A.
Other standards and requirements.
(1)
The standards and requirements contained in this article shall apply
as minimum design standards for subdivisions and/or land developments.
Whenever other Township ordinances, rules, resolutions, or regulations
impose more restrictive standards and requirements than those contained
herein, the more restrictive shall apply.
(2)
Unless otherwise specified, all references in this chapter to documents,
regulations, ordinances, rules and other material are to the latest
edition, including amendments, replacements, revisions and/or superseding.
(3)
Subdivisions and/or land developments shall be designed to comply
with:
(b)
Dickinson Township Official Map;
(c)
Rules and regulations of the Dickinson Township Municipal Authority;
(d)
Dickinson Township issued and approved construction and materials
specifications;
(f)
Regulations of Pennsylvania Department of Environmental Protection;
(g)
Pennsylvania Department of Transportation Design Manual Part
2, Highway Design;
(h)
AASHTO's A Policy on Geometric Design of Highways and Streets;
(i)
All applicable local, state and federal rules and regulations,
and
(j)
Commonly accepted engineering standards.
(4)
Where no written standard applies, the development shall be designed
to an acceptable industry standard as determined by the Township Engineer.
(5)
Whenever the Township Zoning Ordinance[3] provides that the use proposed by the developer for subdivision
and/or land development approval shall constitute a use by special
exception or a conditional use, the plan shall be designed and developed
in accordance with any conditions which have been imposed by the Zoning
Hearing Board or the Board of Supervisors, as applicable.
(6)
Whenever the developer proposes to develop a subdivision and/or land
development in a manner that would require a variance from any requirements
of the Township Zoning Ordinance, the plan shall be designed and developed
in accordance with any conditions which have been imposed upon the
granting of such variance or variances by the Zoning Hearing Board.
(7)
The developer shall obtain all required easements and rights-of-way
to the satisfaction of the Township. Under no circumstance shall the
Township be obligated to secure easements or rights-of-way. All easements
and rights-of-way shall be in the form of a written agreement prepared
to the satisfaction of the Township.
B.
Environmental protection. Characteristics, such as site configuration,
geology, soil, topography, body of water, ecology, vegetation, structures,
road network, visual features and past/present use shall be considered
in the design of the proposal. To the greatest extent possible, designs
should preserve the natural features of the site, avoid areas of environmental
sensitivity, and minimize negative impacts and alteration of natural
features.
C.
Land requirements. No subdivision and/or land development shall occur
in such a way that would threaten the public health and safety, including
hazards of toxic substances, traffic hazards, explosive hazards and/or
fire hazards. Land shall be suitable for the purpose for which it
is to be subdivided and/or developed. Land subject to hazardous conditions,
such as open quarries, mines, mine shafts, sinkholes, limestone solution
channels, unconsolidated fill, flooding, excessive erosion, unsafe
water supply or hazardous or toxic site pollution, shall not be approved
for subdivision and/or land development until the developer has provided,
or has legally committed to provide, adequate measures to overcome
or eliminate, mitigate and/or safeguard against such hazards, in the
determination of the Board of Supervisors, to the best of their knowledge.
However, the Township accepts no responsibility to identify or to
guarantee their resolution.
D.
Coordination with nearby development. A subdivision and/or land development
and its street pattern shall be coordinated with existing or approved
nearby developments or neighborhoods, to develop the area and the
community harmoniously, and to prevent conflicts between neighboring
development.
E.
Design goals. The development shall be designed to minimize impervious
cover and to mitigate adverse effects of shadow, noise, glare, odor,
traffic, drainage, and utilities on neighboring properties.
F.
Conformance with adopted plans. Design of the development shall take
into consideration or, where required, comply with all adopted Township,
county and state plans for the Township and surrounding community.
A.
General.
(1)
Arrangement of streets. Streets shall be designed to:
(a)
Permit the safe, efficient, and orderly movement of vehicles
and facilitate adequate access for emergency vehicles;
(b)
Provide, when possible, two directions of vehicular access to
and within a development;
(c)
Meet the needs of the present and future population;
(d)
Provide a simple and logical pattern;
(e)
Function under a hierarchy system where the intensity of intersections
decreases as traffic volumes and speeds increase;
(f)
Respect the natural features and topography;
(g)
Present an attractive streetscape; and
(h)
Harmonize with existing streets forms and patterns.
(2)
Street classification. Classifications for proposed streets are as
follows:
(a)
Arterial. A street used primarily for through traffic that maximizes
mobility over land access through infrequent driveway intersections.
This type of roadway typically connects urban centers with outlying
communities and employment or shopping centers.
(b)
Collector. A street used primarily for moving traffic from local
streets to the major system of arterial streets and/or linking those
streets to community wide activity centers, including but not limited
to the large residential developments, commercial and industrial areas,
and smaller rural settlements.
(c)
Local. A street used primarily for immediate access to adjoining
land uses and generally separated from through traffic. These roads
are generally intended for transportation within a particular neighborhood,
serving internally developed areas, while in outlying rural areas,
local roads tend to run for great distances and serve more individual
properties.
B.
Street function.
(1)
Where the Township deems appropriate, streets shall be designed to
form continuations of streets with similar function and to access
streets of a greater function.
(2)
Local streets shall be laid out to discourage use as a collector
or arterial street, and discourage excessive speeds.
(3)
Where vehicular circulation and safety considerations necessitate
providing for street access to adjacent property, streets shall be
extended by dedication to the boundary of such property. Streets shall
provide an interconnected network for efficient trips within the neighborhood
and more appropriately accommodate pedestrian, and bicycle oriented
trips.
(5)
Access to arterial streets should be designed for use by adjoining
properties to coordinate and reduce the number of access points. Shared
access drives, feeder roads, marginal access streets, reverse frontage
lots, or other such treatment should be utilized to reduce the number
of intersections along arterial streets.
C.
Street provisions for future development.
(1)
Where the Township deems appropriate, areas shall be reserved for
future streets in conjunction with the development of adjacent land.
Areas reserved for future streets shall include sufficient area to
establish street and lot grades and the extent of area necessary to
construct the street. The Township may require the extension of sanitary
sewer and water supply lines within the future street. An agreement
satisfactory to the Township shall be submitted for the construction
and future removal of the temporary turnaround.
(2)
Wherever there exists a dedicated or platted area reserved for future
streets along the boundary of a property being developed, the adjacent
street shall be extended into the proposed project.
(3)
When connecting a proposed street to an existing temporary cul-de-sac,
such connection and all work required to restore the adjacent lots
in the area of the existing turnaround shall be the responsibility
of the developer proposing the connection.
D.
Street signs, traffic controls, and street names. Street signs, traffic
controls and parking controls shall be constructed and installed by
the developer according to the specifications of the Township and
PennDOT. Streets that are continuations of existing streets shall
be known by the same name. Names for new streets shall not duplicate
or closely resemble names of existing streets within the same postal
area. All new street names are subject to Township approval.
E.
Vertical street alignment.
(1)
Street grade. Vertical street alignments shall be measured along
the center line. The minimum grade of all streets shall be 1% unless
in a transition between a crest or sag. The maximum grade for streets
shall not exceed 10%. Local streets, where access is also available
over streets with 10% or less, may have grades up to 12%. A cul-de-sac
street shall not exceed 10% and the cross slope of a turnaround shall
not exceed 5%. It should be noted that street grades do not waive
the requirement that sidewalks shall conform with the latest edition
of the Americans With Disabilities Act[2] accessibility guidelines.
[2]
Editor's Note: See 42 U.S.C. § 12101 et seq.
(2)
Vertical curve. Vertical curves shall be used in changes of grade
exceeding 1%. The minimum lengths (in feet) of vertical curves shall
be according to AASHTO's A Policy on Geometric Design of Highways
and Streets. Vertical curves shall be consistent with the proposed
posted speed limit. The development plan must identify the designated
design speed for each street. The designated design speed is subject
to Township approval. The posted speed limit shall not exceed the
design speed limit less five mph.
(3)
Street grade at street intersection. A leveling area shall be provided
where the approaching grade, within 100 feet of the center line intersection,
exceeds 5% on streets at a four-way street intersection, or the terminating
street at a three-way intersection. Such leveling area shall have
a maximum grade of 5% for a minimum length of 100 feet, measured from
the intersection of the center lines.
(4)
Street grade at street turnaround. The grade, in all directions,
within the diameter of a turnaround and along the curb line at the
terminus of a permanent cul-de-sac shall be at least 1% and not exceed
5% in all directions.
(5)
Street side slope. All areas within the street right-of-way shall
be graded substantially consistent with the street center line. The
maximum slopes of banks located outside of the street right-of-way
and guide rail protection shall be constructed according to Dickinson
Township standard construction and material specifications.
F.
Horizontal street alignment.
(1)
Horizontal curves. Horizontal curves shall be used at all angle changes.
Horizontal street alignments shall be measured along the center line.
Single, long-radius curves shall be used rather than a series of curves
with varying radii and/or a series of short curves separated by short,
straight segments. The minimum center-line radii for horizontal curves
shall be according to AASHTO's A Policy on Geometric Design of Highways
and Streets. Horizontal street alignments shall be consistent with
the proposed posted speed limit. The development plan must identify
the designated design speed for each street. The designated design
speed is subject to Township approval. The posted speed limit shall
not exceed the design speed limit.
(2)
Perimeter street. Where streets are located along the perimeter of
a property, the developer shall provide building setback lines, grading
and clear sight triangles within the adjacent properties. Permission
for these encroachments shall be obtained by the developer in the
form of an easement or right-of-way agreement from the adjacent landowner.
(3)
Cartway alignment. The center line of the street cartway shall correspond
with the center line of the street right-of-way.
(4)
Intersection. Right angle intersections shall be used whenever possible.
No street shall intersect another at a center-line angle of less than
75°, or more than 105°. Intersections shall be approached
on all sides by a straight center line with a minimum length of 50
feet.
G.
Street right-of-way, cartway width, and improvement specification.
