
and stop signs shall be diamond grade reflective sheeting and installed
on PennDOT-approved breakaway posts. Street name signs and stop signs
shall not be installed on the same post.
A.
Cul-de-sac streets shall not be permitted unless the applicant can
demonstrate to the satisfaction of the Township that construction
of a thru street is not feasible. Applicant shall submit for review
by the Township aerial mapping with Tax Map parcels identified which
indicate the viability of potential future street construction to
establish the thru street.
B.
Cul-de-sac streets shall be designed to permit future extension into
adjacent undeveloped property. Unless future extension is clearly
impractical or undesirable, the turnaround right-of-way shall be placed
adjacent to a property line and contained within an easement area.
A right-of-way of the same width as the street shall be carried to
the property line in such a way as to permit future extension of the
street into the adjoining tract. At such time as such a street is
extended, the overage created by the turnaround outside the boundaries
of the extended street shall revert in ownership to the property owners
fronting on the cul-de-sac turnaround.
C.
Permanent cul-de-sac streets shall be kept to a minimum and shall
not exceed 800 feet in length or serve as access to more than 12 dwelling
units, whichever is more restrictive, unless specifically authorized
by the Board of Supervisors. The minimum length of a cul-de-sac shall
be 250 feet. For the purpose of this chapter, cul-de-sac streets shall
be measured from the intersection of the right-of-way line with the
future right-of-way line of the existing street to the center of the
turnaround area.
D.
Cul-de-sac streets, whether permanent or temporary, shall be provided
with a turnaround at the closed end having a minimum radius to the
edge of the finished street or curbline of not less than 45 feet.
Permanent cul-de-sac streets shall be provided at the terminus with
a right-of-way radius of 60 feet. Return radii at the turnaround shall
be a minimum of 50 feet at the edge of pavement/curb.
E.
A snow storage area shall be provided along the right-of-way of the
turnaround on all cul-de-sac streets. The snow storage area shall
be contained within an easement not less than 15 feet wide measured
from the right-of-way line, and of sufficient length as deemed necessary
by the Township to provide adequate snow storage area. Easement area
must be described by appropriate metes and bounds.
F.
Commercial and industrial cul-de-sac streets shall be reviewed for
adequacy by the Township Engineer. When deemed necessary by the Township,
additional cartway and/or right-of-way radius may be required.
G.
P-loops (loop streets from a single access point) shall have an entrance
leg not exceeding 500 feet. The loop of a P-loop shall have a street
length not exceeding 3,000 feet.
A.
Whenever street lines are deflected in excess of 1 1/2°,
connection shall be made by horizontal curves. Long radial curves
shall be used rather than a series of short curves and tangents.
B.
The minimum radius at the center line for horizontal curves on collector
and arterial streets shall be 300 feet, and for local streets the
minimum radius shall be 150 feet.
C.
On local access streets, the minimum tangent between reverse curves
shall be at least 100 feet; on collector and arterial streets, the
minimum tangent shall be at least 250 feet.
A.
Minimum center line grade shall not be less than 0.75% on streets
with curbs, 1% on streets without curbs.
B.
Maximum grade shall be 8% on collector, or arterial streets, and
on local access streets 10%.
C.
Vertical curves shall be used at changes of grade exceeding 1% and
shall be designed in relation to the extent of the grade change and
to provide the following minimum sight distance:
D.
Where the grade of any street at the approach to an intersection
exceeds 4%, a leveling area shall be provided. The leveling area shall
not be greater than a 4% grade for a minimum length of 50 feet from
the edge of the intersecting cartway.
A.
Proposed streets shall not intersect with collector, or arterial
streets on the same side at intervals of less than 800 feet as measured
from center line to center line.
B.
The distance between center lines of streets opening onto the opposite
side of a proposed or existing street shall be not less than 150 feet
unless the streets are directly opposite each other.
C.
Intersections involving the junction of more than two streets shall
not be permitted.
D.
Proposed street intersections shall be designed at right angles.
The intersection of a new street with an existing street shall not
be at an angle of less than 75°, except that all intersections
with an arterial or collector street shall be at 90°.
E.
Horizontal curves will not be permitted on a proposed street within
50 feet of the ultimate right-of-way of an existing or proposed arterial
or collector street.
F.
Minimum curb radius at the intersection of two local streets shall
be at least 20 feet; and minimum curve radius at an intersection of
a local street and a collector or arterial street shall be at least
25 feet.
G.
No structure, fence, planting or other obstruction shall be permitted
where it will interfere with traffic visibility at the intersection.
I.
Intersections shall be designed and constructed for pedestrian crossings
in a safe manner by providing crosswalks. At a minimum, marked (thermoplastic)
crosswalks shall be installed at all intersections. Along major pedestrian
routes, intersections with arterial or collector streets, or at midblock
crossings, the Township may require installation of patterned concrete
or asphalt crosswalks or other traffic calming methods.
A.
General.
(1)
Driveways on corner lots shall be located no less than 60 feet from
any street intersection (measured from the intersection of the ultimate
right-of-way lines). Sight distance requirements for all residential
and nonresidential driveways shall be in accordance with PennDOT Chapter
441.[1] In the case of T-intersections, a single driveway may
be located directly opposite the intersecting street.
[1]
Editor's Note: See 67 Pa. Code Ch. 441.
(2)
Driveways to corner lots and reverse frontage lots must gain access
from the street of lower classification when a lot is bounded by streets
of two different classifications as described herein. A corner lot
created by a proposed street and an existing street shall gain access
to the proposed street. At discretion of the Township, corner lots
and reverse frontage lots may gain access to streets of higher order
if topographic conditions do not permit access to the lower order
street.
(3)
All driveways serving single-family dwellings, except shared driveways,
shall be at least five feet from any side or rear lot line.
(4)
All driveways serving single-family dwellings shall be a minimum
of 10 feet in width with a grade not to exceed 10%; unless a 4% leveling
area is proposed at the entrance and dwelling/garage, in which case
the maximum slope shall not exceed 15%. Maximum change in grade at
any location on the driveway shall not exceed 8%.
(5)
All driveways shall be paved at a minimum from the edge of cartway
to the ultimate right-of-way, or for a length of 20 feet, whichever
is greater using the following minimum standards:
(6)
Where an existing roadside drainage swale is too shallow to permit
installation of a driveway pipe, a paved swale may be installed conforming
to requirements of PennDOT Chapter 441[2] unless the anticipated depth of flow across the driveway
exceeds 1/2 inch during the ten-year return storm. Where the anticipated
depth of flow across the driveway exceeds 1/2 inch during the ten-year
return storm, a concrete trench box with steel grate must be installed.
Grates must be recessed below edge of cartway to establish a minimum
2% slope from the cartway to the grate. Trench boxes must extend beyond
edge of driveway paving a minimum of five feet.
[2]
Editor's Note: See 67 Pa. Code Ch. 441.
(7)
Driveway pipes.
(a)
Driveway pipes must be installed a minimum of five feet from
the edge of cartway and include flared end sections.
(b)
End of pipes must extend a minimum of five feet beyond edge
of driveway paving.
(c)
Minimum pipe length is 20 feet.
(d)
Minimum pipe size shall be fifteen-inch round or 17 inches by
13 inches arch.
(e)
Pipe must be reinforced concrete pipe unless other material
is permitted by the Township.
(f)
Minimum nine inches of cover must be maintained between top
of pipe and finished paving elevation.
(g)
Storm drainage conveyance shall be designed for twenty-five-year-storm
event; unless otherwise required to convey 100-year-storm event flows
to stormwater management basin.
(8)
Intersection of single family driveways with cartways shall be installed
with minimum paving radii of 10 feet at both sides.
(9)
Where sidewalk is required, concrete aprons shall be installed with
a minimum thickness of six inches with reinforced wire mesh on a minimum
six-inch-thick bedding of PennDOT 2B stone. Concrete shall conform
to specifications contained in Appendix H of this chapter.[3] One-half-inch expansion shall be placed between apron
and curb. One-quarter-inch score contraction joints shall be installed
at one-third intervals. Refer to Appendix A-10.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
[3]
Editor's Note: Said appendix is included an attachment to
this chapter.
B.
Shared residential driveways. Shared driveways are not permitted.
In cases where the Township determines that minimizing access points
along a public street is desirable, a shared driveway entrance (only)
may be permitted subject to the following:
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
(1)
Minimum driveway width shall be eighteen feet within the street ultimate
right-of-way.
(2)
Shared driveway entrance must end at the ultimate right-of-way line
and separated driveways shall continue on each individual lot.
(4)
Intersection of driveways with cartways shall be installed with minimum
paving radii of 10 feet at both sides.
(5)
Shared driveway entrances must be centered on property lines.
(6)
Shared driveway entrances shall be limited to serving no more than
two single family dwellings.
A.
Concrete or Belgian block curbs shall be installed on all existing
and proposed streets, and parking areas located within multifamily,
apartment building and nonresidential developments.
C.
Plain cement concrete curb shall be 18 inches in depth placed in
accordance with requirements set forth in the latest edition of PennDOT
Specifications, Form 408. Concrete shall conform to specifications
contained in Appendix H of this chapter.[2] After completion of the bituminous paving, PennDOT-approved
bituminous material shall be applied to the joint between the curb
and bituminous paving for a distance of one foot from the curb toward
the center of the road to seal the joint between the curb and bituminous
paving. Belgian block curb may be installed on new streets and shall
be constructed pursuant to specifications contained in Appendix A
of this chapter.[3]
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
D.
Curb cuts (driveway depression) shall be a maximum of 1 1/2
inches and a minimum of one inch above the roadway surface, and a
minimum of 14 feet in width. Curb cuts shall have two No. 5 reinforcing
rods placed for the full length of the depression plus 18 inches on
both sides.
E.
Profile of curb design along existing streets shall be shown on the
plan. Profiles shall be smooth and designed with vertical curves where
there is a change in grade. Breaks in grade shall not be permitted.
Existing edge of road and bottom of curb elevations shall be identified
every 50 feet and at locations specified by the Township Engineer.
A.
Sidewalks or bicycle/pedestrian paths are required along both sides
of all existing and proposed streets unless waived by the Board of
Supervisors.
B.
Where bicycle/pedestrian paths are identified on any West Rockhill
Township Trails and Greenway Network Plan, asphalt bicycle/pedestrian
paths may be provided in lieu of concrete sidewalks.
C.
Sidewalks and bicycle/pedestrian paths shall be located within a
public right-of-way, public easement, or common open space area.
D.
Sidewalks shall have a minimum width of four feet. Bicycle/pedestrian
paths shall have a minimum width of eight feet.
E.
Sidewalks shall be all-weather and constructed of four-inch-thick
concrete and be placed on a four-inch-thick PennDOT 2B stone base.
At driveways and other vehicle crossings, sidewalks/aprons shall have
a minimum depth six inches of concrete and be reinforced with wire
mesh. Refer to Appendix A of this chapter[1] for additional specifications. Concrete shall conform
to specifications contained in Appendix H of this chapter.[2]
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
F.
All sidewalks shall be finished using methods that will provide a
skid-resistant surface and be treated with a breathable sealant.
G.
Curb ramps/handicapped accessible aprons shall be provided at all
street and other crossings, and where necessary along ADA-accessible
routes, and shall be in accordance with the latest PennDOT design
standards (including but not limited to Publication 72M, Roadway Construction
Standards, and Publication 13M, Design Manual Part 2) and Americans
with Disabilities Act[3] standards.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
[3]
Editor's Note: See 42 U.S.C. § 12101 et seq.
H.
Sidewalks shall be laterally pitched at a slope of 1/4 inch per foot
to provide for adequate surface drainage.
I.
