Each new dwelling created in Upper Allen Township shall be individually
self-sufficient for water supply and the water supply system. The
applicant shall provide an adequate and potable water supply and distribution
system to service the proposed subdivision and land development which
shall be: 1) individual; 2) public; or 3) private community and maintained
and operated in accordance with the PA DEP. The purpose of these provisions
is to ensure that each dwelling unit and each commercial and industrial
building in all subdivisions hereafter granted approval shall have
an adequate supply of potable water for domestic use, and where feasible,
for fire protection.
A. Public water supply. Where there is an existing public water supply system within 1,000 feet from a proposed subdivision or land development and such system has adequate planned capacity and is willing to serve that subdivision or land development, a complete water supply system connection to the existing water supply system must be provided, and fire hydrants shall be installed in accordance with §
220-5.9 of this chapter.
(1)
Where plans approved by a public water supplier provide for
the installation of such public water supply system within four years,
the developer shall provide a complete water system for connection
to the planned water main supply system.
(2)
Where connection to a public water supply is possible or feasible,
the plan for the installation of such water supply must be prepared
for the development with cooperation of the appropriate water utility
company and approved by the Township Engineer. Upon completion of
the water supply system, a reproducible as-built plan of the system
shall be filed with the Township.
(3)
Where a public water supply system is not feasible for the proposed development as evidenced in the hydrogeologic/water facilities study, the developer shall provide information related to the construction and installation of a central community water supply system, as described in §
220-3.7 of this chapter.
B. Central community water supply system. The design and installation
of a central community water supply system shall be subject to the
approval of the Board of Commissioners of Upper Allen Township and
the PA DEP.
(1)
Standards and materials for the construction of any central
community water supply system shall meet or exceed those requirements
described in the Public Water Supply Manual of the PA DEP, the Township's
Standard Construction and Material Specifications Manual, latest edition,
and the local service provider, and shall be subject to approval by
the Township Engineer. Where a permit is required by PA DEP, it shall
be presented as evidence of such review and approval before construction
of the system will commence.
(2)
Where the central community water supply system occurs under
the jurisdiction of the Pennsylvania Public Utilities Commission (PUC),
the water supply study shall also incorporate those items of information
as required by the Public Utilities Commission.
(3)
The central community water supply systems hall be designed to furnish an adequate supply of water to each lot, with adequate water main sizes and fire hydrant locations to meet the specifications of the Middle Department Inspection Agency (MDIA) (3901 Hartzdale Drive, Suite 112, Camp Hill, PA 17011, 717-761-5340, fax: 717-761-5590). A technical study shall be submitted to the Township for review by the Township Engineer and Fire Company representatives. Fire hydrants should also be placed and constructed in accordance with §
220-5.9 of this chapter.
(4)
All suitable agreements, including financial guarantees, shall be established for the ownership and maintenance of the system. Ownership and maintenance of the central community water system shall be the responsibility of an organization formed and operated in accordance with §
220-4.2D of this chapter. Such a system shall be designed and constructed in a manner that would permit adequate connection to a public water supply system in the future.
(5)
All water systems located in flood-prone areas, whether public
or private, shall be floodproofed to a point of 1 1/2 feet above
the 100-year-flood elevation.
(6)
Groundwater control for central community water systems. Groundwater
for central community water systems must conform with the PA DEP requirements
and standards. A minimum of two sources of groundwater must be provided
for each community water system. Each should be capable of supplying
the average daily demand of the proposed dwelling units.
C. On-lot water supply.
(1)
Where there is no existing public water supply and hydrogeologic/water
facilities study indicates that connection to a public water supply
system and central community system is not feasible, each lot in the
development must be provided with an individual on-lot water supply
system in accordance with the standards required by the PA DEP. The
Board of Commissioners shall approve the use of individual on-lot
water supply systems when:
(a)
The hydrogeologic/water facilities study indicates that justification
of the project necessitates the use of this type of water supply;
(b)
The anticipated water supply yield is adequate for the type
of development proposed;
(c)
The installation of an on-lot system(s) will not endanger or
decrease the groundwater supplies to adjacent properties.