All streets shall be designed and constructed in accordance with the
Dickinson Township standard construction and material specifications,
PennDOT Design Manual Part 2, Highway Design, and AASHTO's A Policy
on Geometric Design of Highways and Streets. All newly created rights-of-way
shall be a minimum of 50 feet wide.
H.
Traffic calming measures. The Township may require the installation
of traffic calming measures for streets and access drives. Traffic
calming measures are devices, systems and programs described in PennDOT,
Bureau of Highway Safety and Traffic Engineering, Publication 383,
as amended from time to time, and known as "Pennsylvania's Traffic
Calming Handbook" (Publication No. 383). The criteria used to determine
the necessity, location, design, and construction of traffic calming
measures, including all related warnings, signs, and markings, shall
be in accordance with accepted traffic engineering principles and
Publication No. 383.
I.
Street intersection.
(1)
State route. All intersections with a state route shall be subject
to the approval of PennDOT. The developer shall include Township comments
with the submission of a PennDOT highway occupancy permit.
(2)
Multiple intersections. Multiple intersections involving the junction
of more than two streets are prohibited. Only three-and four-way intersections
are permitted.
(3)
Separation. Streets shall intersect with a common street center line
or be offset according to the following standards:
(a)
When the streets involved are local streets, the streets shall
be separated by a distance of 150 feet between center lines, measured
along the center line of the street being intersected.
(b)
When one or more streets involved are collector streets, the
streets shall be separated by a distance of 400 feet between center
lines, measured along the center line of the street being intersected,
(c)
When one or more of the streets involved are arterial streets,
the streets shall be separated by a distance of 1,000 feet between
center lines, measured along the center line of the street being intersected.
(4)
Radii. The cartway edge at intersections shall be:
(a)
Designed for the largest vehicle anticipated to use the intersection.
The minimum radii shall conform to PennDOT Design Manual Part 2, Highway
Design, and AASHTO's Design Manual, Exhibit 9-20, Edge of Traveled
Way for Turns at Intersections.
(b)
Rounded with a minimum fifty-five-foot tangential arc for arterial
and collector streets, and 30-foot tangential arc for local streets.
(c)
Provided with acceleration and/or deceleration lanes when deemed
by the Township to be necessary.
(d)
Substantially concentric with the street right-of-way edge.
(5)
Clear sight triangle. On corner lots, there shall be provided and
maintained a clear sight triangle of at least 100 feet, as measured
along the center line from the intersecting roads. No structure, planting,
excavation, nor other visual obstruction shall be permitted above
a height of 30 inches and below a height of 10 feet. All such clear
sight triangles shall be depicted upon proposed subdivision and land
development plans. A public right-of-way shall be reserved for removing
any visual obstruction within the clear sight triangle.
(6)
Safe stopping distance. All intersections shall be designed to comply
with the minimum sight distance requirements, as described in 67 Pa.
Code § 441.8(h)(2)(iv) and PennDOT Publication 282, page
27, as amended.
(a)
The diagrams below and the following measurement procedures
shall be used to establish the minimum sight distance for vehicles
intending to cross over a travel lane, and to the rear of a vehicle
intending to turn left into an access. See PennDOT Publication 282,
page 18, Note 1(a) for information on measuring sight distance for
vehicles exiting an access location.
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(b)
To measure sight distance between a vehicle intending to turn
left into an access and a vehicle approaching in the opposite direction,
the position of the driver of the turning vehicle is taken to be 35
feet in advance of the driveway center line (allows a twenty-five-foot
turning radius, plus ten-foot distance from the front of the car to
the driver's eye).
(c)
The available sight distance is measured from the center line
of the intersection to the point where an approaching vehicle can
first be seen. The eye height of the driver intending to turn left
is established at 3 1/2 feet. The eye height of the driver of
the vehicle approaching the intersection from the opposite direction
is established at 4 1/4 feet.
(d)
To measure sight distance for a motorist approaching a vehicle
stopped to make a left turn into an intersection from the rear of
the left-turning vehicle is taken to be 45 feet from the center line
of the intersection (allows a twenty-five-foot turning radius, plus
twenty feet for the length of the vehicle).
(e)
The available sight distance is measured from the rear of the
left-turning vehicle, to the point where approaching vehicles can
first see the vehicle waiting to turn left. The eye height of the
approaching driver is established at 3 1/2 feet. The eye height
of the driver of the vehicle waiting to turn left is established at
4 1/4 feet.
(f)
To determine roadway grades when measuring sight distance, an
average grade should be calculated over the length of roadway in which
the approaching motorist will physically apply the brakes of the vehicle.
This length of roadway can be determined by subtracting the perception/reaction
time component of the minimum safe stopping sight distance equation
from the measured sight distance. See Pennsylvania Code 67, § 441.8(h)(2)(iv).
(g)
The prevailing speed of traffic shall be considered when evaluating
the available sight distance for an intersection. If it is evident
that prevailing speeds are higher than the posted speed limit, and
the available sight distance is near to the sight distance required
for the posted speed limit, an 85th percentile speed should be measured
near the intersection. The 85th percentile speed would then be used
to calculate the minimum safe stopping sight distance requirements.
(7)
Sight distance at intersections. All intersections shall be designed
to comply with the minimum sight distance requirements, as described
in Pennsylvania Department of Transportation Design Manual Part 2,
Highway Design, and AASHTO's A Policy on Geometric Design of Highways
and Streets.
J.
Cul-de-sac streets. A cul-de-sac is not permitted, unless required
by an existing natural or man-made feature and approved at the discretion
of the Board of Supervisors.
(1)
Length. Temporary or permanent cul-de-sac streets shall have a minimum
length of 250 feet and not exceed 1,000 feet in length or provide
access to greater than 20 residential dwelling units. The cul-de-sac
length is measured from the center of the cul-de-sac turnaround to
the center line of a street that does not terminate in a cul-de-sac.
(2)
Turnaround. All cul-de-sac streets, whether permanently or temporarily
designed, shall be provided with a closed-end turnaround at a minimum
width/diameter of 80 feet and a right-of-way width/diameter of 100
feet. The use of a temporary turnaround shall be guaranteed by a temporary
easement until the street is extended. At the time that a temporary
cul-de-sac is extended, the area located within the temporary turnaround
shall be released to the abutting landowner. A right-side center-line
offset for the turnaround is desired. A left side center-line offset
of the turnaround is prohibited.
(3)
Snow dropoff. A snow dropoff area shall be provided at the terminus
of the turnaround area. The snow dropoff area shall be 28 feet wide
and 20 feet deep from the street curb line. The area shall be centered
on the center line of the street as the street approaches the turnaround
area. The area shall be free of utility terminal boxes, mailboxes,
and other facilities that may hamper snow storage, or may require
accessibility during snow periods. If applicable, street curb located
with the snow dropoff area shall be depressed and sidewalks shall
be located outside the area. The snow dropoff area shall be constructed
and maintained with a paved surface of concrete or bituminous material,
or another stable surface material as approved by the Township.
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(4)
Prohibition. Culs-de-sac shall not be constructed at any intersection
of two or more roadway center lines.
K.
Eyebrow and loop streets.
(1)
Design. These streets are a semicircular shaped street, providing
one-way circulation to and from a through street with an interior
green space, containing trees, shrubs and ground cover located between
the through street and the eyebrow and/or loop street. These streets
shall maintain a minimum pavement width of 20 feet, and a minimum
inside diameter of 30 feet, and otherwise comply with all public street
design standards.
(2)
Maximum length. These streets shall have a maximum length of 1,000
feet or provide access to no greater than 25 residential dwelling
units.
(3)
Private ownership. These streets and the interior green space shall
be privately owned and maintained as a private street.
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L.
Vehicle access to lots and units of occupancy. The location and number
of vehicle access points (streets, access drives) shall be adequate
for, and appropriate to, the size and nature of the land use. Development
that generates greater than 225 average daily vehicle trips per day
shall have at least two vehicular access points.
N.
Private street. Private streets shall meet all street design standards
of this chapter and of the Township's standard construction and
material specifications. Approval of a private street shall be at
the discretion of the Board of Supervisors. Applications proposing
private streets shall include a written operation, maintenance, future
use, and ownership document that shall be recorded with the office
of the Cumberland County Recorder of Deeds in conjunction with the
final plan. The developer shall provide to the Township any and all
private street documents for review and approval.
A.
For the purpose of determining the extent of on-site improvements,
as defined by the MPC, to be required of a developer hereunder, and
where necessary for the ingress to or egress from the subdivision
or land development; the entire width of a street abutting the developer's
property including right-of-way shall be deemed to be on site.
B.
Where a subdivision or land development abuts in whole or in part
an existing street intersection, all property abutting each side or
corner of the street intersection shall be deemed to abut the street
for the purpose of determining whether improvements are deemed on
site.
C.
Where deemed to be on site, existing street improvements shall be
modified to correct a paved street surface that does not conform with
this chapter, or the standard construction and material specifications.
D.
Where a subdivision or land development requires the construction
of on-site improvements, as identified by an approved traffic impact
study, including but not limited to signalization, the same shall
be designed, constructed, and installed at the developer's sole
cost and expense. If a traffic impact study is not performed, the
developer shall install at its sole cost and expense all on-site improvements
required by accepted traffic engineering principles.
A.
Limited use of alleys. The use of alleys is limited to providing
a secondary means of access to the side and/or rear of those lots
with street frontage and designed to discourage through traffic.
B.
Building setback. No part of any building shall be located within
four feet of the cartway of an alley.
D.
Cul-de-sac. An alley shall not terminate in a dead-end or cul-de-sac.
E.
Width of right-of-way and cartway. A minimum right-of-way width of
18 feet and a minimum cartway width of 16 feet shall be provided for
alleys.
F.
Private ownership. Alleys shall be privately owned. Applications
that propose private alleys shall include a written operation, maintenance,
future use and ownership document that shall be recorded with the
office of the Cumberland County Recorder of Deeds in conjunction with
the final plan. The developer shall provide to the Township any and
all private alley documents for review and approval.