Bicycle/pedestrian construction standards. Bicycle/pedestrian paths
shall conform to the following construction standards:
(1)
The near edge of the path shall not be less than six feet from the
edge of cartway along any street, where space permits within the available
right-of-way.
(2)
Paths shall be a minimum of eight feet wide.
(3)
Paths shall as near as possible follow the contour lines of the particular
area where the paths are to be installed.
(4)
Curb ramps shall be the same width as the bike path and shall be
installed to permit the crossing at intersecting streets; curb ramps
shall have a maximum slope of 12 to one, sides having maximum slope
of 10 to one.
(5)
Paths shall be constructed of six inches of aggregate subbase, with
2 1/2 inches of asphalt surface course.
(6)
All paths shall be constructed in such a manner to ensure adequate
and proper drainage, and to prevent the path from being inundated
by surface drainage. The path shall also be designed to prevent stormwater
flow along the path.
(7)
Path markings and signage shall be consistent with Manual on Uniform
Traffic Control Devices (MUTCD), traffic controls for bicycle facilities.
J.
Within open space and recreational facilities pedestrian paths shall
be concrete, asphalt, wood chips or stone subject to approval by the
Township. Width and design cross sections shall be subject to approval
by the Township. Design center-line profile of pedestrian paths shall
be shown on the plan. Location of the pedestrian path center line
must be defined by detailed bearing and distance information. Where
pedestrian paths are designed for combined use with bicycles, center-line
grades and curves shall be designed as specified by the Township Engineer.
A.
Street trees.
(1)
Street trees shall be planted along all existing and proposed streets
within any land development or major subdivision except where suitable
street trees and will not be disturbed.
(2)
Medium to large street trees shall be planted at intervals of not
more than 40 feet. Small street trees shall be planted at an average
interval of not more than 30 feet. Street trees must be selected and
coordinated to provide adequate separation from overhead and underground
utilities.
(3)
Street trees shall not be planted opposite each other, but shall
alternate.
(4)
Street trees shall be planted within the street right-of-way (between
curb and sidewalk where proposed) unless otherwise approved by the
Township. The width of the tree lawn (planted area between sidewalk
and curb) shall be no less than six feet.
(5)
Along existing streets and within developments without curb, a naturalized
street tree planting may be used when authorized by the Township.
The naturalized street tree planting shall vary the tree species and
spacing, and also utilize tall shrubs in the landscape design.
(6)
At the time of installation, the minimum trunk diameter measured
at a height of six inches above finished grade shall be 2 1/2
inches.
(7)
Required landscaping and street trees shall be maintained permanently
and any plant material which does not survive, exhibits poor growth
habit, is diseased, is missing or is damaged by deer or natural causes
within 18 months from the date of acceptance by the Township, or 18
months following installation of replacement landscape material, whichever
is greater, shall be replaced by the developer. Financial security
shall be posted with the Township in an amount equal to the estimated
cost of trees and plantings, to be released 18 months from Township
acceptance of the installation and satisfactory replacement of all
dead plantings.
(8)
Prior to acceptance of street tree installation/replacement and prior
to acceptance of the eighteen-month maintenance period, all trees
must be elevated to provide a clear zone seven feet above the sidewalk
(if existing) and curb. Trees branches shall be pruned in accordance
with the standards of the Tree Care Industry Association (formerly
"National Arborist Association").
(9)
The following plant material may be utilized for landscaping required by this chapter or required by Chapter 450, Zoning, where this chapter is referenced. The minimum trunk diameter of all deciduous trees shall be 2 1/2 inches measured at a height of six inches above finished grade unless otherwise specified in this chapter or Chapter 450, Zoning; trees permitted for street tree use are identified within the “Medium to Large Deciduous Trees” and “Small Deciduous Trees” lists. No more than 40% of required trees may be of any one of the following selections. Plants noted with an asterisk (*) are deer-resistant.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
|
Medium to Large Deciduous Trees(1)
| |||
|---|---|---|---|
|
Scientific Name
|
Common Name
|
Mature Height
(feet)
|
Street Tree Use(2)
|
|
Acer nigrum
|
Black maple
|
50 to 60
|
Y
|
|
Acer rubrum
|
Red maple
|
40 to 60
|
Y
|
|
Acer saccharum
|
Sugar maple
|
60 to 75
|
N
|
|
Aesculus hippocastanum
|
Horse chestnut
|
60 to 70
|
N
|
|
Aesculus x carnea
|
Red horse chestnut
|
35 to 50
|
N
|
|
Betula alleghaniensis
|
Yellow birch*
|
60 to 80
|
N
|
|
Betula lenta
|
River birch*
|
60 to 80
|
N
|
|
Betula nigra
|
Black birch*
|
45 to 55
|
N
|
|
Betula populifolia
|
Gray birch
|
40 to 50
|
N
|
|
Carya cordiformis
|
Bitternut hickory
|
50 to 70
|
N
|
|
Carya ovata
|
Shagbark hickory
|
50 to 70
|
N
|
|
Cladtastis kentukew
|
American yellowood
|
30 to 50
|
Y
|
|
Fagus grandifolia
|
American beech*
|
50 to 70
|
N
|
|
Fraxinus Americana
|
White ash(5)
|
50 to 80
|
N
|
|
Fraxinus pennsylvanica(3)
|
Green ash(5)*
|
30 to 50
|
N
|
|
Ginkgo bilboa
|
Ginkgo (male only)
|
50 to 70
|
Y
|
|
Gleditsia tricanthos
|
Honeylocust
|
40 to 60
|
Y
|
|
Gymnocladus diorcus
|
Kentucky coffeetree
|
50 to 60
|
Y
|
|
Larix laricina
|
Eastern larch ("tamarack")
|
30 to 50
|
N
|
|
Liquidambar styraciflua(3)
|
Sweet gum
|
50 to 75
|
Y
|
|
Lirodendron tulipfera
|
Tulip poplar
|
75 to 100
|
N
|
|
Magnolia acuminate
|
Cucumber tree
|
50 to 70
|
N
|
|
Metasequoia glyptostroboides
|
Dawn redwood
|
65 to 85
|
N
|
|
Nyssa sylvatica
|
Black gum
|
40 to 70
|
N
|
|
Ostrya virginiana
|
American hophornbeam*
|
30 to 40
|
Y
|
|
Platanus acerifolia
|
London planetree
|
70 to 80
|
Y
|
|
Platanus occidentalis
|
American sycamore
|
75 to 100
|
N
|
|
Populus deltoides
|
Eastern cottonwood
|
75 to 100
|
N
|
|
Quercus alba
|
White oak
|
50 to 100
|
N
|
|
Quercus acutissima
|
Sawtooth oak
|
40 to 50
|
N
|
|
Quercus bicolor
|
Swam white oak
|
60 to 80
|
N
|
|
Quercus coccinea
|
Scarlet oak
|
70 to 90
|
Y
|
|
Quercus imbricaria
|
Shingle oak
|
40 to 65
|
N
|
|
Quercus macrocarpa
|
Bur oak
|
70 to 90
|
N
|
|
Quercus Montana
|
Chestnut oak
|
40 to 75
|
N
|
|
Quercus muehlenbergii
|
Chinkapin oak
|
60 to 80
|
Y
|
|
Quercus palustris(4)
|
Pin oak*
|
60 to 75
|
N
|
|
Quercus phellos
|
Willow oak
|
55 to 75
|
N
|
|
Quercus robur
|
English oak
|
60 to 80
|
Y
|
|
Quercus rubra
|
Red oak
|
60 to 80
|
Y
|
|
Quercus shumardii
|
Shumard oak
|
60 to 80
|
Y
|
|
Quercus velutina
|
Black oak
|
60 to 80
|
Y
|
|
Sassafras albidum
|
Sassafras
|
30 to 50
|
N
|
|
Taxodium distichum
|
Bald cypress
|
60 to 80
|
N
|
|
Tilia Americana
|
Basswood (American linden)
|
50 to 70
|
Y
|
|
Tilia cordata
|
Littleleaf linden
|
60 to 80
|
N
|
|
Ulmus Americana (disease resistant varieties)
|
American elm
|
70 to 90
|
Y
|
|
NOTES:
| |
|---|---|
|
(1)
|
Medium to large deciduous trees shall not be utilized where
potential conflict will exist with overhead electric facilities.
|
|
(2)
|
Trees identified with "Y" may be utilized as street trees where
there is no potential conflict with overhead electric facilities.
|
|
(3)
|
Use limited to seedless cultivars when planted adjacent to streets,
parking lots, sidewalks, pedestrian paths, and drainage structures.
Recommended cultivars are Liquidambar styraciflua (sweet gum) "Rotundiloba,"
and Fraxinus pennsylvanica (green ash) "Patmore," "Summit," "Newport,"
"Urbanite" and "Cimmaron."
|
|
(4)
|
Querous palustris (pin oak) has drooping branches and should
also not be installed adjacent to parking lots, sidewalks, or pedestrian
paths unless the cultivar "green pillar" is planted.
|
|
(5)
|
No more than 10% of total trees may be varieties of Ash.
|
|
Small Deciduous Trees(1)
| |||
|---|---|---|---|
|
Scientific Name
|
Common Name
|
Mature Height
(feet)
|
Street Tree Use(2)
|
|
Acer buergeranum
|
Trident maple
|
20 to 30
|
N
|
|
Acer campestre
|
Hedge maple
|
25 to 40
|
Y
|
|
Acer ginnala
|
Amur maple
|
15 to 20
|
Y
|
|
Acer griseum
|
Paperbark maple
|
25 to 35
|
Y
|
|
Acer tataricum
|
Tatarian maple
|
15 to 25
|
Y
|
|
Amelanchier (tree form species)
|
Serviceberry
|
15 to 30
|
N
|
|
Carpinus betulus
|
European hornbeam
|
35 to 40
|
Y
|
|
Capinus caroliniana
|
American hornbeam
|
20 to 35
|
Y
|
|
Castanea pumila
|
Allegheny chinkapin
|
20 to 25
|
N
|
|
Celtis occidentallis
|
Common hackberry
|
25 to 30
|
N
|
|
Cercis Canadensis
|
Eastern redbud
|
25 to 30
|
N
|
|
Chionanthur virginicus
|
Fringe tree
|
15 to 25
|
N
|
|
Cornus altemifolia
|
Pagoda dogwood
|
20 to 30
|
N
|
|
Cornus amomum
|
Silky dogwood
|
20 to 30
|
N
|
|
Cornus florida(3)
|
Flowering dogwood
|
20 to 30
|
Y
|
|
Cornus kousa(3)
|
Kousa dogwood*
|
20 to 30
|
N
|
|
Cornus mas
|
Cornelian dogwood
|
20 to 30
|
Y
|
|
Cornus racemose
|
Gray dogwood
|
20 to 30
|
Y
|
|
Corylus Americana
|
American hazelnut
|
20 to 30
|
N
|
|
Crataegus crus to galli
|
Cockspur hawthorn (thornless)
|
15 to 20
|
N
|
|
Crataegus laevigata
|
English hawthorn
|
15 to 20
|
N
|
|
Crataegus phaenopyrum
|
Washington hawthorn (thornless)
|
20 to 30
|
N
|
|
Crataegus punctate
|
Dotted hawthorn
|
20 to 25
|
N
|
|
Crataegus viridis
|
Winter king hawthorn
|
25 to 30
|
N
|
|
Halesia Carolina
|
Carolina silverbell
|
30 to 40
|
N
|
|
Koelreuteria paniculata
|
Goldenrain tree
|
25 to 40
|
Y
|
|
Maackia amurensis
|
Maackia
|
25 to 30
|
N
|
|
Magnolia (hybrids)
|
Hybrid magnolia
|
20 to 30
|
N
|
|
Magnolia stellate
|
Star magnolia
|
10 to 20
|
N
|
|
Magnolia virginiana
|
Sweetbay magnolia
|
15 to 25
|
Y
|
|
Malus (species and hybrids)
|
Flowering crabapple
|
15 to 30
|
N
|
|
Prunus okame
|
Okame cherry
|
20 to 25
|
Y
|
|
Prunus virginiana
|
Choke cherry
|
20 to 30
|
Y
|
|
Prunus serrulata
|
Oriental cherry
|
20 to 25
|
Y
|
|
Sorbus (species and varieties)(4)
|
Mountain ash
|
15 to 35
|
N
|
|
Syringa (species and varieties)
|
Ivory silk/lilacs
|
20 to 30
|
Y
|
|
NOTES:
| |
|---|---|
|
(1)
|
Small deciduous trees may be utilized for street tree installation
only where medium to large deciduous trees may conflict with overhead
electric facilities.