(2)
Construction of wells for individual small water supplies shall
conform to PA DEP's Construction Standards for Individual Water Supplies,
as revised.
In residential subdivisions of 10 or more units, all commercial
and industrial subdivisions and land developments with greater than
10 parking spaces, the developer shall provide buffer yards and landscaping
in accordance with this section. For commercial and industrial subdivisions
and land developments, a minimum of 10% of the developed area shall
be landscaped or in buffer yards.
A. General buffer and screening regulations.
(1)
Buffer yards shall be provided in accordance with the Upper
Allen Township Zoning Ordinance, as amended. Screening and screens in buffer yards shall be installed in accordance with §
220-5.13B of this chapter.
(2)
All plantings shall be performed in conformance with good nursery
and landscape practice. Plant materials shall conform to the standards
recommended by the American Association of Nurseryman, Inc., in the
American Study of Nursery Stock, ANSIZ60, current edition, as amended.
B. Screening.
(1)
Screening and screens required by this chapter are intended
to provide an effective visual barrier at the street level between
conflicting uses related to noise, heat, glare, dust and traffic.
Screening and screens are used to preserve property values and ensure
the compatibility of different land uses as well as improve the appearance
of individual properties and neighborhoods in the Township. This section
provides standards and options for the design and installation of
plants, fences and walls used as screening in the Township. Screening
shall be in accordance with the following table. An exhibit showing
examples of the Buffer Yard Types is available at the Township building.
The buffer yard types relate to the Township's zoning districts as
described in the Upper Allen Township Zoning Ordinance, General buffer
regulations, as amended.
Buffer Yard Type and Minimum Screening
|
---|
Buffer Yard Type
|
Minimum Screening
|
---|
1
|
One shade tree per 50 linear feet and one evergreen tree per
40 linear feet of buffer yard screen
|
2
|
One shade tree per 40 linear feet and one evergreen tree per
30 linear feet of buffer yard screen and one deciduous or evergreen
shrub per 20 linear feet of buffer yard screen
At least 60% of shrub plantings shall be of the evergreen type
|
3
|
One shade tree per 30 linear feet and one evergreen tree per
10 linear feet of buffer yard screen and one deciduous or evergreen
shrub per 10 linear feet of buffer yard screen
At least 70% of shrub plantings shall be of the evergreen type
|
(a)
All screening materials and landscaping shall not encroach upon
the adjoining property line at full maturity.
(b)
Landscaping shall be a combination of shade trees, ornamental
trees, evergreen trees, deciduous shrubs, evergreen shrubs and ground
covers. The following buffer yard planting shall be of the minimum
planting height:
[1] Evergreen trees, including arborvitae trees or
shrubs: minimum five-foot planting height.
[2] Deciduous trees: minimum two-inch caliper and six-foot
planting height.
[3] Evergreen or deciduous shrubs: minimum eighteen-inch
planting height, reaching a minimum of 30 inches within two years.
All shrubs must have a minimum spread of 12 inches to 15 inches when
planted.
[4] Minimum planting width: 10 feet.
(c)
Selected plant materials shall be in accordance with §
220-5.13B(3), recommended plant species, herein.
(d)
All loading and service areas shall meet the following screening
requirements when adjacent to a residential zone or use; one shade
tree per 60 linear feet and one evergreen per 10 linear feet of visible
loading and service area.
(e)
All dumpsters, transformers, fuel storage tanks and unsightly utilities shall meet the following screening requirements regardless of location or district: one shade tree per 40 linear feet and one evergreen tree per five linear feet of visibility. In addition, all trash disposal areas shall be effectively screened with no less than a six-foot solid fence so as not to be visible from parking areas, roadways or adjacent properties. Refuse collection systems shall also be in accordance with §
220-5.17 of this chapter.