G.
Construction standards. All alleys shall be designed and constructed
in accordance with of the Dickinson Township standard construction
and material specifications and of PennDOT Design Manual Part 2, Highway
Design, and AASHTO's A Policy on Geometric Design of Highways and
Streets.
Driveways are improved cartways designed and constructed solely
to accommodate vehicular movement between a public and/or private
road and a tract of land serving one single-family dwelling unit or
a farm. Driveways shall conform to the following:
A.
The standards contained in the Township Zoning Ordinance at § 205-24. The Township may require the subdivision plan to identify the potential location of driveways when site conditions may limit available driveway locations.
B.
Driveway intersections with a state route shall be subject to the
approval of PennDOT. The developer shall include Township comments
with the submission of a PennDOT highway occupancy permit.
Access drives are improved cartways designed and constructed
to provide for vehicular movement between a street and the off-street
parking and/or loading area for any use other than one single-family
dwelling unit or farm. Access drives shall conform to the following:
A.
Number per lot. The number of access drives intersecting with a street
may not exceed two per lot. A waiver for additional access points
may be requested to meet exceptional circumstances, such as intensity
of development and extensive road frontage.
B.
Vertical alignment. The vertical alignments of access drives shall conform to the specifications for streets, as stated in § 178-32E.
C.
Horizontal alignment. The horizontal alignments of access drives
shall be measured along the center line. Horizontal curves shall be
used at all angle changes more than 2°. All curves shall be tangential
arcs. The minimum horizontal curve radius shall be 75 feet.
D.
Intersection. All access drive intersections shall be:
(1)
Subject to approval of PennDOT when intersecting a state route. The
applicant shall include Township comments with the submission of a
PennDOT highway occupancy permit. Evidence of such submission is required
with the preliminary plan submission.
(2)
Set back 100 feet from a street intersection (measured from the right-of-way
line).
(3)
Set back 100 feet from the intersection of other access drive (measured
from cartway edges).
(4)
Set back 10 feet from any side and/or rear property lines; however,
this setback, except when located along the property line of a joint
parking lot, is shared by adjoining uses.
(5)
Where possible, an access drive shall be located across from another
access drive intersection on the opposite side of the street.
(6)
Access drives that serve more than 10 off-street parking spaces shall,
at their intersection with a street, provide a clear sight triangle
of at least 100 feet as measured along the center line from the intersecting
access drive and street.
(7)
Access drives that serve fewer than 10 off-street parking spaces
shall, at their intersection with a street, provide a clear sight
triangle of at least 100 feet measured along the center line from
the intersecting street and 50 feet measured along the center line
from the intersecting access drive. The clear sight triangle shall
be maintained by the property owner. No structure, planting, excavation,
nor other visual obstruction shall be permitted above a height of
30 inches and below a height of 10 feet. All such clear sight triangles
shall be depicted upon proposed subdivision and land development plans.
A public right-of-way shall be reserved for removing any visual obstruction
within the clear sight triangle.
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(9)
The Township may require acceleration and/or deceleration lanes when
warranted by traffic speed, traffic volume, or other traffic flow
characteristics.
E.
Cul-de-sac.
(1)
A cul-de-sac is not permitted, unless required by an existing natural
or man-made feature and approved at the discretion of the Board of
Supervisors.
(2)
Access drives which form a cul-de-sac shall not exceed 1,000 feet
in length, measured from the center line intersection of a street
or access drive which is not a cul-de-sac. Access drive culs-de-sac
that do not terminate in a parking compound shall be provided at the
terminus with a fully paved turnaround with a minimum diameter of
100 feet.
(3)
The Township may permit an alternative turnaround design, including
a turnaround incorporated in a parking court or a landscaped island,
provided safe movement of traffic is assured.
F.
Parking. When vehicular parking is prohibited along access drives,
the prohibition must be acknowledged on the plan and properly signed
along the cartway.
G.
Improvement. The cartway of all access drives shall be constructed to the street improvement specification stated in § 178-32G, except for right-of-way and cartway width.
H.
Cartway width. The following table specifies various access drive
width requirements (not applicable to access aisles in vehicular parking
facilities):
|
Function
|
Required Cartway Width
|
|---|---|
|
2 lanes of traffic without parallel parking along the cartway
|
18 feet
|
|
1 lane of traffic without parallel parking along cartway
|
12 feet
|
|
*The 1-way direction of traffic must be identified along the
cartway.
| |
I.
Side slopes.
(1)
The maximum slopes of banks located within 20 feet of the cartway
shall not exceed three to one for fills and two to one for cuts. The
Board of Supervisors may accept steeper slopes to avoid disruption
of significant natural features, provided safety and maintenance issues
are addressed.
(2)
Guide rail protection is required along embankments when a barrier
is indicated, as warranted in latest version of Design Manual Part
2, Highway Design, Pennsylvania Department of Transportation. Guide
rail shall be constructed according to the PennDOT standards.
J.
Access drive signs, traffic controls and name signs.
(1)
Access drive signs, including name, traffic controls and parking
controls shall be constructed and installed by the developer according
to the specifications of the Township and PennDOT. Name signs shall
provide six-inch-high letters on a maximum size sign of eight inches
by 36 inches. Name signs shall be in reflector white on a green background
(see PennDOT Publication 236M). High intensity or high performance
sheeting (Type III or IV) shall be used for all signs (see PennDOT
Publication 408M).
(2)
Access drives that are continuations of existing access drives shall
be known by the same name. Names for new access drives shall not duplicate
or closely resemble names of existing streets or access drives within
the same postal area. All new names are subject to approval by the
Township, and county emergency management and local U.S. Postal Office.
A.
Bicycle paths. Bicycle paths shall be provided, when designated on
or as part of an official plan or map, or as otherwise required by
the Township. Bicycle lanes located within a street right-of-way shall
conform to PennDOT specifications.
B.
Recreation trails.
(1)
Recreation trails shall be provided, when designated on or as a part
of an official plan or map, or as otherwise required by the Township.
(2)
Trail surface materials shall conform to the standard construction
and material specifications.
(3)
Trail width shall be a minimum width of eight feet.
(4)
Trails shall be located in common open space area or in a minimum
16-foot wide easement.
(5)
Marked crosswalks shall be provided within vehicular travel ways
intersecting trails according to PennDOT standards.
(6)
The intersection of a trail and a street shall conform to the clear
sight triangle and safe stopping distance according to PennDOT standards.
C.
Nonlicensed vehicle crossings. Nonlicensed vehicle crossings (e.g.,
bicycle, carriage, golf carts, off-road vehicles, and snowmobiles)
of a street, alley, access drive, or driveway shall conform to PennDOT
standards.
C.
Improvement standard. Sidewalks shall conform to the standard construction
and material specifications.
D.
Width. Sidewalks shall have a minimum width of four feet.
E.
Vertical alignment. Sidewalks shall be graded to discharge stormwater
runoff. A minimum cross slope of 2% shall be provided. The maximum
slopes of banks located along sidewalks shall not exceed three to
one for fills and two to one for cuts, measured perpendicular to the
sidewalk.
F.
Maintenance and repair. Maintenance and repair costs for sidewalks
are the sole responsibility of the landowner.
A.
Warrants. Curbs are not required along streets except where sidewalks
are provided, storm drainage conditions cannot be maintained within
a swale, or where unusual or particular conditions prevail with respect
to traffic, on-street parking, and/or safety of pedestrians.
B.
Improvement standard. Curbs shall be constructed in accordance with
the standard construction and material specifications.
D.
Shoulders. Shoulders shall be provided along all streets without
curbs. Shoulders shall be constructed in accordance with the standard
construction and material specifications.
A.
General. The configuration of blocks and lots shall be based upon
the lot area requirements of the Township Zoning Ordinance,[1] traffic circulation, salient natural features, existing
man-made features, and land use. Lot configurations should provide
for flexibility in building locations, while providing safe vehicular
and pedestrian circulation.
B.
Residential block. All blocks in a residential subdivision shall
have a maximum length of 1,600 feet and the minimum width to accommodate
back-to-back lots that conform to the prevailing standards.
C.
Nonresidential block. Block configurations in nonresidential areas
shall be based primarily upon safe and efficient traffic circulation,
and salient natural features.
D.
Lot configuration.
(1)
Side lot lines shall be at right angle or radial to street lines,
whenever practical.
(2)
Lot lines shall, wherever feasible, follow municipal boundaries,
rather than cross them.
(3)
Lots with areas that are two or more times the minimum area requirements
shall, wherever feasible, be designed with configurations that allow
for additional subdivision. The Township may require a sketch plan
of such large lots that indicates the potential future subdivision
is generally in conformance with the design standards.
(4)
All lots shall front on a street. Satisfactory guarantee of the street
construction shall be provided to the Township, when a lot is provided
with street frontage solely from a proposed street that is located
within an adjoining municipality.
(6)
All lots and remnants of land (areas remaining after subdivision)
shall conform to the lot size and configuration requirements.
E.
Lot line adjustment. A parcel of land may be added to an existing
lot of record, provided:
(1)
Not increase a dimensional nonconformity. However, any existing dimensional
nonconformity may be reduced by right, even if the reduction does
not entirely eliminate the dimensional nonconformity. Except as provided
in the Township Zoning Ordinance, no extension or enlargement of a
dimensional nonconformity is permitted.
(2)
Delineate the area to be transferred and the deletion of an existing
lot line.
(3)
Include the following notes with suitable references to relevant
information to be inserted in the blank underlined spaces:
"The property transfer will result in the recording of a deed
with the Cumberland County Recorder of Deeds simultaneous with recording
the plan. A copy of the recorded deed will be provided to the Township
within seven calendar days of its recording."
"I/We hereby certify that, as the owners of adjacent land (Deed
Reference No._____) to the parcel shown as lands of ________________
on this plan, it is my/our intention to acquire said parcel upon approval
and recording of this plan. I/we hereby agree to incorporate Lot No.