|
|
(2)
|
Trees identified with "Y" may be utilized as street trees.
|
|
(3)
|
Cornus florida (flowering dogwood) and Cornus kousa (Kousa dogwood)
have low horizontal spreading branches and should also not be installed
adjacent to parking lots, sidewalks, or pedestrian paths.
|
|
(4)
|
Sorbus (mountain ash) has fruit and should also not be installed
adjacent to parking lots, sidewalks, pedestrian paths, or drainage
structures.
|
|
Evergreen Trees
(6 Feet to 7 Feet High Minimum)
| |
|---|---|
|
Scientific Name
|
Common Name
|
|
Abies balsamea
|
Balsam fir
|
|
Chamaecyparis thyoides
|
Atlantic white cedar
|
|
Ilex opaca
|
American holly*
|
|
Juniperus virginiana
|
Eastern red cedar
|
|
Picea abies
|
Norway spruce*
|
|
Picea omorika
|
Serbian spruce
|
|
Picea pungens
|
Colorado spruce*
|
|
Picea rubens
|
Red spruce*
|
|
Pinus echinate
|
Short-leaf pine*
|
|
Pinus nigra
|
Austrian pine*
|
|
Pinus strobes
|
White pine
|
|
Pinus virginiana
|
Virginia pine*
|
|
Pseudotsuga menziesli
|
Douglas fir
|
|
Tsuga Canadensis
|
Eastern hemlock
|
|
Hedge (4 Feet High Minimum)
| |
|---|---|
|
Scientific Name
|
Common Name
|
|
Craataegus intricate
|
Thicket hawthorn
|
|
Forsythia intermedia
|
Border forsythia*
|
|
Syringa chinensis
|
Chinese lilac*
|
|
Syringe vulgaris
|
Common lilac*
|
|
Viburnum alatus
|
Viburnum
|
|
Hedgerow (4 feet High Minimum)
| |
|---|---|
|
Scientific Name
|
Common Name
|
|
Crataegus crus-galli
|
Cockspur thorn
|
|
Crataegus phaenopyrum
|
Washington hawthorn
|
|
Viburnum (native species and varieties)
|
Viburnum
|
|
Shrubs (4 Feet High Minimum)
| |
|---|---|
|
Scientific Name
|
Common Name
|
|
Aronia arbutifolia
|
Red chokeberry
|
|
Aronia melanocarpa
|
Black chokeberry
|
|
Cephalantus occidentails
|
Buttonbush
|
|
Hamamelis vernalia
|
Vernal witch hazel
|
|
Hamamelis virginiana
|
Common witch hazel
|
|
Hydrangea arborescens
|
Wild hydrangea
|
|
Ilex verticillata
|
Winterberry
|
|
Juniperus virginiana
|
Upright juniper
|
|
Kalmia latifolia
|
Mountain laurel
|
|
Myrica Pensylvanica
|
Northern bayberry
|
|
Phracantha lalandi
|
Laland firethorn
|
|
Prunus virginiana
|
Chokeberry
|
|
Viburnum (native species and varieties)
|
Viburnum
|
|
Thuja occidentalis
|
American arborvitae
|
|
NOTE: Additional trees and other plant material and cultivars
may be utilized when approved by the Township.
|
(10)
Plant material specifications.
(a)
Name of plants shall agree with the nomenclature of "Standard
Plant Names" as adopted by American Joint Committee on Horticulture
Nomenclature, 1942 edition, as amended; size and grading standards
shall conform to those specified by the American Association of Nurserymen
in the latest edition of the "USDA Standards for Nursery Stock." No
substitutions shall be permitted except by written permission of the
Township.
(b)
Quality. All plants shall be typical of their species or variety
and shall have normal, well-developed branches and vigorous fibrous
root systems. All plants shall be nursery-grown unless otherwise stated;
and shall have been growing under the same climate conditions as the
municipality for at least two years prior to date of planting. Written
verification of nursery/location shall be provided to the Township
for approval prior to installation. All plants which are found unsuitable
in growth or condition or which are not true to name shall be removed
and replaced with acceptable plants. No plants with trunk damage or
scarring shall be permitted to be installed. All trunk wrapping must
be removed at time of installation to permit inspection of the trunk
condition.
(c)
Preparation of plants. All precautions customary in good trade
practice shall be taken in preparing plants for moving. All balled
and burlapped plants shall be dug to meet or exceed the "USDA Standards
for Nursery Stock."
(d)
Delivery. Plants shall be packed, transported and handled with
utmost care to insure adequate protection against injury.
(e)
All plantings shall be protected from damage by deer.
B.
Parking area landscaping. Any subdivision or land development application
that includes an off-street parking facility shall propose landscaping
of all such facilities. An off-street parking facility includes the
designated parking areas and any appurtenant surfaced areas upon which
a vehicle is designed to maneuver, including, but not limited to,
all parking stalls, loading areas, drives within the property lines,
and areas for maneuvering. Every off-street parking facility shall
be landscaped so that 35% of each facility will be shaded with trees
based upon the anticipated tree crowns at maturity. Development of
such canopy shall be in accordance with the following:
(1)
The amount of facility that will be shaded at maturity shall be determined by using the appropriate percentage of the crown based upon whether the tree is a medium to large tree or small tree as included within the Deciduous Tree List [§ 365-41A(9) of this chapter], and on their location relative to parking facility. A thirty-five-foot-diameter crown shall be utilized for trees included on the Medium to Large Deciduous Tree List; a twenty-foot-diameter crown shall be utilized for trees included on the Small Tree Deciduous List.
(2)
Trees not included on the Medium to Large Deciduous Tree List or
Small Deciduous Tree List may be used as parking lot shade trees,
if approved by the Township. The species of trees should be varied
throughout the parking facilities.
(3)
Trees shall receive 25%, 50%, 75%, or 100% shading credit based upon
their location relative to the parking area. Areas where canopies
overlap shall not be counted twice. Where the actual tree crown based
upon species/location is less than one of the established percentage
increments, the credit shall be rounded down to the next increment.
(For example: If a crown will result in a large tree having an 800
square feet shading, the shading credit is reduced to 75% (722 SF)
based upon the shading credit chart.) If the site has two or more
separate parking areas, the amount of shading shall be calculated
separately for each facility.
|
Shading Credit Chart
| ||||
|---|---|---|---|---|
|
100%
|
75%
|
50%
|
25%
| |
|
Medium to large tree
|
962 square feet
|
722 square feet
|
481 square feet
|
240 square feet
|
|
Small tree
|
314 square feet
|
236 square feet
|
157 square feet
|
79 square feet
|
(4)
Existing mature trees to be retained in the vicinity of a proposed
parking area shall be credited based upon their crown (limits of crown
must be shown/dimensioned on the plan).
(5)
A parking facilities shading plan shall be submitted with any subdivision
or land development application including an off-street parking facility.
The plan shall clearly show (graphically) all surfaced areas included
in the calculation of the amount of the facility to be shaded. Trees
shall be drawn to scale representing the canopy size at maturity as
listed in the Deciduous Tree List.
(a)
The shading plan shall also include a table identifying the
quantity and type of trees used; the percentage of shade credited
to each; and their corresponding canopy size.
(b)
All off-street parking facilities shall be indicated on the
shading plan, and the total area calculated shall be noted in the
shade calculation table. Parking facilities include all parking stalls,
loading areas, drives within the property lines, and areas for maneuvering.
Surfaced areas for automobile dealerships, lumber yards, and similar
facilities that are used for display, sales, service, and vehicle
storage may be relieved of 35% shading requirement as follows:
[1]
The Township may accept a fee-in-lieu-of the 35% shading requirement,
which shall be calculated in a manner acceptable to the Township.
[2]
The Township may accept an applicant's offer to plant the required
number/size of trees on riparian areas or other Township owned property
as designated by the Township.
[3]
Applicant may install the required number/size of trees to reforest
other portions of the development site.
[4]
All required parking facilities for these uses are still subject
to the 35% shading requirement.
(c)
Sample shade calculation table.
|
Tree Label
|
Botanical Name/ Common Name
|
100% Shading Credit
(square feet)
|
75% Shading Credit
(square feet)
|
50% Shading Credit
(square feet)
|
25% Shading Credit
(square feet)
|
Total Credit
(square feet)
| |
|---|---|---|---|---|---|---|---|
|
T1
| |||||||
|
T2
| |||||||
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T3
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Total Tree Shade
| |||||||
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Total Paved Area
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Percent of Shade Coverage
| |||||||
(6)
A minimum six feet by six feet planting area shall be provided for
each tree. Planting area dimensions are measured from the interior
side of the curb (where existing/proposed). Center line of trees must
be planted at a minimum 24 inches from the face of curb or paved surface
(where curb is not utilized). A two feet overhang for vehicles into
the planter area is allowed as long as trees are installed a minimum
of four feet from the edge of the parking area.
(7)
Planting areas shall contain soil, shrubs, and/or living ground cover
with two inches of natural bark or root mulch. Dyed mulch may not
be utilized. Interlocking pavers and decomposed granite may also be
utilized in heavily used areas.
(8)
Proper planting is essential to achieve the best growth of the tree.
This includes but is not limited to tree handling, tree spacing, tree
well size, soil composition, irrigation, and maintenance. The entire
tree planting area (tree well, island or strip) shall be excavated
to a depth of three feet. The planter area shall be backfilled with
native soil and necessary amendment prior to tree planting. All planting
areas shall have a minimum of 12 inches, and a maximum of 18 inches,
of topsoil.
(9)
The perimeter of all parking facilities shall be landscaped with
one eighteen-inch- to twenty-four-inch-tall shrub per each three feet
of perimeter in order to visually screen the vehicles. In addition,
parking areas adjacent to residential properties shall also be screened
with:
(10)
All plantings shall be able to survive soot, gas fumes and salt.
Trees which have low growing branches, gum or moisture which may drop
on vehicles, or blossoms, thorns, seeds or pods which may clog drainage
facilities, shall not be installed adjacent to streets, parking lots,
sidewalks, pedestrian paths, and drainage facilities.
C.
Stormwater management facilities. Landscaping of stormwater management facilities shall be consistent with Chapter 352, Stormwater Management, of the Code of the Township of West Rockhill, as amended.
D.
Open space plantings.
(1)
The applicant shall provide a method of physically delineating open
space areas from private lots. Such methods shall include shrubs,
trees, markers, fencing, or other methods acceptable to the Township.
Trees, shrubs, markers, or fencing shall be placed on the linked open
space at its boundary. Where hedge plant material is provided as screening
or a barrier between private lots and open space, additional markers
or plant material for delineation are not necessary.