(f)
Existing acceptable vegetation should be retained when feasible.
Credit may be applied to required perimeter landscape plantings if
the existing trees can be maintained and are of acceptable size and
health.
(g)
Screening of stormwater management facilities shall be in accordance
with the following standards:
[1] Landscape buffering and screening techniques shall
be required for stormwater management facilities that are adjacent
to dissimilar adjoining properties and public and private roads.
[2] The stormwater management screening and buffering
shall not be applied to fulfill any other of the required landscape
buffering requirements of the site.
[3] If stormwater facilities and ponds are required
to provide fencing, the required fencing cannot be credited towards
stormwater facility landscape requirements.
[4] When fences abut public or private roads or dissimilar
land uses, the proposed plantings shall be on the exterior of the
fence, facing adjacent roadways and properties.
[5] Stormwater management buffering and screening requirements
may be exempt from industrial zoned districts if they are not adjacent
to dissimilar uses. When stormwater facilities adjoin or are adjacent
to residentially zoned districts, residential uses, and/or public
roadways, the required screening shall be in compliance with buffer
yard type 3 above.
[6] The means in which to quantify required plant material
will be measured from the top of the dam elevation in linear feet.
[7] Plant material shall not be permitted in fill areas
which may compromise the structural integrity of the stormwater management
facility. This restriction shall not supersede the required landscape
screening and buffering requirements.
[8] The required plant material shall be of native
vegetation or an acceptable equivalent site-tolerant plant type in
accordance with this chapter.
[9] The proposed plant material and landscaping requirements
for the stormwater management facility should be designed in a manner
that will minimize excessive maintenance.
[10] If the side slopes of the stormwater facility
are too steep (3:1 slope or greater) to mow and maintain, it is recommended
that they be planted with acceptable ground covers which do not require
excessive mowing.
[11] The proposed required landscape shall not encroach
or impede the ability to access and maintain the stormwater facility.
Woody vegetation that includes deciduous evergreen trees and shrubs
shall not be on the embankments or within 50 feet of an inlet structure,
standpipe or drainageway. Proposed vegetation that has excessive leaf
and seed litter will not be permitted.
[12] Existing acceptable vegetation should be retained
around the proposed stormwater management facility when feasible.
Credit may be applied to required perimeter landscape plantings if
the existing trees can be maintained and are of acceptable size and
health.
(2)
Landscaping islands.
(a)
Any off-street parking area (except a parking garage or parking
spaces underneath a building), for a use other than single-family
dwellings or a farm, containing 25 or more parking spaces, constructed
whole or in part, shall require raised planting islands and shall
be landscaped in accordance with the Upper Allen Township Zoning Ordinance and this chapter.
[1] No more than 25 parking spaces shall be placed
in a continuous row without an intervening landscaping island. The
landscaping island shall be parallel to the row of parking. Landscaping
islands within the parking row may be raised, curbed or contain different
materials such as permeable paving blocks or bricks as an alternative
design, or other acceptable material as approved by the Board of Commissioners
of Upper Allen Township.
[2] The ends of the parking rows shall be designated
by landscaping islands, with continuous concrete curbing, and shall
be equal to the width of one parking space and the depth or length
equal to the parking stalls for each row of parking measured from
inside the curbing. The minimum curb radius around the planting island
shall be no less than four feet.
[3] Landscaping islands may be lowered or flush when
designed to collect stormwater runoff from adjacent paved parking
areas.
[4] For existing parking lots to be improved to include
25 parking spaces or more, the required landscaping islands shall
be provided for the entire parking lot.
(b)
Each required planting island shall contain at least one shade or canopy tree, chosen from the list of approved plantings in Subsection
D(7)(a)[1] herein.
(c)
Additional landscaping shall include a combination of three
or more of the following elements: shade tree, canopy tree, deciduous
tree, ground covers, evergreens, shrubs, flowers, vines, earth mounds,
gravel, rocks, or other materials approved by the Board of Commissioners.