______ with my/our adjacent landholdings into one tract of land with
one encompassing description within 90 calendar days of transfer to
my/our ownership. I/We further agree to provide a copy of the recorded
deed to Dickinson Township within seven calendar days of its recording."
F.
Conservation zone. Lots that carry a right of further subdivision or development, as provided in § 205-13 of the Zoning Ordinance, shall clearly denote the lots that the future subdivision or development right is assigned.
G.
Agricultural zone. Lots that carry a right of further subdivision
or development, as provided in § 205-13E(6) of the Zoning
Ordinance, shall clearly denote the lots that the future subdivision
or development right is assigned.
H.
Disposal plume easements. In accordance with § 205-42C of the Zoning Ordinance, with the Agricultural Zone a sewage disposal plume by easement may be used in-lieu of increased permitted lot size. Such easement shall be in a form acceptable to the Township Solicitor and be approved by PADEP through the sewer module review process. Any agricultural land preserved in the Cumberland County Farmland Preservation Program is not eligible for the disposal plume easement.
A.
Adoptions by reference.
(1)
Unless superseded by requirements of this chapter, the "IESNA Lighting
Handbook," most recent edition, as published by the Illuminating Engineering
Society of North America (IESNA), is hereby adopted by reference and
made a part hereof as if fully set out in this section.
(2)
Unless superseded by requirements of this chapter, the publication,
"American National Standard, Nomenclature and Definitions for Illuminating
Engineering", most recent edition, as published by the Illuminating
Engineering Society of North America (IESNA) and approved by the American
National Standards Institute, Inc. (ANSI), and referred to in this
section as "The ANSI/IESNA Lighting Definitions," is hereby adopted
by reference and made a part hereof as if fully set out in this section.
(3)
In addition to the specific requirements established in this section,
the design calculations for outdoor lighting installations shall be
in accordance with the IESNA Lighting Handbook. This includes, but
is not limited to, technical definitions, terminology, calculation
methods and procedures, photometric classifications, and photometric
testing procedures. Luminance selection should be based on the usage
of the area to be illuminated, the level of activity, and nighttime
security requirements.
(4)
Notwithstanding other requirements established in this section, all
lighting proposed shall utilize LED lighting, or similar lighting
with comparable energy efficiency, subject to the Board's approval.
The intent of the Township is for all lighting to be as energy efficient
as possible, within economic reason.
B.
Lighting encroachment. Lighting shall be arranged so as to deflect
light away from any adjoining properties and public streets. The light
source shall be directed, hooded, shielded, or controlled so as not
to light adjacent properties and public streets. Luminaries shall
not cast light (zero footcandle) past a property line, regardless
if the use is residential or commercial.
C.
Illumination levels. Lighting shall be provided within the range
of permitted lighting levels as specified in the following table.
(1)
Luminaries used in public areas, such as roadway lighting, parking
lots and for exterior building illumination, shall be designed to
provide the minimum illumination recommended by the IESNA in the most
current edition of the IESNA Lighting Handbook.
(2)
The maximum average lighting levels shall not exceed the standards
provided below.
|
Maximum Average Light Levels
| |
|---|---|
|
Location
|
Footcandles
|
|
Landscape highlights
|
2
|
|
Building facades
|
3
|
|
Parking areas for multifamily residential uses
|
3
|
|
Sidewalks and other pedestrian walkways
|
3
|
|
Streets
|
3
|
|
Parking areas for nonresidential uses
|
5
|
|
Building entrance
|
5
|
|
General storage areas for nonresidential uses
|
8
|
|
Nonresidential vehicular entrance
|
10
|
|
Vehicular display areas
|
10
|
|
Loading areas associated with a nonresidential use
|
20
|
|
Under canopies
|
30
|
|
Externally illuminated sign
|
30
|
(3)
Athletic fields and other outdoor arenas shall not exceed the minimum
illumination recommended by the IESNA in the most current edition
of the IESNA Lighting Handbook.
(4)
For those areas not specified, the Board of Supervisors will set
an appropriate level on a case-by-case basis in keeping with the intent
of this chapter;
(5)
The footcandle level readings shall be taken after dark with the
light meter held six inches above the ground with the meter facing
the light source. A reading shall be taken with the light source on,
then with the light source off. The difference between the two readings
will be identified as the illumination intensity.
(6)
A maximum uniformity light level ratio in all parking areas, sidewalks
and other pedestrian walkways shall average a minimum of 6:1.
D.
Height.
(2)
The maximum mounting height for recreational lighting shall be as
follows:
|
Maximum Light Mounting Height
| |
|---|---|
|
Recreation Activity
|
Maximum Mounting Height
(Feet)
|
|
Basketball
|
20
|
|
Football
|
70
|
|
Soccer, lacrosse, field hockey, rugby and other similar field
sports
|
70
|
|
Baseball 200-foot radius
|
60
|
|
Baseball 300-foot radius
|
90
|
|
Golf driving range
|
30
|
|
Miniature golf
|
20
|
|
Swimming pool aprons
|
20
|
|
Tennis
|
20
|
|
Track
|
20
|
(3)
No light sources shall be located on the roof unless said light enhances
the architectural features of the building.
E.
Location. Outdoor light fixture shall be set back a minimum horizontal
distance equal to its height from each property line, but in no case
less than 10 feet from a street right-of-way and five feet from all
side or rear lot lines.
F.
Hours of operation.
(1)
Whenever practicable, outdoor lighting installations shall include
timers, dimmers, and/or motion-sensors to reduce overall energy consumption
and eliminate unneeded lighting, particularly after 11:00 p.m.
(2)
Outdoor lighting, which serves commercial or industrial uses that
do not operate after dark must be turned off one hour after closing,
except for approved security lighting.
(3)
Commercial or industrial uses that offer services after dark, outdoor
lighting may be utilized during the nighttime hours provided the commercial
or industrial use is open for service. Once the commercial or industrial
uses closes, the outdoor lighting must be turned off one hour after
closing except for security lighting.
(4)
Exterior lighting for security surveillance purposes shall be arranged,
and of sufficient illumination, to enable the detection of suspicious
movement. Security lighting for buildings/structures shall be directed
toward the face of the building/structure, rather than the area around
it, and shall not exceed a maximum illumination of five footcandles.
(5)
Internally illuminated signs shall not exceed 1,000 initial lumens
per square foot of sign face.
G.
Canopy lighting. Undercanopy lighting shall be accomplished using
flat-lens full-cutoff fixtures aimed straight down and shielded in
such a manner that the lowest opaque edge of the fixture shall be
below the light source at all lateral angles.
H.
Exemptions.
(1)
All emergency lighting needed by the police, fire or other emergency
services, as well as all vehicular luminaries, are exempt from the
requirements of this chapter.
(2)
All hazard warning luminaries required by federal regulatory agencies
are exempt from the requirements of this article, except that all
such must be shown to be as close as possible to the federally required
minimum lumen output requirement for the specific task.
(3)
Luminaries used primarily for signal illumination may be mounted
at any height required to ensure roadway safety, regardless of lumen
rating.
(4)
Seasonal holiday lighting and illumination of the American and state
flags shall be exempt from the requirements of this chapter, provided
that such lighting does not produce glare on roadways and neighboring
residential properties.
A.
Easements shall be provided for public or shared facilities, services
and utilities.
B.
Easements shall be located in a manner that minimizes disruption
of the use of land.
C.
Nothing shall be placed, planted, set, or constructed within an easement
that would adversely affect the function of the easement or conflict
with the easement agreement.
D.
All existing and proposed easements shall be identified on the plan
and shall include a boundary line description in accordance with the
lot line description standard of this chapter.
E.
When deemed appropriate by the Township, the plan shall identify
the entity to which the easement is granted and the terms thereof.
F.
Each easement depicted on the plan shall be the subject of a written
agreement to be recorded in the office of the Cumberland County Recorder
of Deeds. Any easement agreement which includes the Township or Authority
as parties is subject to Township approval. Each agreement shall be
recorded concurrently with the final plan.
G.
Every deed for property that is burdened by an easement shall contain
a notice thereof on the deed.
H.
Sanitary sewer, water supply and stormwater easements shall have
a minimum horizontal width of 30 feet unless a greater width is required
by the Township. In the case of a shared easement, sufficient area
shall be provided to allow a minimum horizontal separation of 10 feet
between the facilities, and from the edge of the easement boundary.
I.
Where an existing utility (i.e., electric or telephone transmission
or petroleum product transmission line) traverses a property, the
developer shall identify the easement or right-of-way and provide
a plan note certifying compliance with any existing easement or right-of-way.
A.
Survey monuments and markers shall be provided according to the following:
(1)
Permanent stone or concrete monuments shall be accurately placed
along one side of the right-of-way lines of each street and where
lot lines intersect curves and/or other property lines. Monuments
shall be placed at the intersection of all street lines forming angles,
changes in direction, and at the end of each curved line. An intermediate
monument shall be placed wherever topographical or other conditions
make it impossible to sight between two otherwise required monuments.
(2)
Markers shall be set at all points where lot lines intersect curves
and/or other property lines.
(3)
Monuments shall be of concrete or stone, with a flat top having a
minimum width or diameter of four inches and a minimum length of 30
inches. Concrete monuments shall be marked with a three-fourths-inch
copper or brass dowel; stone or precast monuments shall be marked
on the top with a proper inscription and a drill hole.
(4)
Markers shall consist of iron pipes or steel bars at least 30 inches
long and not less than a three-fourths-inch diameter.
(5)
All monuments and markers shall be placed by a registered land surveyor
so that the scored or marked point shall coincide exactly with the
point of intersection of the lines being monumented or marked.
(6)
All monuments/markers shall be set flush with the finished grade,
except for temporary placement and/or woodland conditions.
(7)
Existing and proposed monuments and markers shall be delineated on
the plan.
(8)
The developer shall certify that the survey monuments and markers
are placed by a registered land surveyor.
Stormwater management shall conform to the requirements of the Dickinson Township Stormwater Management Ordinance, Chapter 170.