(2)
A plan for eradication and control of noxious weeds, as defined by
the Noxious Weed Control Law (Act 72 of 1994, as amended),[1] shall be submitted for approval by the Township for all
open space areas. The control plan may include periodic cutting, grubbing,
foliar spray, basal bark herbicide application, soil application,
or a combination of methods. Control plan shall be determined based
upon the extent of infestation, quality of native vegetation, existing
natural resources (floodplains, wetlands, steep slopes), natural habitat
disturbance, etc. Noxious weeds include the following:
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
(a)
Cannabis sativa, commonly known as "marijuana."
(b)
The Lythrum salicaria complex: Any nonnative Lythrum, including
Lythrum salicaria and Lythrum virgatum, their cultivars and any combination
thereof.
(c)
Cirsium arvense, commonly known as "Canadian thistle."
(d)
Rosa multiflora, commonly known as "multiflora rose."
(e)
Sorghum halepense, commonly known as "Johnson grass."
(f)
Carduus nutans, commonly known as "musk thistle."
(g)
Cirsium vulgare, commoly known as "bull thistle."
(h)
Datura stramonium, commonly known as "jimson weed."
(i)
Polygonum perfoliatum, commonly known as "mile-a-minute."
(j)
Puerria lobata, commonly known as "kudzuvine."
(k)
Sorghum bicolor cv. Drummondii, commonly known as "shattercane."
(l)
Heracleum mantegazzianum, commonly known as "giant hogweed."
(m)
Galega officinalis, commonly known as "goatsrue."
[1]
Editor's Note: See now 3 Pa.C.S.A. § 1501 et seq.
(3)
All
Norway maples (Acer platanoides) shall be removed from the development
site.
[Added at time of adoption of Code (see Ch. 1, General Provisions,
Art. I)]
(4)
Open space areas not existing as forest or proposed as natural areas
(e.g., wetland) shall be established in meadow, turf grass, or lawn;
or established as forest. Open space areas to be dedicated to the
Township and to remain natural which are fallow field/meadow shall
be planted with native tree species to establish forest (method to
be approved by Township and noted on the plan).
(a)
A planting plan which identifies tree species, genus, size,
and spacing and ground cover/preparation shall be submitted with the
preliminary plan application and is subject to approval by the Township.
(b)
The planting plan shall, at a minimum, provide for the installation
of one tree (minimum 36 inches in height) per 100 square feet of reforestation
area. Trees shall have a minimum height of two feet at the time of
installation. Bare root plants shall be planted between October 15
and December 1. Potted plants shall be planted between March 15 and
May 1. Trees shall be fertilized, mulched, and staked and, protected
from deer browsing and vermin. Species shall be native hardwoods.
All reforestation areas shall be maintained until five years after
completion of construction upon the site (including installation of
plantings) and acceptance of the public improvements by the Township.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
(5)
Prior to seeding open space areas, a soil test must be conducted
by a soil testing laboratory and the soils amended to achieve pH and
NPK levels as recommended for the proposed seeding. At time of dedication,
all open land areas must have at least 90% cover with appropriate
grasses or other species and be free of noxious weeds as defined by
the Commonwealth of Pennsylvania.
E.
Existing vegetation. In cases where natural features existing on
the site duplicate or essentially duplicate the requirements of the
street tree, buffering, or landscaping provisions of this chapter,
these requirements may be waived by the Township.
F.
Protection of existing plant material:
(1)
All subdivisions and land developments shall be laid out in such
a manner so as to preserve healthy trees and shrubs on the site.
(2)
During the construction of any site, trees and shrubs to be preserved
shall be protected by snow fencing, safety fencing, or silt fencing,
to ensure that there is no encroachment within the area of their dripline
by changing grade, trenching, stockpiling of building materials or
topsoil, or the compaction of the soil and roots by any motor vehicle
unless the following regulations are met:
(a)
The grade of land within the entire area of dripline shall not
be raised more than six inches unless tree wells are constructed around
each trunk or group of trunks and aeration pipes are extended out
to the edge of the dripline.
(b)
Tree wells are to be constructed of uncemented stone, or any
other suitable material. Such walls shall be a minimum of three feet
in diameter or one foot in diameter for each inch in caliper measured
12 inches above natural ground level, whichever is greater, and shall
be a maximum of three feet deep.
(c)
Retaining walls are to be constructed around each tree or group
of trees immediately after any grade is lowered within the area of
the dripline. This retaining wall is to be constructed of eight inches
by eight inches pressure treated landscape ties or any other suitable
material. Retaining walls must be designed and constructed to withstand
overturning and frost heave.
(3)
If any plant material is to be moved, it must be done in accordance
with specifications set forth by the American Association of Nurserymen.
(4)
All diseased or dead trees shall be promptly removed from the site.
All trees to be preserved shall be pruned when necessary to remove
dead limbs.
(5)
No grading, construction activity, or storage of topsoil or materials
shall occur within a tree protection zone (TPZ) measured 15 feet from
the trunk of a tree to be retained, or the distance from the trunk
to the dripline plus one foot, whichever is greater. No equipment
may be driven over this area and no building materials are to be stacked
against the trees or within the area of this buffer. Prior to construction,
the TPZ shall be delineated by the following methods:
(a)
The TPZ that is delineated on the site prior to construction
shall conform to the approved development plans;
(b)
All trees scheduled to remain shall be marked; where groups
of trees exist, only the trees on the edge need to be marked;
(c)
A forty-eight-inch-high snow fence mounted on steel posts, located
eight feet on center, or other delineation approved by the Township,
shall be placed along the boundary of the TPZ;
(d)
When the tree protection fence has been installed, it shall
be inspected and approved by the Township prior to clearing and further
construction;
(e)
Fencing along the tree protection zone shall be maintained until
all work/construction has been completed; any damaged protective fence
shall be replaced and repaired immediately;
(f)
Trees being removed shall not be felled, pushed, or pulled into
a TPZ or into trees that are to be retained.
(6)
No tree is to support any scaffolding, signs, temporary utilities,
surveying spikes, or any other device.
(7)
Those trees whose removal will damage other trees which are to remain
must be removed by hand. The resulting stumps must be carefully removed
to minimize damage to roots and trunks of other trees.
(8)
Trees damaged during construction.
(a)
Tree trunks and exposed roots damaged during construction shall
be protected from further damage. Damaged branches shall be pruned
according to Tree Care Industry Association (formally "National Arborist
Association") standards. All cuts shall be made sufficiently close
to the trunk or parent limb but without cutting into the branch collar
of leaving a protruding stub. All necessary pruning cuts must be made
to prevent bark from being torn from the tree and to facilitate rapid
healing.
(b)
All trees which have been disturbed or have experienced damage
to their roots or branches shall be fertilized in early fall or mid-spring.
Fertilizer grade shall have approximately three parts nitrogen to
one part phosphorus and potassium (3-1-1 ratio). Fertilizer shall
be broadcast over the soil surface in an area twice the size of the
tree protection zone at a rate of one pound of nitrogen per 1,000
square feet.
(9)
Stumps, branches and other wood debris shall not be buried on site.
Where trees are removed outside of an area to be excavated, it is
preferred that stumps be removed by grinding to a point six inches
below existing grade.
G.
Replacement trees. Trees with a diameter of 10 inches or more, which are not located within delineated woodland areas pursuant to Chapter 450, Zoning, which are to be removed or destroyed during any stage of development, grading and/or construction within a subdivision or land development, shall be replaced with a tree or trees of the type provided by Subsection A(7), (8) and (9) of this section. However, removal of trees on a site shall not exceed the maximum permitted pursuant to Natural Resource Protection Standards of Chapter 450, Zoning. Replacement trees shall meet the following size limitations:
(1)
Trees with a diameter of 10 inches or more, but less than 18 inches,
which are removed shall each be replaced with a tree of like caliper
or no less than four trees measuring 2 1/2 inches to three inches
in diameter.
(2)
Trees with a diameter of 18 inches or more, but less than 30 inches,
which are removed shall each be replaced with no less than seven trees
measuring 2 1/2 inches to three inches in diameter.
(3)
Trees with a diameter of 30 inches or more which are removed shall
each be replaced with no less than 10 trees measuring 2 1/2 inches
to three inches in diameter.
(4)
All replacement trees shall be measured at a height of four feet
above the finished grade level. Replacement trees shall be provided
in addition to, not in place of, required buffers, street trees, trees
in parking lots, or trees planted on single-family lots or common
open space; or as required by the afforestation/reforestation provision
of this chapter.
(5)
Where sufficient replacement trees of the required caliper size are
not available or smaller caliper trees would have a greater survivability
rate due to the planting environment, the Township may authorize smaller
caliper replacement trees, provided that the total caliper inches
to be planted is comparable to the requirements set forth above.
(6)
Where development takes place on fully wooded lots, replacement trees
or their equivalent may be planted as follows:
(a)
The applicant shall enhance existing wooded areas through planting
of shade tolerant and deer resistant understory trees, shrubs, and
ground cover; or
(b)
In order to mitigate the impact of stormwater runoff either
on site or upon adjacent properties, the applicant shall plant riparian
buffers in areas designated by the Township, provided that the Township
secures the necessary permission if the riparian buffer areas are
on private property; or
(c)
The Township may accept designated off-site areas or other riparian
buffer areas in need of planting; or
(d)
The Township may accept a fee in lieu of the required replacement
tree plantings which shall be calculated in a manner acceptable to
the Township.
H.
Reforestation/afforestation.
(1)
All proposed major subdivisions or land developments shall comply
with the following:
(a)
Conduct afforestation on the site in accordance with the following:
[1]
A site located in the MHP, SR, VC, VR, PC, PC-2, PI, and IS
Zoning Districts and having less than 20% of its base site area covered
by forest shall be afforested a minimum of 20% of the base site area.
[2]
In all other zoning districts (RA and RC), a site having less
than 25% of its base site area covered by forest shall be afforested
to a minimum of 25% of the base site area.
(b)
When the forest cover on the site is currently above the afforestation percentages described in Subsection H(1)(a)[1] and [2] of this section, any existing forest removed by the applicant resulting in less than the minimum forest coverage shall be reforested on the site as needed to meet the minimum forest coverage specified above.
(2)
Afforestation and reforestation shall be accomplished pursuant to
a planting plan subject to approval by the Township:
(a)
The planting plan shall identify tree species, genus, size and
spacing; and ground cover/preparation and shall be submitted with
the preliminary plan application.
(b)
The planting plan shall, at a minimum, provide for the installation
of one tree per 100 square feet of afforestation/reforestation area,
planted within a staked tree shelter with a minimum height of five
feet. Trees shall have a minimum height of 36 inches at the time of
installation. Bare root plants shall be planted between October 15
and December 1. Potted plants shall be planted between March 15 and
May 1. Trees shall be fertilized, mulched and staked and, if necessary,
protected from deer browsing and vermin. Species shall be a mix of
native hardwoods with varying canopies and mature heights.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
(3)
The following are considered a priority for afforestation and/or
reforestation:
(a)
To establish or enhance forests within or adjacent to riparian
buffers;
(b)
To establish or enhance forests on 100-year floodplains, when
appropriate;
(c)
To establish or enhance forest corridors to connect existing
forests within or adjacent to the site, and where practical, forest
corridors should be a minimum of 300 feet in width to facilitate wildlife
movement;
(d)
To establish or enhance forest buffers adjacent to critical
habitats where appropriate;
(e)
To establish or enhance forests on slopes of 25% or greater;
(f)
To establish or enhance forests on slopes of 15% or greater;
(g)
To establish or enhance forests on slopes of 8% or greater;
(h)
To establish forest areas adjacent to existing forests to increase
the overall area of contiguous forest cover; and
(i)
To establish or enhance forest buffers adjacent to areas of
differing land use or adjacent to highways or utility rights-of-way.