Ground cover alone is not sufficient to meet the landscaping requirement.
Artificial plants, trees and shrubs may not be used to satisfy these
requirements.
(d)
Additional planting is encouraged in landscaping islands and
may include a variety of trees, ornamental trees, shrubs and ground
cover chosen from the list of approved materials in this chapter,
or at the discretion of the Board of Commissioners provided that:
[1] At the ends of the landscaping islands of the interior
and exterior intersections, drivers' visibility is maintained by limited
planting.
[2] Limited planting shall mean:
[a] Not more than one shade or canopy tree within the
area.
[b] No shrubs or ground cover plants exceeding two
feet in height.
[3] Artificial plants, trees and shrubs may not be
used to satisfy these requirements.
(e)
Lighting for parking lots may be located within the planting
islands but may not count as a required landscaping element.
(f)
Landscaping islands shall not be included as part of any buffer
yard requirement. Landscaping islands shall be behind the building
setback line, except where buffer yards are required, in which case
such landscaping islands may not encroach on the buffer yard area.
(3)
Recommended plant species for landscape screens and landscaping
islands.
(a)
Medium-to-large shade trees:
Acer rubrum
|
Red maple
|
Betula alleghaniensis
|
Yellow birch
|
Betula lenta
|
Black birch
|
Betula nigra
|
River birch
|
Fagus grandifolia
|
American beech
|
Fraxinus Americana
|
White ash
|
Fraxinus pennsylvanica
|
Green ash
|
Liriodendron tulipfera
|
Tulip poplar
|
Nyssa sylvatica
|
Black gum
|
Pinus strobes
|
Eastern white pine
|
Platanus occidentalis
|
Sycamore
|
Quercus alba
|
White oak
|
Quercus montana
|
Chestnut oak
|
Quercus palustris
|
Pin oak
|
Quercus rubra
|
Red oak
|
Sassafras albidum
|
Sassafras
|
Tilia Americana
|
Basswood
|
Tsuga canadensis
|
Canadian hemlock
|
(b)
Small trees and shrubs:
Alnus serrulata
|
Smooth alder
|
Amelanchier arborea
|
Serviceberry
|
Aronia melanocarpa
|
Black chokeberry
|
Ceanothus americanus
|
New Jersey tea
|
Cephalanthus occidentalis
|
Buttonbush
|
Cercis Canadensis
|
Redbud
|
Cornus alternifolia
|
Alternative-leaved dogwood
|
Cornus amomum
|
Silky dogwood
|
Cornus florida
|
Flowering dogwood
|
Hamamelis virginiana
|
Witch hazel
|
Hydrangea arborescens
|
Wild hydrangea
|
Ilex verticillata
|
Winterberry
|
Kalmia latifolia
|
Mountain laurel
|
Lindera benzoin
|
Spicebush
|
Physocarpus opulifolius
|
Ninebark
|
Prunus Americana
|
Wild plum
|
Rhododendron maximum
|
Rosebay
|
Rhododendron periclymenoides
|
Pinxter flower
|
Salix nigra
|
Black willow Salix
|
Salix sericea
|
Silky willow
|
Sambucus canadensis
|
Elderberry
|
Vaccinium angustifolium
|
Lowbush blueberry
|
Vaccinium corymbosum
|
Highbush blueberry
|
Viburnum acerifolium
|
Maple-leaved viburnum
|
Viburnum recognitum
|
Arrowwood
|
Parthenocissus quinquefolia
|
Virginia creeper
|
(4)
The following plants CANNOT be used because they are on the
Pennsylvania Invasive Plant List.