All subdivision and land development plans shall conform to Chapter 92 (Floodplain Management) of the Code of Dickinson Township, and floodplains shall be clearly depicted as a natural and cultural feature on site plans.
A.
Applicability and use. Any property containing a wetland and/or wetland
buffer, or portion thereof, shall clearly depict such area as a natural
and cultural feature on site plans, and such area shall be permanently
protected from filling, grading, clearing, water diversion and/or
development.
B.
Wetland and wetland buffer delineation.
(1)
Wetlands shall be delineated by qualified experts having formal training
and experience and using the techniques set out by the United States
Army Corps of Engineers Technical Report Y87-1, Corps of Engineers
Wetlands Delineation Manual.
(2)
Wetlands buffers shall be established at a width of 50 feet from
the outside edge of that identified wetland as described in the above
§ 175-48B(1).
A.
Applicability. Any application for subdivision and/or land development
for property adjoining any channel of conveyance of surface water
shall provide a riparian buffer in accordance with the following standards.
It is noted that landowners are encouraged to review the manual entitled
"Riparian Forest Buffer Guidance" published by the Pennsylvania Department
of Environmental Protection, Bureau of Watershed Management.
B.
Riparian buffer delineation.
(1)
Except as noted in § 178-49B(2) and (3) of this chapter, the applicant shall clearly depict as a natural and cultural feature on site plans the proposed riparian buffer comprised of the following three separate zones:
(a)
Zone 1: The landward area located between the streambank edge
under typical flow conditions, or the high-water level for pond or
lake shorelines and 20 feet, as measured directly perpendicular from
the streambank/shoreline edge.
(b)
Zone 2: The area beginning at the inland edge of the above-described
Zone 1 and the largest combined width of all of the following:
(c)
Zone 3: The area beginning at the inland edge of the above-described
Zone 2 and extending at least 15 feet inland therefrom. Where a pasture
is proposed just beyond the above-described Zone 2, no Zone 3 is required.
(2)
Within the Pennsylvania Scenic River Corridor as depicted as a natural
and cultural feature on site plans the above zones shall be increased
to include a minimum width of 25 feet for Zone 1, 75 feet for Zone
2 and 50 feet for Zone 3.
(3)
As an alternative to the buffer required in the above subsection B(1) and(2), the applicant shall clearly depict upon the natural and cultural features site plan the proposed riparian buffer along with written verification from a qualified expert that the proposed riparian buffer design adheres to Title 25 Pa. Code, Chapter 102, § 102.14. The Township may accept this proposed alternative if it determines with direction from the PADEP and/or the Cumberland County Conservation District (CCCD), that the alternate design equally satisfies the objectives for such buffer at the proposed location.
 |
C.
Riparian buffer plantings.
(1)
Each of the respective zones of the riparian buffer shall include vegetation that already exists or will be planted and maintained by the applicant using a variety of native species as listed in § 178-49D(2) that satisfies the following design objectives. The applicant shall submit expert evidence that the existing and/or proposed vegetation satisfies such objectives that shall include a graphic depiction of proposed plantings and a schedule of vegetative species:
(a)
Zone 1: This zone must include large maturing canopy trees and
a ground cover of native seasonal grasses. New tree plantings should
be selected, arranged and managed to accelerate canopy growth, and
offer native species habitat and food supply. New grass plantings
shall be selected and managed to filter out pollutants and offer habitat.
All vegetation selected for this zone must thrive in wet conditions;
(b)
Zone 2: This zone must include large maturing canopy trees generally
three rows deep with a natural undercover. New tree plantings shall
be selected that are rapid growing to intercept passing nutrients.
Such trees shall be arranged and managed to accelerate canopy growth
and offer native species habitat and food supply. Successive understory
plants shall be allowed to evolve with the canopy of this zone; and
(c)
Zone 3: This zone shall be planted with warm season grasses
that are allowed to mature naturally without mowing. The tall grasses
shall be managed to produce uniform overland stormwater flows that
do not channel into Zone 2. New grass plantings shall be selected
and managed to enable controlled grazing or haying so long as the
grasses are not reduced to a point such that they no longer effectively
disperse the surface flow.
(2)
Vegetation selection. To function properly, dominant vegetation in
the riparian buffer shall be selected from the following list of selective
native buffer plants list. Plants not included on this list may be
permitted by the Township when evidence is provided from qualified
sources certifying their suitability for substitution. A variety of
selected species shall be noninvasive, native to the Township, nursery
stock grown within a locale with similar climatic conditions as found
within the Township, well branched, and free of disease. Any noxious
and/or invasive plant species as defined in the Zoning Ordinance[1] shall be removed and destroyed.
|
SELECTIVE NATIVE BUFFER PLANTS LIST
| |
|---|---|
|
Source: Morris Arboretum of the University of Pennsylvania Botanic
Name/Common Name
| |
|
FERNS
|
FLOWERING PERENNIALS
|
|
Osmunda cinnamomea/cinnamon fern
|
Penstemon digitalis/beard-tongue
|
|
Osmunda claytoniana/interrupted fern
|
Gentiana andrewsii/bottle gentian
|
|
Onoclea sensibilis/sensitive fern
|
Verbena hastate/blue vervain
|
|
Sisyrinchium angustifolium/blue-eyed grass
| |
|
GRASSES & SEDGES
|
Eupatorium perfoliatum/boneset
|
|
Andropogon gerardii/big blue stem
|
Lobelia cardinalis/cardinal flower
|
|
Carex scoparia/broom sedge
|
Rudbeckia laciniata/cut-leaf coneflower
|
|
Cyperus strigosus/false nut sedge
|
Veronia noveboracensis/ironweed
|
|
Carex lurida/lurid sedge
|
Arisaema triphyllum/jack-in-the-pulpit
|
|
Elymus riparius/riverbank wild rye
|
Eupatorium fistulosum/joe-pye weed
|
|
Carex vulpinoidea/sedge
|
Aster novae-angliae/New England aster
|
|
Juncus effusus/soft rush
|
Mitchella repens/partridgeberry
|
|
Panicum virgatum/switch grass
|
Aster puniceus/purple stemmed aster
|
|
Carex stricta/tussock sedge
|
Solidago gigantean/smooth goldenrod
|
|
Elymus virginicus/virginia wild rye
|
Asclepias incarnate/swamp milkweed
|
|
Scirpus cyperinus/wool grass
|
Thalictrum pubescens/tall meadowrue
|
|
Verbesina alternifolia/wingstem
| |
|
Geranium maculatum/wood geranium
| |
|
SELECTIVE NATIVE BUFFER PLANTS LIST
| |
|---|---|
|
Source: PA Natural Resources and Conservation Service (NRCS)
Common (Botanic Name)
| |
|
SHRUBS
|
TREES2
|
|
Black chokeberry (aronia melanocarpa)
|
Shagbark hickory (carya ovata)
|
|
High-bush blueberry (vaccinium corymbost)
|
White oak (quercus alba)
|
|
High-bush cranberry (viburnum trilobum)
|
Red oak (quercus rubra)
|
|
Spicebush (lindera benzoin
|
Bur oak (quercus macrocarpa)
|
|
1Elderberry (sambucus canadensis)
|
Hackberry (celtis occcidentalis)
|
|
Silky dogwood (cornus amomum)
|
Butternut (juglans cineria)
|
|
Grey dogwood (cornus racemosa)
|
Black cherry (prunus seratina)
|
|
1Serviceberry (amelanchier canadensis
|
American crabapple (malus coronaria)
|
|
Maple-leaf viburnum (viburnum acerifolius)
|
Black gum (tupelo) (nyssa sylvatica)
|
|
American hazelnut (corylus americana)
|
Scarlet oak (quercus coccinea)
|
|
1Choke cherry (prunus virginiana)
|
Chestnut oak (quercus prinus)
|
|
Staghorn sumac (rhus typhina)
|
Black willow (salix nigra)
|
|
Winterberry (ilex vericillata)
|
Persimmon (diosptros virginiana)
|
|
Arrowwood (viburnum detatum)
|
Yellow birch (betula alleghanienis)
|
|
Blackhaw vibrunum (viburnum prunifoliun)
|
Hop-hornbeam (ostrya virginiana)
|
|
Nannyberry (viburnum lentago)
|
Flowering dogwood (cornus florida)
|
|
1Buttonbush (cephalanthus occidentalis)
|
Basswood (tilia americana)
|
|
Red chokeberry (aronia arbutifolia)
|
American elm (ulmus americana)
|
|
Red-osier dogwood (cornus stolonifera)
|
Red (slippery) elm (ulmus rubra)
|
|
Silky willow (salix sericea)
|
Silver maple (acer saccharinum)
|
|
Speckled alder (alnus rugosa)
|
Sugar maple (acer saccharum)
|
|
Pussy willow (salix discolor)
|
Grey birch (betula populifolia)
|
|
Ninebark (physocarpus opulifolius)
|
Honey locust (gleditsia triacanthos)
|
|
1Mountain laurel (kalmia latifolia)
|
Black locust (robinia pseudoacacia)
|
|
Witch-hazel (hamamelis virginiana)
|
Black (sweet) birch (betula lenta)
|
|
Sycamore (platanus occidentalis)
| |
|
TREES2
|
Sweet gum (liquidambar styracflua)
|
|
Swamp white oak (quercus bicolor)
|
Tulip poplar
|
|
Pin oak (quercus palutris)
|
River birch (betula nigra)
|
|
Eastern redbud (cercis canadensis)
|
Paw paw (asiminia triloba)
|
|
Red maple (acer rubrum)
|
Hawthorn (crataegus viridis)
|
|
Quaking aspen (populus tremuloides)
|
Sweet bay magnolia (magnolia virginiana) TREES2
|
|
TREES2
|
TREES2
|
|
Sassafras (sassafras albidum)
|
American wild plum (prunus americana)
|
|
Pignut hickory (carya glabra)
|
American basswood (tilia americana)
|
|
Black walnut (juglans nigra)
|
Eastern white pine (pinus strobus)
|
|
American beech (fagus grandifolia)
|
Eastern (canadian) hemlock (tsuga canadensis)
|
|
Red mulberry (morus rubera)
|
Eastern red cedar (juniperus virginiana)
|
|
Bitternut hickory (carya cordiformis)
|
White spruce (picea glauca)
|
|
1
|
These shrubs can be toxic to livestock and horses during certain
stages.
|
|
2
|
No more than 5% of the number of trees shall be evergreen species.
|
D.