(4)
All afforestation and reforestation shall be conducted in conformance
with state and federal best management practices.
(5)
All afforestation and reforestation shall be completed prior to the recordation of the approved subdivision or land development plan, or be guaranteed to be completed pursuant to the development/financial security agreements required under Article VI of this chapter. All afforestation and reforestation areas shall be maintained until five years after completion of construction upon the site (including installation of replacement trees) and acceptance of the public improvements by the Township.
(6)
All afforestation and reforestation shall occur upon nonbuildable
areas of the site, including open space, recreation lands, buffers
(but shall be in addition to any buffer requirements), stormwater
management BMPs, and other such areas. Afforestation/reforestation
may occur upon residential building lots when approved by the Township.
(7)
Forest Conservation/Street Tree Fund. If an applicant subject to
this section demonstrates to the satisfaction of the Board of Supervisors
that the requirements for reforestation or afforestation cannot be
reasonably accomplished on-site, the applicant shall contribute a
fee-in-lieu, at a rate to be established by resolution of the Board
of Supervisors, into the Township's Forest Conservation/Street Tree
Fund. At its discretion, the Township may permit an applicant to meet
all or part of this fee in-lieu requirement by enhancing existing
forest or other natural areas on the site or other Township-owned
property through the removal of noxious and nonnative plants, the
planting of native plants, or other means.
(8)
Retention. The following trees, shrubs, plants, and specific areas
shall be granted priority for retention and protection and shall be
left in an undisturbed condition unless the applicant has demonstrated,
to the satisfaction of the Township, that reasonable efforts have
been made to protect them and the plan cannot be reasonably altered:
(a)
Trees, shrubs, and plants located in the following sensitive
ecological areas: steep slopes, riparian buffers, 100-year floodplain,
floodplain soils, streams, watercourse, waters of the commonwealth,
waters of the United States, lakes, ponds, wetland margins, and critical
habitats.
(b)
Any part of a contiguous forest that is 10 acres or larger.
(c)
Trees, shrubs or plants determined to be rare, threatened or
endangered under the Federal Endangered Species Act of 1973 in 16
U.S.C. §§ 1531 through 1544 and in 50 CFR Part 17 or
placed upon the Pennsylvania Threatened Species List or the Pennsylvania
Endangered Species List (34 Pa.C.S.A. § 2101 et seq.).
(d)
Trees that are part of a historic site; associated with historic
structure; or have been designated as a national, state, or county
champion tree.
(e)
Any tree having a caliper of 30 inches or more, or at least
75% of the diameter or a designated national, state, or county champion
tree of that species.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
(9)
Exemptions.
(a)
The following shall be exempt from the requirements of this
article:
[1]
Commercial nurseries and fruit orchards.
[2]
Christmas tree farms.
[3]
Properties devoted to the practice of silviculture.
[4]
Clearing of land for agricultural purposes.
[5]
Cutting/removal of trees on tracts of land one acre or less in the area upon which a single-family dwelling has been erected or is to be erected, provided that the Natural Resource Protection Standards of Chapter 450, Zoning are met. This exception does not apply to lots within proposed subdivisions or land developments.
[6]
Removal of trees that are dead, dying or diseased; trees that
have suffered severe damage; or any tree whose angle of growth makes
it a hazard to structures or human life.
[7]
Pruning and removal of trees by utility companies to provide
for line clearance of utility wires in accordance with state and federal
regulations.
(b)
If any woodlands or trees are removed from a parcel of land
under one of the above exemptions and said parcel is subsequently
used for a purpose not falling under one of the above exemptions within
10 years of the removal, the requirements of this section shall apply
as if the forest or trees were never removed.
(10)
An afforestation/reforestation plan shall be submitted with
all major subdivision and land developments. This plan shall be prepared
by a registered landscape architect or forester and shall address
the following:
(a)
Location of existing forests, steep slopes equal to or greater
than 15%, riparian buffers, 100-year floodplains, floodplain soils,
streams, watercourses, waters of the commonwealth, waters of the United
States, lakes, ponds, wetlands, wetland margins, and critical habitats
on the site.
(b)
Location(s) where forest/tree removal is to take place, as well
as the genus, species, size, location, and number of trees proposed
to be removed.
(c)
Total acreage (net) of the site, and the total amount of forest
land permitted to be developed on the site.
(d)
Total amount of afforestation and/or reforestation required
and proposed.
(e)
Location(s) of afforestation and/or reforestation, as well as
the genus, species, size, and location, and number of trees proposed
to be planted.
A.
In addition to the requirements of this chapter, all subdivision and land developments shall comply with Chapter 352, Stormwater Management, of the Code of the Township of West Rockhill, as amended.
B.
General. All subdivisions and land development applications shall
comply with the low-impact development practices as outlined in the
Pennsylvania Stormwater Best Management Practices Manual, December
2006, as amended ("Manual"), where consistent with design requirements
of this chapter. The Manual provides guidance on the development of
site controls through the use of best management practices (BMPs).
The most appropriate BMPs for stormwater management vary from site
to site; however, the basic concepts are as follows:
(1)
Prevent stormwater impacts, especially pollutants.
(2)
Mitigate pollutants that cannot be prevented.
(3)
Manage stormwater as a resource.
(4)
Sustain the hydrologic balance (quantity and quality).
(5)
Integrate stormwater into the initial site design process.
(6)
Preserve and utilize natural systems (soil, vegetation, etc.).
(7)
Manage stormwater as close to the source as possible.
(8)
Disconnect/decentralize/distribute.
(9)
Slow down stormwater by increasing the time of concentration.
(10)
Inspect and maintain.
C.
Design criteria.
(1)
The stormwater management system shall be designed to meet the requirements
of the Manual. In the event Unami Creek Watershed, Perkiomen Creek
Watershed, East Branch Perkiomen Creek Watershed, Tohickon Creek Watershed
or other applicable Act 167 requirements are more restrictive, the
Act 167 requirements shall apply as determined by the Township Engineer.
(2)
The Township requires use of nonstructural BMPs (refer Chapter 5
of the Manual) to the maximum extent possible because of their ability
to prevent stormwater generation and not just mitigate stormwater-related
impacts. If nonstructural BMPs cannot be used, the reasons why must
be demonstrated to the Township's satisfaction. Stormwater generation
can be reduced by designing the subdivision or land development in
ways other than through use of standard or conventional development
practices. Prevention and nonstructural BMPs differ from structural
BMPs (refer Chapter 6 of the Manual) that provide mitigation of stormwater
impacts which cannot be prevented and/or avoided. However, nonstructural
and structural BMPs may be used in combination to achieve water quality
and quantity requirements of this chapter.
(3)
Nonstructural BMPs.
(a)
The following major areas of preventative nonstructural BMPs
have been identified in the Manual:
(b)
Specific nonstructural BMPs have been identified for each of
these generalized areas, to better define and improve implementation.
One of the most challenging technical issues considered in the Manual
involves the selection of BMPs that have a high degree of nonpoint
source (NPS) reduction or removal efficiency. In the ideal, a BMP
should be selected that has a proven NPS pollutant removal efficiency
for all pollutants of importance, especially those that are critical
in a specific watershed.
(4)
Chapter 8 of the Manual provides a methodological approach to take
credit for applying these nonstructural BMPs, provided that the specifications
defined for each BMP in Chapter 5 of the Manual are properly followed.
(5)
The developer shall construct and/or install such drainage structures,
on-site and off-site as necessary to provide a fully functioning stormwater
collection and control system meeting the requirements of the Manual.
The developer's design shall utilize, to the maximum extent possible
and consistent with other requirements of this chapter, nonstructural
BMPs.
D.
On-lot drainage swales shall be designed to provide positive conveyance
of surface water from the individual lot. Each swale shall convey
stormwater from the lot to a storm sewer system, street, open space
area, or stormwater management easement without crossing or combining
with stormwater from more than the adjacent lot.
E.
Drainage swales necessary to control surface drainage between lots
shall be centered about the common property line.
F.
Whenever an ephemeral, intermittent, or perennial stream is located
within a development site, it shall remain open in its natural state
and location, and shall not be piped, impeded, or altered (except
for road crossings). It is the responsibility of the developer to
restore existing eroded stream/channel banks within the development
site and obtain all permits necessary from PADEP to do so. The developer
must submit pictorial documentation of existing stream/channel banks
to the Township to determine whether existing banks must be stabilized.
G.
During review of the stormwater management plan, if the Township
determines that off-site improvements are necessary to satisfactorily
manage stormwater runoff from the proposed subdivision or land development,
the developer shall be responsible for design, construction, and permitting
of those off-site improvements.
H.
Existing points of concentrated drainage that discharge onto adjacent property shall not be altered without written agreement of the affected property owner(s) and Township, and shall be subject to any applicable discharge criteria specified in Chapter 352, Stormwater Management. The agreement shall be recorded at the Bucks County Office of Recorder of Deeds and assignable to future owners.
I.
Areas of sheet flow drainage shall be maintained wherever possible.
If sheet flow is proposed to be concentrated and discharged onto adjacent
property, the developer must document that adequate downstream conveyance
facilities exist to safely transport the concentrated discharge, or
otherwise prove that no erosion, sedimentation, flooding, or other
harm will result from the concentrated discharge; and submit written
approval from the affected adjacent property owner(s).
J.
Whenever the location of concentrated runoff from a site is changed
due to development, the developer must secure written approval from
any adjacent downstream property owners. The developer shall indemnify
and/or hold harmless the Township against any claim of damage from
any downstream property owners that may result from the proposed development.
K.
All proposed streets shall be designed so as to discharge surface
water from their rights-of-way. Storm drainage improvements as deemed
necessary by the Township shall be required along all existing streets
on which a subdivision or land development abuts.
L.
Setback to boundaries. No piped storm sewer system outlet, detention
basin, or energy dissipation structure shall discharge closer than
20 feet from the boundary of any drainage easement under the control
of the developer or which may be utilized by the developer, so as
to allow for adequate space for stormwater dissipation in vegetated
land areas controlled by, or available to, the developer and/or to
allow adequate space for equipment access for future maintenance.
M.
Water quality requirements:
(2)
Existing uses are those attained as of November, 1975, regardless
whether they have been designated in Chapter 93.[2] Land development must be designed to protect and maintain
existing uses and maintain the level of water quality necessary to
protect those uses in all streams, and to protect and maintain water
quality in special protection streams.
[2]
Editor's Note: See 25 Pa. Code Chapter 93.
(3)
Water quality involves the chemical, biological, and physical characteristics
of surface water bodies. After land development, these characteristics
can be impacted by addition of pollutants, such as sediment, and changes
in habitat through increased flow volumes and/or rates. Therefore,
discharge to surface waters must be designed and managed to protect
the stream bank, streambed, and structural integrity of the waterway,
to prevent these impacts.
All construction wherein excavation, placement of fill, and/or
grading activities are performed shall conform with the following
general requirements:
A.
No excavation or fill shall be made with a face steeper than four
horizontal to one vertical (4:1 = 25%), except under one or both of
the following conditions:
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
(1)
The slope face is located so that settlement, sliding, or erosion
will not result in property damage or be a hazard to adjoining property,
streets, alleys or buildings.
(2)
A written statement from a professional civil engineer, licensed
in the Commonwealth of Pennsylvania and experienced in erosion control,
certifying the site has been inspected and that the proposed deviation
from the slope specified above will not endanger any property or result
in property damage, is submitted to and approved by the Township Engineer.
A detail of the treatment of the slope (proposed grade, method of
stabilization, erosion protection, etc.), shall be submitted with
the application.
B.
If the vertical drop of an excavation or fill slope is greater than
five feet, then the maximum slope shall not exceed four horizontal
to one vertical.
C.
The top or bottom edges of slopes shall be a minimum of five feet
from property lines or right-of-way lines of streets in order to permit
the normal rounding of the edge without encroachment on abutting property.
D.
Adequate provision shall be made to prevent surface water from damaging
the cut face of excavation and the sloping surfaces of fills.
E.
No person, corporation, or other such entity shall block, impede
the flow of, alter, construct any structure, or deposit any material
or thing or perform any work that will affect the normal or flood
flow in any stream or watercourse without having obtained prior approval
from the Township and/or Department of Environmental Protection, whichever
is applicable.
F.
All lots, tracts, or parcels shall be graded to provide positive
drainage away from buildings and dispose of it without ponding, except
where ponding (stormwater management facilities, swales, etc.) is
part of the stormwater management plan for the site.
G.
Areas of the site to remain undisturbed shall be protected from encroachment
by construction equipment/vehicles to maintain the existing infiltration
characteristics of the soil.
H.
The minimum depth of topsoil to be replaced shall be eight inches,
or the existing depth of topsoil encountered on the site, whichever
is greater.
I.
Topsoil shall not be removed from the development site (except excess
topsoil offered for Township use). Topsoil shall be stripped, stockpiled,
and redistributed on the site. Prior to plan approval, the applicant/designee
shall provide the Township with calculations to determine the volume
of topsoil anticipated to the stripped, stockpiled, and replaced on
the site to verify that excess topsoil will not be generated as a
result of construction activity.
J.
No grading equipment shall be permitted to be loaded and/or unloaded
on a paved public street, and no grading equipment shall be permitted
to travel on or across a public street unless licensed for operation
on public thoroughfares.
K.
Grading equipment shall not be permitted to cross streams. Temporary
crossings shall only be permitted where application is made to, and
approval received from, PADEP (where applicable), Bucks County Conservation
District, and the Township.
L.
Preliminary cut and fill calculations must be submitted with all
nonresidential developments, residential developments where new streets
are proposed, and other developments as determined by the Township
to evaluate grading balance of the site. The site should be designed
to avoid an imbalance of cut and fill.
A.
An erosion and sedimentation control plan shall be submitted with
all applications wherein excavation, placement of fill, and/or grading
activities are proposed. The plan shall include a construction staging
narrative indicating the sequence of earthmoving activities, and proposed
erosion and sedimentation control procedures. Measures used to control
erosion and reduce sedimentation during construction activities shall
strictly conform to the standards and specifications of the Bucks
Conservation District (BCCD) and sequence of earthmoving activities.
Verification of approval of the erosion and sedimentation control
plan must be received in writing from BCCD. Where proposed earth disturbance
exceeds one acre, written verification of NPDES approval must be received
in accordance with BCCD/PADEP requirements.
B.
Existing eroded stream/channel banks, roadside swales, and areas
of shallow concentrated or sheet flow within a proposed subdivision/land
development site must be stabilized by the developer. The subdivision
application must include pictorial documentation of existing stream/channel
banks for Township review. Use of stone rip rap is discouraged.
C.
All erosion and sedimentation control measures shall be installed
in accordance with the approved plan. Where a stormwater management
and/or sediment basin is involved, the basin shall be constructed,
functional, and stabilized prior to any additional site activity.
An as-built plan of the facility prepared by a licensed surveyor shall
be submitted to the Township for review to verify adequate stage/storage
capacity prior to commencement of other site activity. Plan must include
a note requiring same.
D.
It shall be the responsibility of each person, corporation or other
entity performing grading and/or building activities to install and
maintain erosion and sedimentation controls until the site is stabilized.
In the event any mud and/or debris is transported from the site onto
a public roadway, the debris shall be immediately removed and the
roadway swept and/or washed as deemed necessary by the Township at
the owner's expense.
B.
Public and centralized water supply and distribution systems:
(1)
All subdivisions and land developments within a designated water
service area shall be required to be provided with public water supply
and distribution systems (where such system can be feasibly provided),
and be designed and constructed in accordance with specifications
of the servicing authority.
(2)
All centralized water supply and distribution systems shall be offered
for dedication to the Township and/or appropriate Water Authority
having jurisdiction in the area of subdivision. In the event Township
and Authority refuse acceptance, ownership and operation shall be
maintained by a homeowners' association in a manner acceptable to
the Township.
(3)
Water quality requirements for a proposed centralized water system
shall conform to applicable standards of the Pennsylvania Department
of Environmental Protection and Bucks County Department of Health.
(4)
Water mains shall be constructed by the developer in such a manner
as to make adequate water service available to each lot, building
or dwelling unit within the subdivision. A minimum pressure of 35
pounds per square inch shall be provided at each house or other building
to be connected to the water supply main. The water supply must comply
with regulations and standards of the Pennsylvania Department of Environmental
Protection, and when applicable, the Delaware River Basin Commission.
(5)
The system shall also be designed with adequate capacity and appropriately
spaced fire hydrants for firefighting purposes as determined by the
Township. Hydrant locations shall be reviewed by the Fire Marshall
and Fire Company servicing the area, and approved by the Township.
(6)
Water impact study. A water impact study pursuant to § 365-24 shall be required for all centralized water supply and distribution systems wherein a new water supply source is proposed to be developed.
(7)
Written verification of willingness to serve and water system design
approval must be submitted to the Township from the servicing water
authority.
C.
Individual on-lot wells.
(1)
Where individual on-lot wells are proposed within a new subdivision
or land development, wells shall be drilled, installed, and tested
for adequate water supply to serve the proposed use prior to issuance
of occupancy permits in accordance with this section. Where existing
wells are proposed to be abandoned, well closure must be in accordance
with PADEP/BCHD well abandonment procedures.
(2)
Well certification.
(a)
The well yield shall be determined by a pumping test of not
less than four hours duration conducted at a rate of not less than
150% of the intended long-term withdrawal from the well. The four-hour
test shall be conducted at a constant pumping rate that should not
deviate greater than +5% during the test.
(b)
In the event the well does not yield a minimum of six gpm, the
proposed water system shall be designed to be able to provide sufficient
storage via oversize tanks and/or storage in the well bore for the
length of time it would take for the expected peak demand to empty
a standard pressure tank being supplied by a well pumping six gpm.
(c)
All well drillers shall, upon completion of the well, provide the Township with a copy of the report submitted to the Commonwealth of Pennsylvania and Bucks County Health Department and sufficient data and documentation to verify compliance with § 365-45C(1).
(d)
A minimum of one water sample shall be collected for the following
tests in Subsection C(2)(d)[1][a] through [f] (except as noted). Samples
must be collected 10 minutes prior to the end of the pump test. All
test results must meet established maximum contaminant levels (MCLs)
for Pennsylvania. Water samples must be tested by PADEP-certified
water laboratory.
[1]
Coliforms. A minimum of three water samples shall be collected
during the pump test for analysis of coliform bacteria. The first
sample shall be collected 15 minutes prior to the end of the test
with the remaining two samples collected at five-minute intervals.
[2]
Twenty-one regulated volatile organic chemicals.
[3]
Arsenic.
[4]
Nitrates.
[5]
Secondary contaminates; pH; iron, manganese, totals dissolved
solids, and chlorides.
[6]
Analyses for additional parameters may be required if BCHD or
Township has reason to suspect that substances may be present in the
water that could affect potability.
(3)
Well construction. Each well shall be constructed in accordance with
BCHD rules and regulations governing individual residential water
supply systems, as amended. Unconsolidated or carbonate water bearing
formations will require special consideration.
(4)
Permit required.
(a)
Prior to commencement of well drilling operation, the owner shall
be required to make application to, and receive approval from, West
Rockhill Township, and Bucks County Health Department.
(b)
Issuance of a permit to drill well shall not be made until payment
of a permit fee in the amount established by resolution of the Board
of Supervisors.
A.
The developer shall install the most effective type of sanitary disposal
consistent with the Township's Official Plan for sewage facilities
prepared in accordance with the Pennsylvania Sewage Facilities Act
(Act 537),[1] the Township Sewage Facilities Plan, and Chapter 71 of
the Pennsylvania Department of Environmental Protection Regulations,[2]for the subdivision or development.
B.
Connection to public sanitary sewer system shall be required where
such a system is proposed by the Township's official plan for sewage
facilities, and where such a system can feasibly be provided to the
proposed subdivision.
C.
In subdivision/land developments where connection to public sewage
system is not proposed, on-lot sewage disposal systems shall be installed
by the property owner in accordance with the Pennsylvania Sewage Facilities
Act,[3] Chapter 73 of DEP regulations[4] and the requirements of applicable Township regulations.
D.
Sanitary sewer systems shall be located and/or designed to prevent
flood damage and to eliminate infiltration of floodwaters into the
system, or discharges from the system into floodwaters.
E.
On-lot sewage disposal systems shall not be located within a floodplain
or riparian buffer.
F.
All proposed lots/uses utilizing an individual or community on-lot
sewage system shall provide a primary and reserve (backup) sewage
disposal area. Such areas shall be tested, witnessed and approved,
in writing, by the Bucks County Health Department; and comply with
all state, county, and Township regulations. Reserve (backup) sewage
disposal areas are not required for lots with existing dwellings served
by permitted sewage disposal systems.
G.
The developer shall be responsible for the completion of the appropriate planning module for land development components as required by the Department of Environmental Protection, including alternatives analysis and feasibility studies. (Refer § 365-23 of this chapter.)
I.
Design standards and specifications for public and centralized sanitary
sewer systems shall conform to requirements of the applicable servicing
municipal authority.
A.
Easements for utilities shall have a minimum width of 20 feet.
B.
To the fullest extent possible, easements for public utilities shall
be centered on or adjacent to rear or side lot lines.
C.
Telephone, electric, TV, cable, and such other utilities shall be
installed underground and shall be provided within right-of-way easements
to be dedicated for such utilities, and in accordance with plans approved
by the Township and the applicable utility company. Underground installation
of the utility distribution and service lines shall be completed prior
to final street paving and sidewalk installation.
A.
Any existing monument, iron pipe, pin, or marker determined and identified
to be existing found property corners based upon the recorded parcel,
or adjoining parcel, are to remain undisturbed.
B.
Permanent stone or concrete monuments shall be accurately placed
by a licensed surveyor at the intersection of all lines forming angles
and at changes in directions of lines in the boundary (perimeter)
of the property; and at all corners of lots within a subdivision.
Monuments shall be premanufactured and not field constructed.
(1)
Monuments shall be a minimum 24 inches in length.
(2)
Monuments less than 24 inches in length may only be utilized when
obstructions are encountered and use is approved by the Township.
(3)
Subject to approval by the Township, iron pins may be used in lieu
of concrete monuments where side property lines of internal Townhouse
dwelling lots intersect the front and rear property lines, unless
said point also marks a change in direction of the front or rear lines.
C.
All streets shall be monumented on the ultimate right-of-way lines
at the following locations:
(1)
At least two monuments at each intersection.
(2)
At changes in direction of street lines, excluding curb arcs at intersection.
(3)
At each end of each curved street line, excluding curb arcs at intersection.
(4)
At intermediate points, wherever topographical or conditions make
it impossible to sight between two otherwise required monuments.
(5)
At such other places along the lines of streets as may be determined
by the Township Engineer to be necessary so that any street may be
readily defined in the future.
D.
All monuments shall be placed so that the scored point shall coincide
exactly with the point of intersection of the line being monumented.
E.
Monuments shall be set with their top level at the finished grade
of the surrounding ground, except as follows:
(1)
Monuments which are placed within the lines of existing or proposed
sidewalks shall be so located that their tops will not be affected
by lateral movement of the sidewalks.