Riparian buffer maintenance.
(1)
Riparian buffers must be generally undisturbed. Mature trees and
long grasses absorb more nutrients than do manicured plants. Similarly,
the more extensive root systems retain passing sediments. These characteristics
reduce pollution and yield abundant food and habitat for wildlife.
The temptation to over-maintain the streamside must be overcome.
(2)
Where riparian buffers are to be located upon common property, the applicant must include a working plan that ensures perpetual maintenance of such buffer zones as specified in this § 178-49D.
(3)
Where riparian buffers are to be located upon private property, the applicant must include a legally binding instrument in a form acceptable to the Township Solicitor which shall ensure the property owner's perpetual maintenance of such buffer zones as specified in this§ 178-49D and provide the Township with acceptable enforcement rights to ensure the owner of such property abides by the instrument. Such instrument shall be recorded and become a covenant running with the land.
(4)
The following lists required maintenance activities for each zone:
(a)
Zone 1: This zone compels little maintenance. As trees mature,
die and decay, it is important that such natural debris be allowed
to decompose within the stream. This will provide important food and
habitat for beneficial microorganisms, fish and amphibious animals.
However, any debris that may cause a rise in the floodplain due to
obstruction or displacement shall be removed promptly. Except as authorized
under the Pennsylvania Conservation Reserve Enhancement Program (CREP),
streamside grasses shall be allowed to seasonally flourish and recede.
Streamside cleanup of junk and man-made debris is permitted.
(b)
Zone 2: This zone requires the most attention, but not for some
time after initial planting. Here, the objective is to develop a stable
and broad canopy of tree cover. The trees within Zone 2 are fast-growing
and therefore consume many nutrients. The regular pruning and trimming
of these trees will increase their nutrient consumption, and growth
rate and decrease the time to establishment as a closed canopy buffer,
but should not jeopardize the important overhead canopy of shade.
Except as authorized under the Pennsylvania Conservation Reserve Enhancement
Program (CREP), the natural undercover shall be undisturbed, except
for periodic litter cleanup; and
(c)
Zone 3: This zone also requires little maintenance. Long summer
grasses shall be allowed to flourish and recede with the seasons.
Grazing and haying are permitted so long as the residual grass length
is sufficient to disperse overland stormwater flows into Zone 2 and
avoid channelization.
A.
Native plants. Native plant materials should be incorporated in all
designs. The use of native plant material helps to improve water quality,
provides additional and improved wildlife habitat, and typically adapts
to local conditions which then requires less maintenance. Native plants
must be used near greenways, suburban forested areas, wetlands, and
riparian areas.
B.
Nonnative plants. Nonnative plants may be included in place of a
native plant if it is not considered invasive and the plant does not
introduce pests or diseases. A nonnative plant may be incorporated
into designs when they prove to be better suited for the soil, environment,
or spatial constraints, stress mitigation, and integration into the
surrounding ecosystem.
C.
Invasive plants. Invasive plants, as defined by the Pennsylvania
Department of Conservation and Natural Resources (DCNR) may not be
used in any planting scheme.
D.
Existing vegetation. Any existing vegetation that is in appropriate
locations, of an acceptable species and quality may be used to fulfill
landscaping or buffering requirements.
E.
Existing wooded area. Existing wooded areas shall be protected to
prevent unnecessary destruction. Healthy trees with a caliper of 12
inches or more, as measured at a height of 4 1/2 feet above existing
grade, shall not be removed, unless their location interferes with
a planned improvement that cannot be relocated to coordinate with
the existing wooded areas. At least 25% of the number of trees (size
described above) that exist at the time of plan submission shall be
maintained or replaced immediately following construction. Plans shall
be submitted showing the location of existing tree masses and proposed
construction in conformance with this section. The Township may require
an assessment of the number of trees by a forester or landscape architect.
F.
Ground cover. Ground cover shall be provided on all areas of the
project to prevent soil erosion. All areas which are not covered by
paving, stone, or other solid material shall be protected with a suitable
ground cover, consisting of spreading plants including sods and grasses
less than 18 inches in height.
G.
Landscape material.
(1)
Plantings shall be typical of their species and variety; have normal
growth habits, well-developed branches, densely foliated, vigorous,
fibrous root systems and shall be free from disease, insects, insect
eggs, and larvae. Plantings shall be selected from stock that was
grown under climatic conditions similar to the locality of the property.
All planting shall be performed in conformance with good nursery and
landscape practice. Plantings shall be properly maintained and replaced
if dead or if no longer effective for the purpose set forth in the
applicable plan.
(2)
Planting materials shall meet the following criteria:
(a)
Shade trees shall be a minimum trunk caliper of two inches at
a height of six inches above finished grade and shall include a mulch
bed around the base of the tree with a radius of not less than three
feet from the tree trunk.
(b)
Flowering and/or ornamental trees shall be a minimum trunk caliper
of 1 1/2 inches at a height of six inches above finished grade
and shall include a mulch bed around the base of the tree with a radius
of not less than three feet from the tree trunk.
(c)
Evergreen trees shall be a minimum height of six feet and shall
include a mulch bed around the base of the tree with a radius of not
less than three feet from the tree trunk.
(d)
Shrubs shall be a minimum diameter of 24 inches and shall include
a mulch bed around the base of the tree with a radius of not less
than three feet from the tree trunk.
(e)
Any tree or shrub which dies or is no longer effective for the
purpose set forth in the applicable plan, regardless of how much time
has passed since the plan approval or planting, shall be replaced
within 30 days of the tree or shrub dying or becoming no longer effective,
season permitting.
(f)
All landscaping, and screening treatments shall be properly
maintained.
(3)
Requirements for the measurements, branching, grading, quality, balling,
and burlapping of trees shall follow the code standards recommended
by the American Association of Nurserymen, Inc., in the American Standard
for Nursery Stock, ANSIZ60, 1-1973.
H.
Street trees. All street trees shall be provided by the applicant
in accordance with the following standards:
(1)
Street trees shall be located a minimum of 10 feet outside of the
street right-of-way line.
(2)
Two street trees shall be planted every 100 linear feet of street
measured at the center line.
(3)
Street tree spacing shall be based on the size of the tree canopy
at maturity. Trees with a canopy of less than 30 feet shall be spaced
no closer than 30 feet on center.
(4)
When more massing is appropriate for improvements, such as benches
and other street furniture, grouping of street trees is allowed.
(5)
The trees shall be nursery grown in a climate similar to that of
the locality of the project. Varieties of street trees shall be subject
to Township approval. Street trees may include, but are not limited
to, the following:
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Red maple - acer rubrum
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Sugar maple - acer saccharum
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River birch - betula nigra
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Common hackberry - celtis occidentalis
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American yellowwood - cladrastis kentuckea
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American beech - fagus grandifolia
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White ash - fraxinus americana
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Green ash - fraxinus pennsylvanica
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Thomless honeylocust - gleditsia triacanthos inermis
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Sweetgum - liquidambar styraciflua
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Tuliptree - liriodendron tulipifera
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Blackgum, sourgum - nyssa sylvatica
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American hophombeam - ostrya virginiana
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Sycamore - platanus occidentalis
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White oak - quercus alba
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Shingle oak - quercus imbricaria
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Chestnut oak - quercus montana
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Red oak - quercus rubra
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Swamp white oak - quercus bicolor
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Basswood, American linden - tilia americana
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Red oak - quercus rubra
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(6)
All trees shall have a normal habit of growth and shall be sound,
healthy, and vigorous; they shall be free from disease, insects, insect
eggs, and larvae.
(7)
The trunk caliper measured at a height of six inches above finish
grade shall be a minimum of two inches.
(8)
Tree planting depth shall bear the same relationship to the finished
grade as the top of the root ball or original grade of origin.
(9)
Street trees shall not be planted within the street right-of-way
or other easements. Tree growth shall not interfere with the street
cartway, sidewalk, signage, easements, clear sight triangles, utility
lines, stormwater management facilities or other planned features
of the development. Within the clear sight triangle, typical branching
shall not be within 10 feet of ground level after 10 years of growth.
(10)
No one species shall comprise more than 33% of the entire number
of street trees in a particular development.
I.
Landscape strip and interior landscaping.
(1)
Materials. Any required landscaping shall include a combination of
deciduous trees, ground covers, evergreens, shrubs, vines, flowers,
rocks, gravel, earth mounds, berms, walls, fences, screens, sculptures,
fountains, sidewalk furniture, or other approved materials. Artificial
plants, trees, and shrubs may not be used to satisfy any requirement
for landscaping or screening. No less than 80% of the required landscape
area shall be vegetative in composition, and no outdoor storage shall
be permitted within required landscape areas.
(2)
Trees. At least one shade tree shall be provided for each 800 square
feet, or fraction, of required landscape area in the parking lot.
All required landscape strips shall have landscaping materials distributed
along the entire length of the lot line abutting the yard.
(3)
Off-street parking. Off-street surface parking lots that contain
20 or more parking spaces shall provide a parking lot landscape planting
area of five square feet per parking space. The required landscaping
may be used to define sidewalk areas, parking areas, pedestrian areas,
and travel lanes. When the required amount of landscape planting area
encumbers the parking lot and traffic circulation functions, up to
50% of the required landscape planting area may be located at the
entrance and/or perimeter to the parking lot.
J.
Screening.
(1)
Security visibility. In order to provide for security surveillance
and minimize the potential for crime, all landscaping and screening
shall, to the greatest extent possible, be sited, massed, and scaled
to maintain visibility of doors and first floor windows from the street
and from within the development. Planting patterns shall not obstruct
sight lines or create isolated areas, especially near pedestrian walking
paths.