(2)
Where sidewalks are existing, a stone point - a four-inch-square
chisel cut in the sidewalk with a drill hole in the center - may be
substituted for a monument. Where bituminous paving is existing, a
railroad spike may be substituted for a monument or iron pin where
required.
F.
Permanent reference marker pins of 1/2 inch OD solid iron rod, at
least 24 inches long shall be set at the following points:
G.
All outboundary monuments shall be installed and certified as to
their accuracy and conformance to plan information by the responsible
surveyor prior to plan recordation. Accuracy of monuments shall be
within 3/100 of a foot.
H.
All property pins and monuments shall be installed and certified
as to their accuracy and conformance to plan information by the responsible
surveyor prior to issuance of a building permit for the subject lot.
Accuracy of property corner pins and monuments shall be within 3/100
of a foot. In the event it is determined by the Township that installation
prior to construction start that it is not practical to set permanent
markers due to future grading operations, temporary wood stake corners
shall be set by a licensed surveyor to permit stakeout inspection
of proposed construction activities relative to required setbacks.
Permanent property pins and monuments shall then be required to be
installed prior to issuance of a use and occupancy permit for the
parcel.
I.
All monuments along rights-of-way being dedicated to the Township
and pins delineating easements being granted to the Township shall
be installed and certified as to their accuracy and conformance to
plan information by the responsible surveyor. Accuracy of right-of-way
monuments and easement pins shall be 3/100 of a foot. Installation
and certification shall be provided prior to execution and acceptance
of public improvements.
J.
Any preexisting or new property markers/monuments of a property under
construction, or properties surrounding the subject property under
construction, which are disturbed by construction activity are required
to be reset and recertified by a licensed surveyor. Property owner
and/or developer of the property under construction resulting in the
disturbance shall be held responsible for proper replacement and recertification
of disturbed property markers/monuments.
A.
Off-street parking facilities shall be provided in compliance with the parking requirements of Chapter 450, Zoning, and the regulations contained herein.
B.
Angled or perpendicular parking shall not be permitted along public
streets.
C.
General parking lot standards.
(1)
Parking shall not be permitted along driveways which serve as the
entrance(s) or exit(s) to parking areas.
(2)
Parking areas shall be set back from boundary lines and ultimate right-of-way lines in compliance with the requirements of Chapter 450, Zoning. In any case not regulated by zoning, parking areas shall not be located closer than 15 feet from any tract boundary line or ultimate right-of-way line. These setback areas shall be landscaped in accordance with the requirements of § 365-41 of this chapter.
(3)
Where the edge of an existing parking area is located close to a
street, driveway, or other parking area and the property is proposed
for subdivision and/or land development, a minimum separation of 10
feet shall be provided between these features where feasible.
(4)
Dead-ended parking areas shall be discouraged when the required parking
capacity can be accommodated in a layout that permits more convenient
vehicular movements. However, extraneous through-traffic flow should
be avoided.
(a)
Up to 30 parking spaces may also be located in a dead-ended
parking area if there is no more desirable alternative feasible, and
sufficient backup areas are provided for the end stalls.
(b)
More than 30 parking spaces may be located in a dead-ended parking
area only if a turnaround area is provided at the closed end, suitable
for passenger car turning.
(5)
Handicapped parking stalls shall be installed in all parking lots
as close and convenient to building entrances as is reasonable. The
specific number and location of handicapped stalls shall be determined
in accordance with current federal standards adopted under the Americans
with Disabilities Act of 1991, as amended.[1]
[1]
Editor's Note: See 42 U.S.C. § 12101 et seq.
(7)
All parking lots shall be provided with adequate lighting to assure safe maneuverability of vehicles, and to promote safety for pedestrians. Lighting shall be so arranged that no glare affects abutting residences or streets and be consistent with § 365-52 of this chapter.
(8)
All nonresidential parking facilities and all multifamily residential
parking facilities and access driveways shall be surfaced with bituminous
pavement. Minimum requirements for residential and institutional parking
facilities will be eight inches of 3A stone, 2 inches of Superpave
binder, and 1 1/2 inches of Superpave wearing course. Commercial
and industrial parking facility design requirements shall be subject
to approval by the Township Engineer based upon expected traffic loads;
paving cross-section requirements may be increased accordingly. Driveway
entrances will be paved in accordance with same requirements. Specifications
for installation of equivalent hard surfaces, such as concrete, paver
blocks, etc., may be submitted to the Township for consideration.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
(9)
Outdoor garbage collection facilities must be screened from view
by landscaping and/or fencing, and be located to provide adequate
truck access.
(10)
Parking facilities must be screened in such a manner that vehicle
headlights are not intrusive to adjacent residential properties. Grading
to recess the parking facility, raised berms, landscaping and fencing
are acceptable methods to screen the parking.
(11)
Adequate means for pedestrian access between buildings (on the
site) and to and through the parking facility must be provided.
(12)
Parking area design must accommodate access and circulation
for fire trucks and other emergency vehicles, and the largest delivery
truck anticipated for the proposed use.
D.
Residential parking lots.
(1)
Parallel rows of parking spaces which are not separated by a driveway
shall be separated by a planting strip a minimum of 10 feet wide.
(2)
A single row of parking spaces located parallel to and between two
driveways shall be separated from one of the driveways by a planting
strip a minimum of five feet wide.
(3)
Parking lots shall be divided into sections of not more than 20 cars
each, with the sections separated by planting strips a minimum of
10 feet wide.
E.
Nonresidential parking lots.
(1)
Parking lots with a capacity of from 15 to 100 cars shall require a raised and/or curbed planting strip, landscaped in accordance with § 365-41 herein, around the entire perimeter except where the buildings, driveways, and walkways are located.
(2)
Parking lots for more than 100 cars shall be divided into sections
by planting strips a minimum of 10 feet wide (refer to Appendix C).[2]
(a)
These planting strips shall be located parallel to the rows
of parking to serve the following purposes:
[1]
To separate main access (entrance-exit) driveways from rows
of parking spaces.
[2]
To separate other major driveways from rows of parking spaces
(service drives, general internal circulation).
[3]
To separate large parking areas into smaller units at intervals
of not more than four rows of parking stalls with each unit capacity
not greater than 100 cars.
(b)
The ends of rows of parking shall be marked as islands by means
of painted lines or the use of different paving materials, such as
paving blocks, bricks, or round stones.
[2]
Parking shall be prohibited on these islands.
[3]
The first parking space abutting the end of each island shall
be reserved and marked for handicapped parking, at the end of the
row closest to the building unless more convenient locations are possible
and reasonable. Ramps shall be provided at convenient intervals for
access between parking surface and sidewalks.
(c)
For parking areas with an ultimate capacity greater than 500 cars, the requirements of Subsection E(2)(a) above may be modified by the Supervisors to provide separation into units at intervals of six rows of parking stalls, with each unit capacity no greater than 150 cars.
(d)
The applicant may request the Township to permit an alternative
design which achieves the purposes of these parking area requirements
as well or better than the requirements herein. The final decision
to permit an alternative design shall be made by the Township.
[2]
Editor's Note: Said appendix is included an attachment to
this chapter.
(4)
Nonresidential parking facilities must be located or designed in
such a manner that they are visibly secluded from eye level to adjacent
residential properties.
F.
Driveways/access aisles. The following requirements apply to all
driveways/access aisles within all sites proposed for land development,
as well as to other sites proposed for development which will provide
parking capacity for 50 or more cars:
(1)
A smooth transition shall be provided between the driveway section
required for access to a public street and the driveway(s) required
for internal site circulation.
(3)
Storefront driveways in shopping centers shall have a minimum paved
width of 32 feet, to allow one lane in each direction and a fire lane
along the sidewalks.
(4)
Driveways along other nonresidential buildings and main circulation
drives shall have a minimum paved width of 26 feet, except where a
fire lane is proposed the width shall be 32 feet. Wherever feasible,
internal circulation driveways shall extend from access drives in
locations which permit and encourage entering traffic to turn and
enter the parking aisles without first traveling along a building-front
driveway. This feature is intended to reduce the volume of vehicular
traffic along building front driveway to make it safer for pedestrian
traffic. Refer to Appendix "C"[5] for illustration of this concept.
[5]
Editor's Note: Said appendix is included an attachment to
this chapter.
G.
Parking space and driveway dimensions.
(1)
Parking space and parking aisle driveway dimensions shall be in compliance
with the following standards, except where larger dimensions are required
to accommodate truck traffic circulation and parking.
|
Parking Space
|
Aisle Width
| |||
|---|---|---|---|---|
|
Angle of Parking
(degrees)
|
Depth
(feet)
|
Width
(feet)
|
One-Way
(feet)
|
Two-Way
(feet)
|
|
90°
|
19
|
9.5
|
20
|
24
|
|
60°
|
21
|
10
|
18
|
20
|
|
45°
|
19
|
10
|
15
|
18
|
(2)
Where appropriate, parallel parking may be provided utilizing a stall
width of eight feet and a minimum length of 22 feet.
(3)
A minimum of 20 feet of separation shall be provided between the
outside wall of any multiple-family dwelling and any parking space.
Parking spaces may be within five feet along no more than three sides
of any nonresidential building subject to review by the Township Fire
Marshall.
(4)
All paved parking stalls must be delineated with four-inch-wide line
striping along their entire length. When curb is not installed along
perimeter of parking areas or paving is not required, parking stall
locations must be delineated with tire stops, bollards, or by other
means acceptable to the Township.
H.
Loading zone.
(1)
Adequate loading zone areas shall be incorporated in parking facility
design based on proposed use (e.g., number of bays, size of delivery
vehicles, etc.).
(2)
Vehicles utilizing loading zones shall not obstruct any delineated
parking spaces, drive aisles, or entrances.
(3)
Loading zone shall generally be located to the rear of the building
and be adequately screened from view from adjoining properties.
(4)
Truck
turning movement plan shall be submitted to verify that adequate ingress
and egress for the largest anticipated delivery vehicle is provided
from a public street to the loading zone without adversely impacting
parking spaces, landscaping, or other obstructions.
[Added at time of adoption of Code (see Ch. 1, General Provisions,
Art. I)]
A.
Alleys may be permitted upon approval of the Township in the VR and
VC Zoning Districts and in Use B-3, Performance Subdivisions, as a
means of providing direct off-street parking and access for narrow
lots.
B.
Alleys are intended to provide access to the rear of residential
lots for services and on-lot parking.
C.
Frontage on an alley shall not be construed to satisfy the requirements of Chapter 450, Zoning, for frontage on a street.
D.
No parking shall be provided for, or permitted within, the cartway
of the alley.
E.
Street systems which contain alleys shall be designed to discourage
through traffic on the alleys.
F.
Alleys may only intersect local access streets.
G.
Alley length shall not exceed a distance of 800 feet as measured
between two points of ingress and egress.
H.
Alleys shall be centered on a rear or side lot line and shall be
designed with a twenty-foot-wide easement and a paved cartway width
of 12 feet. Except where specifically approved by the Township, all
alleys shall be designed for one-way traffic. Where two-way traffic
is permitted by the Township, a cartway width of 16 feet shall be
provided.
J.
Alleys not acceptable for dedication to the Township shall provide
permanent easement rights of access to all properties served by the
alley and adequate funds or financial guarantees to insure snow plowing,
maintenance and repair by property owners served by the alley.
A.
General requirements.
(1)
For all residential subdivision and land developments, the applicant
shall provide 1,400 square feet of recreation land per dwelling unit.
(2)
For all nonresidential subdivisions and land developments, the applicant
shall provide 1,400 square feet of recreation land per 4,000 square
feet of building area (herein defined as the area occupied by buildings
to the extremities of all roof lines).
(3)
At the discretion of the Township, the land dedicated to the Township
for park and recreation purposes need not be a part of the land development
or subdivision. It may be located on a separate parcel of land, provided
that the Township, in its sole discretion, determines that the land
so dedicated is appropriate in the particular circumstances; and the
parcel is deed-restricted against further subdivision or development.
Required facilities may be built on Township land/park.
(4)
Recreation facilities shall be constructed on open space within detached
clustered subdivisions and performance standard developments.
(5)
Recreation facilities shall be readily accessible to all development
residents; or, in the case of recreation facilities dedicated to the
Township, shall be easily and safely accessible to the general public.
At least one side of the recreation area shall abut a street for a
minimum distance of 50 feet for access of emergency and maintenance
vehicles and parking facilities where deemed necessary by the Township.
(6)
The configuration of recreation areas must be able to accommodate
recreation activities proposed by the development plans. Required
minimum area shall not include narrow or irregular pieces of land
which are remnants from plotting and/or street and parking areas.
(7)
Recreation areas shall not be traversed by utility easements unless
said utilities are placed underground and no part of them or their
supportive equipment protrudes above ground level.
(8)
Active recreation areas shall be located such that the use of recreational
facilities will not be a nuisance to the residents of nearby dwelling
units. Adequate buffering/fencing shall be constructed to separate
recreational facilities from private properties.
(9)
The developer shall be required to improve the recreation land so
that it is usable for the intended activity, including necessary facilities
and equipment. Proposed improvements, including facilities and equipment,
shall be acceptable to West Rockhill Township.
(10)
West Rockhill Township may, but shall not be required to, accept
any portion(s) of the recreational land/facilities provided. Recreational
facilities not dedicated to, or accepted by West Rockhill Township,
shall be owned and maintained by a homeowners' association or other
method acceptable to the Township.
(11)
Proposed recreation areas and facilities may be reviewed by the West Rockhill Township Park and Recreation Board pursuant to § 365-14 of this chapter, as deemed necessary by the Board of Supervisors.
(13)
Access lane shall be required to be installed to all active
recreation facilities (e.g., lot/playground, playfields, etc.), which
are not immediately adjacent to a public or private street. Access
lane shall be designed and constructed to accommodate emergency and
maintenance vehicles. Surface treatment of the access lane is subject
to approval of the Township. Access may coincide with walking/bicycle
paths where approved by the Township.
B.
Minimum recreation facility requirements.
(1)
The following table lists facilities required to be fully improved
by this section:
|
Total Number of Lots/Dwelling Units
|
Number of Play Fields
|
Number of Tot Lots/Playgrounds
|
Number of Basketball or Tennis Courts
|
|---|---|---|---|
|
25 to 49
|
1
|
1
|
0
|
|
50 to 99
|
2
|
2
|
1
|
|
100 to 149
|
3
|
3
|
1
|
|
150 to 199
|
4
|
4
|
2
|
|
200 to 249
|
5
|
5
|
2
|
|
250 to 299
|
6
|
6
|
3
|
|
300 to 349
|
7
|
7
|
3
|
|
350 to 400
|
8
|
8
|
4
|
(2)
In addition, for over 400 lots/dwelling units, additional recreational
facilities, including but not limited to a community building or fully
improved sports fields (e.g., dugouts, fencing, goals, lighting, etc),
may be required as determined by the Township.
(3)
Alternate recreation facilities may be proposed for Use B9, Continuing
Care Retirement Community, and Use B10, Age Qualified Community Development,
subject to approval by the Township.
C.
Tot lot/playground requirements.
(1)
Use of tot lots/playground shall be limited to daylight hours only;
no lighting shall be installed.
(2)
Low maintenance play equipment and structures shall be included and
confined by a gated fence, a minimum of three feet high. The gate
shall be self-closing and self-latching.
(3)
Sitting areas, including benches, shall be provided for the convenience
of persons supervising the children.
(4)
Shade trees shall be provided for sitting and play areas; gazebo-
or picnic-type shelters may be used in addition to shade trees.
(5)
Where a tot lot/playground is placed adjacent to a playfield, practical
measures, such a fencing and orientation of facilities, shall be used
to reduce hazards, especially from balls, frisbees, or other flying
objects.
(6)
Tot lot/playground shall meet the safety and design guidelines of
the Handbook for Public Playground Safety, Publication No. 325, as
amended, from the US Consumer Products Safety Commission. All tot
lot/playground equipment shall include, but not be limited to, swings,
slides, and climbers, or a suitable combination thereof.
(7)
Minimum dimensional standards shall be as follows:
(a)
Minimum area: 2,500 square feet within the fenced area. Applicants
shall provide a landscaped buffer area around the fenced area, a minimum
of 10 feet in depth. Buffer plantings shall be of a type and size
that will not screen the playground from view in such a way as to
obstruct adult supervision of the playground area.
(b)
Minimum horizontal dimension: 35 feet.
(8)
Locations. At convenient, centralized intervals, requiring not longer
than a 1,000 feet walk from any dwelling unit.
(9)
Where more than one tot lot/playground is required, the facilities
shall be designed to accommodate varying age groups.
D.
Play field requirements.
(1)
Play fields shall be used only during daylight hours; no lighting
shall be installed.
(2)
Play fields are intended for informal, neighborhood use. Play fields
shall not be used for formalized programs such as Little League Baseball,
Soccer, or Midget Football, unless located, designed, and intended
for use by the entire community.
(3)
Play fields shall consist of a lawn area, unobstructed by trees,
shrubs, benches, and other playground equipment. Trees and shrubs
shall be installed along the perimeter of a playfield to define its
limits, enhance its appearance, and filter noise generated by activities.
(4)
Play fields shall be gently sloped, not less than 1% nor more than
2% grade, and shall be well-drained so that they are suitable for
use in good weather. Additionally, orientation shall be in accordance
with recreation, park, and open space standards and guidelines of
the National Recreation and Park Association and Architectural Graphic
Standards where feasible.
(5)
Play fields must be fenced if dedicated to the Township.
(6)
Sitting areas must be provided along the perimeter of playfields
dedicated to the Township.
(7)
(8)
Locations. At convenient, centralized intervals.
E.
Basketball and tennis court requirements.
(1)
Courts shall be constructed in accordance with specifications approved
by the Township Engineer, and shall be oriented in a north-south direction.
(2)
Minimum dimensional standards shall be as follows:
(3)
Tennis courts shall be fenced around the entire perimeter with minimum
10-foot-high fencing.
(4)
Basketball courts shall be fenced with a minimum six-foot-high fencing
when the edge of pavement is less than 30 feet from an area with a
downward slope exceeding 8%.
(5)
Lighting may be provided for nighttime use of courts, so arranged
that no glare affects abutting residences or streets, on a demand-activated
basis, until no later than 10:00 p.m.
(6)
Locations. At convenient, centralized intervals.
F.
Consolidation of facilities. Applicants are required to provide the
numbers and types of facilities as required in this section, spaced
for convenient access by the residents. However, applicants are encouraged
to consolidate several facilities in fewer locations to better serve
the residents' needs in the following possible ways:
(1)
By locating all required tennis or basketball courts in one area,
thereby restricting noise and light to one area, and precluding the
need to search the neighborhood for a free court.
(2)
By combining two 25,000 square feet play fields into one 50,000 square
feet area to permit larger fields for softball, football, soccer,
or other fields sports, while maintaining the neighborhood use character.
(3)
By creating one or more park-like facilities rather than simply several
sets of scattered facilities.
(4)
By locating some tot lots in combined areas while retaining others
on individual sites to guarantee short walking distances to tot lots.
G.
Alternative to dedication.
(1)
Fee in lieu of dedication.
(a)
Where, upon agreement with the applicant, it is determined by
the Township that the dedication of all or any portion of the land
area required for park and recreation purposes is not feasible because
of the size, shape, location, access, topography or other features
of the land, or any need of the Township, the applicant shall pay
to the Township a fee in lieu of dedication of any such land. The
fee shall not apply to any existing dwelling units or nonresidential
building involved in the subdivision and/or land development.
(b)
The amount of the fee shall be specified in the schedule of
fees adopted by resolution of the Board.
(c)
Fees required under this section shall be paid prior to the
recording of the approved final plan or as determined by the Board.
In the case of a phased development, fees shall be paid prior to the
recording of the approved final plan for each phase.
(d)
The fees shall be expended at the discretion of the Township
or as may be agreed by the Township and developer.
A.
Lighting shall be provided along public streets, within parking facilities and recreational facilities as required by the Township Board of Supervisors. Glare shall be controlled in accordance with Chapter 450, Zoning, nuisance standards.
C.
At a minimum, streetlighting shall be installed at each street intersection,
pedestrian crossing, and curves in proposed streets as deemed necessary
by the Township.
D.
When required by the Township, the owner shall install or cause to
be installed, at the owner's expense, streetlights serviced by underground
conduit in accordance with a plan to be prepared by the owner's engineer
and approved by the Township. Design of light standards shall be approved
by the Township prior to installation. Provision shall be made by
the owner/developer for energizing streetlighting prior to the first
dwelling on the street being occupied or after 50% of the dwellings
in a given subdivision or land development (or phase) are occupied,
whichever occurs first. The owner/developer shall be responsible for
all utility costs involved in lighting the streets until such time
that the streets are accepted by the Township.
E.
Developer shall petition the Township to provide for inclusion of
all lots within the subdivision in a Township streetlight district
for the purpose of assessing property owners' maintenance and energy
costs. Petition shall be in a form approved by the Township Solicitor.
F.
Intensity of illumination for parking facilities and recreational
facilities shall be determined on a case by case basis pending actual
needs to accommodate the facility. All lighting fixtures shall be
full-cutoff.
G.
After installation, Township may require shields to be installed
on fixtures to reduce glare on adjoining properties or public streets.
A.
Easements for storm sewer, sanitary sewer, utilities and drainage
shall be a minimum 20 feet wide.
B.
Easements for site access and driveways shall be a minimum 25 feet
wide.
C.
To the fullest extent possible, easements shall be adjacent to or
centered on rear and side lot lines.
D.
Nothing shall be permitted to be constructed, placed, planted, set
or put within the area of any easement except the facilities for which
the easement was established.
E.
Driveways shall be centered within access easements unless topographic
conditions do not permit same.
F.
No easement or right-of-way for any purpose whatsoever shall be recited
or described in any deed unless the same has been shown on an approved
subdivision or land development plan.
G.
Easements must be described by metes and bounds on the record plan.
Legal descriptions for all easements to be dedicated to the Township
must be signed and sealed by the responsible licensed surveyor and
submitted to the Township for use in easement document preparation.
A.
All disturbance of land adjacent to a perennial or intermittent river,
stream or creek; or lake, pond or reservoir shall comply with the
regulations promulgated by the Pennsylvania Department of Environmental
Protection (PADEP) at 25 Pa. Code Chapter 102.14, effective November
19, 2010, as amended. The obligation of the applicant to establish
a riparian buffer in compliance with the regulations set forth at
25 Pa. Code Chapter 102 shall not, for the purposes of this chapter,
be limited to disturbances greater than one acre, but shall apply
to all earth disturbances.
B.
Width, revegetation, maintenance, and protection of riparian buffers
shall be as specified in the above PADEP regulations for special protection
and other than special protection waters; and shall be so detailed
on the appropriate plan sheets. For the purposes of this chapter,
a minimum 100-foot-wide riparian buffer shall be required to be established
along all other than special protection waters.
C.
Riparian buffers must be identified on all subdivision and land development
plans, regardless of whether the applicant is seeking PADEP 25 Pa.
Code Chapter 102 permit approval at the time of subdivision or land
development plan application to the Township.