(2)
Screening elements. Any required landscape screening shall include
a combination of evergreens (trees, hedges or shrubs), walls, fences,
earth berms, or other approved similar materials. Wall or fence shall
not be constructed of corrugated metal, corrugated fiberglass, or
sheet metal. Screening shall be arranged to block the ground level
views between grade, and a height of six feet. Landscape screens must
achieve this visual blockage within two years of installation. All
screening plantings shall include a three-foot mulch bed as required
by § 178-49G(2)(a) through (d) of this chapter.
(3)
General screening. Loading docks, trash collection areas, outdoor
storage, and similar facilities shall be screened from adjacent residential
property and public streets with material of the same quality and
appearance as those used on the building. Such areas shall be screened
with a combination of architectural masonry, fencing and/or landscaping
with a height of at least six feet. At least 2/3 of the area must
be screened. The screened fence abutting an A, C, LDR or MU Zone must
be at least 90% opaque. The screened fence abutting all other zones
must be at least 50% opaque.
(4)
Off-street parking. Off-street surface parking lots that contain
20 or more parking spaces or located adjacent to a neighboring residential
use shall be screened for at least 50% of the view from the public
right-of-way. Such screen shall be any combination of a three-and-one-half-foot-high
masonry wall, fence or earthen berms with landscape material. Below
is an illustrative example of pier, fence and hedge screening.
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K.
Planting guidelines.
(1)
All planting shall be performed in conformance with good nursery
and landscape practice. Plant materials shall conform to the standards
recommended by the American Association of Nurserymen, Inc., in the
American Standard for Nursery Stock, ANSI Z60.1-2004.
(2)
Planting designs are encouraged to share planting space for optimal
root growth whenever possible. Continuous planting areas versus isolated
planting boxes are encouraged. Staking and wiring of trees shall include
a maintenance plan note that staking and wiring will be removed within
one year of planting.
B.
Steep slope delineation. A topographic map of the site which depicts
and distinguishes those areas that possess slopes exceeding 15% and
25%, respectively shall be incorporated into the natural and cultural
features site plan.
C.
Plan submission. As a requirement for preliminary subdivision and/or
land development plan approval, the developer shall demonstrate that
the requirements of this section shall be achieved for each new lot.
D.
Limits on area of disturbance. The total area of disturbance that
is permitted upon steep slopes shall be limited on each individual
lot as follows:
A.
Prior to final plan approval or at the sole discretion of the Township
as a condition thereof, all sewage facilities planning shall be completed,
and all approvals obtained.
B.
The developer shall provide a sanitary sewage disposal facility consistent
with the:
C.
Sanitary sewer systems shall be designed and constructed in accordance
with the prevailing rules, specifications and regulations of the PADEP,
the Township and its authorities.
D.
When sanitary sewage disposal is provided by means other than by
an individual on-lot system for use by a single unit of occupancy,
the final plan Application shall include written notice from the service
provider of their approval of the design, acceptance of a financial
guarantee and commitment to service (certificate of capacity).
E.
Individual on-lot sanitary sewage disposal systems (OLDS) shall conform
to the on-lot sewage disposal system requirements of the PADEP.
A.
Water supply systems shall be designed and constructed in accordance
with the prevailing rules and regulations of the PADEP and the Township.
B.
All developments within 1,000 linear feet of existing Township public
water supply lines shall connect to the Township public water supply
system, provided capacity is available. Such connection shall be the
sole responsibility and cost of the developer.
C.
Where the Township determines public water supply system cannot feasibly
be provided to the proposed development, and the average residential
lot size is less than 30,000 square feet, a private centralized water
supply system shall be provided by the developer. Fire hydrants shall
be provided in all private centralized water supply systems which
will serve more than 25 lots or dwelling units. Private centralized
water systems are subject to Township approval, and compliance with
the standards of Pennsylvania Department of Environmental Resource.
Suitable agreements shall be established for the ownership and maintenance
of the private centralized water system. A private centralized water
system shall be designed and constructed in a manner that would permit
adequate connection to a public water supply system in the future.
D.
Where the Township determines the public water supply system cannot
feasibly be provided to the proposed development, and individual on-lot
water supply systems are to be utilized, each lot so served shall
be of a size and shape to allow safe location of such a system, and
the systems shall conform to criteria as set forth by the Pennsylvania
Department of Environmental Resources and the Township.
E.
Fire hydrants shall be provided wherever the water supply system
contains sufficient capability, or will in the near future, with or
without developer assistance. Type and location of fire hydrants shall
meet the specifications of the Fire Department that services the project,
but in no event more than 600 feet apart. Location and fitting types
shall be in accordance with the standards of the applicable Fire Department.
F.
If water is to be provided by means other than by an individual on-site
water supply system (wells that are owned and maintained by the individual
lot owners), the final plan Application shall include written notice
from the service provider its approval of the design, acceptance of
a financial guarantee and commitment to service.
A.
Requirements for reservation of park and/or recreation lands.
(1)
Every proposed subdivision of land and/or land development regulated
by this chapter and the Pennsylvania Municipalities Planning Code,
Act 247 of 1968, reenacted, and amended, shall provide land for dedication
which is suitable for park and/or recreation.
(2)
The amount of land required to be dedicated shall be as established
by resolution of the Board of Supervisors.
(3)
All land proposed for dedication as park and/or recreation land shall
comply with the standards set forth in § 178-54(B).
(4)
In lieu of the dedication of land, the developer may propose the
following or a combination of the following, subject to approval of
the Board of Supervisors.
(5)
If the developer receives approval from the Board of Supervisors
for the payment of a fee in lieu of dedication of all or some of the
required park and/or recreation land, then the fee shall be calculated
on the basis of the most current fee schedule as adopted by resolution
of the Board of Supervisors. If at the time of plan submission, the
developer is domiciled on one of the lots thereon, said lot shall
not be included in this calculation.
(6)
If the developer elects to pay a fee in lieu of the dedication of
park and/or recreation land, then such payment, if approved by the
Board of Supervisors, shall be deemed a condition of plan approval
and shall be paid to the Township at the time of execution of the
improvements agreement with the Township or if no improvements agreement
is necessary, then prior to recording the approved plan.
(7)
All fees paid pursuant to this section shall be placed in an interest
bearing account and accounted for separately from other Township funds,
and such funds shall not be used for any purpose inconsistent with
the applicable provisions of the Pennsylvania Municipalities Planning
Code, Act 247 of 1968, reenacted and amended.
(8)
The requirements of § 178-54 shall be in addition to, and not in lieu of:
(b)
Any private park and/or recreation land provided by the developer for the benefit of the residents thereof, unless approved by the Board of Supervisors pursuant to § 178-54A(4)(d).
B.
General standards for park and/or recreation land set aside by the
developer.
(1)
Unless otherwise approved by the Board of Supervisors, where the
developer elects to fulfill the requirements of this article through
an offer of dedication of land to the Township, the developer shall
demonstrate to the satisfaction of the Township that the land will
support a legitimate park and recreation use considering, where relevant,
the following factors:
(a)
Consistency with the Township Comprehensive Plan;
(b)
Consistency with the Township Official Map;
(c)
Availability for use by the public;
(d)
Location entirely within Dickinson Township;
(e)
Means for public ingress and egress;
(f)
Accessibility to essential utilities and services;
(g)
Ability to accommodate vehicle parking facilities;
(h)
Suitability of land characteristics for the intended use, including
but not limited to configuration, natural and cultural features, and
man-made features;
(i)
Compatibility with surrounding neighborhood;
(j)
Proximity to other community facilities; and
(k)
Such other factors that the Township may deem relative.
(2)
Whether publicly dedicated or privately reserved, proposed recreation
areas shall:
(a)
Be easily and safely accessible from all areas of the development
to be served, have good ingress and egress and have direct access
to a public roadway. However, no public vehicular roadways shall traverse
the recreation area.
(b)
Be contiguous and regular in shape.
(c)
Have suitable topography and soil conditions for use and development
as a recreation area.
(d)
Have a minimum of 75% of the required area with a maximum slope
of 7%.
(e)
Have a 25% maximum of the required area be within floodplain
or wetland areas.
(f)
Be easily accessible to all essential utilities contained within
the subdivision such as public water, power and sewer. However, no
utility easements or rights-of-way shall traverse the recreation area.
Stormwater management structures and facilities shall not be included
within any recreational or open space area.
(g)
Not contain any materials which would be termed "hazardous wastes"
under applicable state and federal statutes, not contain any petroleum
products and not contain any underground storage tanks or locations
from which underground storage tanks were removed.
(h)
Be suitable for development as a particular type of park, as
categorized by the National Recreation and Park Association's
National Park, Recreation and Open Space Standards and Guidelines,
1983, and updates.
A.
Applicability. Any application for subdivision and/or land development
for property shall be subject to the following requirements.
B.
Carbonate hazard identification.
(1)
A preliminary mapping assessment of the site shall be undertaken
by a Pennsylvania-licensed professional geologist prior to the submission
of a subdivision and/or land development plan and such preliminary
mapping assessment results shall be part of the subdivision and/or
land development submission in its earliest phase of review. At a
minimum, the karst features identified on the Pennsylvania DCNR Bureau
of Topographic and Geologic Survey PAGEODE mapping website must be
depicted on the project mapping.
(2)
Should it be determined that the development site has the suspected presence of any of those features listed below in this Subsection B, the applicant shall prepare, under the supervision of a licensed professional civil engineer with expertise in geotechnical engineering or a licensed professional geologist, and as preapproved by the Township Engineer, a detailed on-site field investigation commensurate with professionally accepted standards. The results of such analyses shall depict upon the natural and cultural features site plan the presence of any and all of the following carbonate features, including a description of each feature and its source by the professional directly responsible for preparing such information:
(a)
Caverns. A solution cavity, cave, or series of underground chambers;
(b)
Disappearing lakes. A surface water body that has no apparent
outlet but whose water rapidly infiltrates, sinks into the ground,
or enters the ground through an outcrop or sinkhole;
(c)
Disappearing streams. A surface stream whose water rapidly infiltrates,
sinks into the ground, or enters the ground through an outcrop or
sinkhole;
(d)
Closed depressions. A low place of any size on a plane surface,
with drainage underground or by evaporation. A hollow completely surrounded
by high ground and having no natural outlet for surface drainage;
(e)
Faults. A physical break in rocks along which there has been
movement of the two sides relative to one another;
(f)
Fissures. The surface expression of a fracture or crack in bedrock
where there is a distinct separation;
(g)
Fracture traces. Evidence of a break in rock caused by stresses;
(h)
Lineaments. A linear topographic feature of regional extent
(typically greater than one mile) that is applied to lines representing
beds, mineral bandings, veins, faults, joints, disconformities, rock
boundaries and other features;
(i)
Ghost lakes. Transient surface water bodies formed in sinks
after heavy precipitation, due to poor internal drainage, residual
clay remaining after solution of limestone minerals, or other causes;
(j)
Outcrops of bedrock. The exposure of the rock that underlies
soil or other unconsolidated material that appears at the surface
of the earth;
(k)
Seasonal high-water tables. The condition where groundwater
intermittently occurs at a shallow depth in the soil or bedrock;
(l)
Sinkholes. A circular or funnel-shaped depression in the land
surface where the soil or bedrock has collapsed into a void or cavity;
(m)
Soil mottling, A soil irregularly marked with spots or patches
of different colors, usually indicating poor aeration or lack of good
drainage;
(n)
Springs. A place where groundwater naturally flows from the
soil or bedrock onto the land surface or into a surface water body;
and
(o)
Surface drainage entering the ground. Observation of a place
where surface water or stormwater rapidly infiltrates, such as a disappearing
stream or lake;
(3)
The results of the detailed on-site field investigation will be provided
to the Township in the form of a map (scale one inch equals 100 feet)
and be accompanied by a report describing the findings from the survey.
The map and the report shall be prepared, signed and sealed by a Pennsylvania-licensed
professional geologist. The results will be reviewed by the Township
Engineer who will report with the Township its findings and recommendations
based on the review.
C.
Additional submission requirements. In addition to other submission
requirements required by this chapter, an applicant must provide the
following information:
(1)
Statement of purpose. This section shall indicate those applicable
standards in this section and whether the applicant is attempting
to demonstrate compliance or justify noncompliance with such standards.
(a)
This section shall present a description of existing characteristics
of the property with respect to geology, topography, ground and surface
water hydrology, soils, vegetation, and existing improvements and
uses.
(b)
A map, at a scale no smaller than one inch equals 100 feet and
a contour interval of two feet indicating the location of the property
and all proposed improvements thereon and their geographic relationship
to areas underlain by carbonate geology.
(c)
The applicant shall furnish a map indicating existing and proposed
drainage conditions, the locations of all proposed private, community
and public sewage disposal systems, and the location of existing private
and public water supplies on adjoining properties within 1000 feet
of the site.
(2)
Description of the proposed action. This section shall describe the
proposed action, including types, locations and phasing of proposed
site disturbances and construction, as well as proposed future ownership
and maintenance of the property and the proposed improvements. Plans
describing the proposed action may either be included within or accompany
this submission.
(3)
Proposed measures to control potential adverse environmental impacts.
A plan for the repair or remediation of surface or subsurface features
that may impact the proposed development as well as the adjacent improved
or unimproved properties. This information requested above shall be
based upon previously published data and field surveys which may include
test boring, excavation of test pits, air-track probes, and geophysical
methods.
(4)
List and qualifications of preparers. The names, addresses, telephone
numbers and professional qualifications of persons directly responsible
for preparing the environmental assessment, shall be provided.
(5)
Appendices. Any additional information which the applicant wishes
to provide may be included in one or more appendices to this submission.
D.
Stormwater management requirements. All submissions must include written evidence that the proposed use complies with applicable sections of the Township Stormwater Management Ordinance, Chapter 170.
E.
Specific carbonate feature requirements.
(1)
Except as provided for in the following Subsection E(2) of this chapter:
(a)
No buildings, structures or stormwater management basins or
shall be placed in or over sinkholes, closed depressions, lineaments,
or faults, if unremediated, in accordance with the terms of this chapter.
(b)
Building structures and stormwater management basins shall be
located no closer than 100 feet from the rim of unremediated sinkholes,
and no closer than 50 feet from lineaments, faults or closed depressions.
(c)
Outflow from a stormwater management basin and/or post development
stormwater flows shall not be directed to sinkholes, closed depressions,
lineaments, or caverns.
(d)
Lagoons containing substances defined as toxic and/or hazardous
by the Pennsylvania Department of Environmental Protection are not
permitted.
(e)
Storage and handling areas for hazardous materials must have
impermeable surfaces designed to contain materials stored/handled,
from which they shall be directed to a predetermined collection point.
(2)
The above requirements of Subsection E(1) of this chapter shall not apply, provided:
(a)
The applicant has undertaken a detailed surface and subsurface
investigation, including geotechnical test borings and geophysical
surveys, prepared by a Pennsylvania-licensed professional geologist
experienced with carbonate terrain and shall provide a certified detail
of such investigation;
(b)
The results of the above-described study identify and incorporate
within the plan, measures to mitigate any threat of the feature(s)
on groundwater quality and stability of surface and subsurface structures;
and,
(c)
The mitigating measures proposed shall be approved by the Board
of Supervisors upon advice by the Township's professional consultants
and administrative staff.
F.
Disclaimer. In carbonate areas, alteration and development of land
may be hazardous with respect to foundation safety of structures,
the creation of unstable land as a result of changes in drainage,
and the contamination of ground- and surface waters. Within the limitations
of the information available at the time of review of individual applications,
the Township shall attempt to make reasonable judgments as to the
applicant's compliance with regulations of this section. Under
no circumstances shall the Township or any officer, employee, or professional
consultant of the Township assume any liability for any damages that
may result from an applicant's or any interested party's
reliance upon the regulations of this chapter or any decisions made
by the Township in the administration of such regulations. This chapter
shall not create any liability on the part of the Township or any
officer, employee, or professional consultant of the Township thereof
for any damages that may result from reliance on its regulations or
any decisions made by the Township in the administration of such regulations.
A.
Applicability. Any identified Pennsylvania Natural Diversity Inventory
occurrence of a threatened or endangered species, special concern
species or rare and significant ecological feature, or any portion
thereof, shall be identified, and shall be protected and managed in
accordance with specific findings attributed to the particular feature
and location to be determined as follows.
B.
Occurrence identification. Any property containing an identified
Pennsylvania Natural Diversity Inventory occurrence, or any portion
thereof, shall clearly depict such occurrence as a natural and cultural
feature on site plans. All locations should be verified with the latest
information available as described as follows. Applicants for proposals
shall be required to screen the proposal using the PA Conservation
Explorer tool (website address: https://conservationexplorer.dcnr.pa.gov/)
to obtain a PNDI receipt. Any potential impacts identified on the
PNDI receipt shall be resolved thru coordination with the agency or
commission as identified on the receipt.
C.
Site protection and management. Any application with such a feature(s)
shall require the preparation of a statement by a qualified expert,
which includes the following minimum considerations:
(1)
A written description of the feature's local, regional, state,
and national importance shall be furnished.
(2)
Written evidence from the Pennsylvania Natural Diversity Inventory
that indicates:
(a)
There are no potential impacts anticipated with the special
concern species or resources in the project area and that no further
coordination is required with PNDI jurisdictional agencies. The applicant
shall be required to submit a no-impact receipt from PNDI.
(b)
There are potential impacts anticipated with the special concern
species or resources in the project area and that the applicant has
gained written recommendations and/or clearance letters from the respective
PNDI jurisdictional agencies as follows:
[2]
For PA-listed birds and mammals, the Pennsylvania Game Commission,
Bureau of Land Management, 2001 Elmerton Avenue, Harrisburg, PA 17110-9797;
[3]
For PA-listed fish, reptiles, amphibians and aquatic organisms,
the Pennsylvania Fish and Boat Commission, Natural Diversity Section,
450 Robinson Lane, Bellefonte, PA 16823; and
[4]
For PA-listed plants, natural communities, terrestrial invertebrates
and geological features, the Pennsylvania Department of Conservation
and Natural Resources, Bureau of Forestry, Ecological Services Section,
PO Box 8552, Harrisburg, PA 17105-8552.
(c)
There are special concern species or resources in the vicinity of the project area that could be impacted by the project unless avoidance measures are implemented. In this case, the applicant must guarantee to fully comply the PNDI jurisdictional agencies' specified avoidance measures and describe methods for such compliance. Should an applicant not fully comply with the specified avoidance measures for each respective feature, those features that do not provide such compliance shall be governed by the requirements of § 178-56C(2)(b) of this chapter.
(d)
There are special concern species or resources in the vicinity
of the project area that could be impacted by the project but the
impacts could be minimized with the application of PNDI jurisdictional
agencies' specified conservation measures. In this case, the
applicant must provide written evidence of compliance with such conservation
measures or furnish a written report from the Pennsylvania Department
of Environmental Protection that such measures are not required.
All uses within the Pennsylvania Scenic River Corridor must provide for a minimum 150-foot wide riparian buffer in accordance with § 178-49 of this chapter which shall be clearly depicted upon the natural and cultural features site plan.
Any application for subdivision and/or land development for property which abuts or includes any portion of the Appalachian Trail Overlay Zone, as set forth in § 205-139 of the Zoning Ordinance, shall, as natural and cultural features, clearly depict the boundaries of said Appalachian Trail Overlay Zone and clearly depict the Appalachian Trail itself on site plans.
Any application for subdivision and/or land development for property which includes an historic site, as provided in § 205-140 of the Zoning Ordinance, shall clearly depict such historic site as a natural and cultural feature on site plans.