(a)
Trees:
Ailanthus altissima
|
Tree of Heaven
|
Ulmus pumila
|
Siberian elm
|
(b)
Shrubs:
Elaeagnus umbellate
|
Autumn olive
|
Lonicera maackii
|
Amur honeysuckle
|
Lonicera morrowii
|
Morrow's honeysuckle
|
Lonicera standishii
|
Standish honeysuckle
|
Lonicera tatarica
|
Tartarian honeysuckle
|
Rose multiflora
|
Multiflora rose
|
Berberis vulgaris
|
European barberry
|
Elaeagnus angustifolia
|
Russian olive
|
Ligustrum obtusifolium
|
Border privet
|
Ligustrum vulgare
|
Common privet
|
Lonicera morrowii x tatarica
|
Bell's honeysuckle
|
Rhamnus catharticus
|
Common buckthorn
|
Rhamnus frangula
|
Glossy buckthorn
|
Rubus phoenicolasius
|
Wineberry
|
C. Preservation and protection of existing wooded areas and trees.
(1)
Existing wooded areas and trees shall be protected to prevent
unnecessary destruction. At least 25% of the number of trees (minimum
trunk caliper of five inches at six inches above the ground) that
exist at the time of plan submission shall be maintained or replaced
immediately following construction. Replacement trees shall be a minimum
trunk caliper of three inches at a height of six inches above finished
grade and located within nonbuildable sections of the site (i.e.,
floodplain, steep slope and setback areas). Plans shall be submitted
showing existing trees and proposed construction and be in conformance
with this section.
(2)
Healthy wooded areas of one acre or more shall be preserved
and designated as greenway areas or open areas, to the maximum extent
possible. Proposed site improvements shall be located, designed and
constructed to minimize the loss, fragmentation or degradation of
wooded areas.
(3)
All subdivisions and land developments shall be laid out in
such a manner so as to preserve the healthy trees and shrubs on the
site, whenever possible. The Township may refuse approval of any plan
showing the unnecessary destruction of healthy trees and shrubs, particularly
those for which special care is required.
(4)
Trees with a trunk caliper of at least five inches at six inches
above the ground shall not be removed unless they are located within
the proposed cartway, driveway, or sidewalk portion of the street
right-of-way, or within 15 feet of the foundation area of a proposed
building, or as required by the Sewage Enforcement Officer for installation
of an on-lot septic system. In areas where trees are retained, the
original grade level shall be maintained, if possible, so as not to
disturb the trees.
(5)
During the construction of any site, trees and shrubs, as defined
herein, shall be protected by temporary fencing to ensure that there
is no encroachment or disturbance within the area of their dripline
by changing grade, trenching, stockpiling of building materials or
topsoil or compacting the soil and roots by any equipment.
(6)
Trees that are dead, diseased, substantially in decline or stressed,
or are of an invasive species shall be removed.
(7)
Replacing trees destroyed by development. If an approved subdivision
or land development plan states that certain trees are to be preserved,
and if said trees are destroyed or damaged beyond repair during construction
or other reasons caused by site improvements, said trees shall be
replaced. The developer shall be required to replace those trees with
new mature trees at the rate of three new trees to one removed tree.
The replacement shall be in accordance with the following:
Tree Sized Removed
(in inches)
|
Replacement Size
(in inches)
|
---|
8 to 12
|
1
|
To 18
|
2
|
To 24
|
3
|
To 30
|
4
|
To 36
|
5
|
To 42
|
6
|
Greater than 42
|
7
|
(a)
Replacement trees shall be positioned, spaced and planted to
replicate a native woodland or forest and near other woodland when
possible to expand existing woodland. All species are to be native
to the area.
(8)
The provisions in this section are not intended to restrict
existing residential property owners from tearing out or removing
trees on their property nor restrict agricultural clearing.
(9)
Financial benefit to the developer will not constitute a sufficient
reason to avoid compliance with this section.
D. Street trees. Street trees shall be provided in all residential subdivisions
with densities greater than one dwelling unit per acre and all commercial
and residential land developments. All street trees shall be provided
by the applicant in accordance with the following standards:
(1)
The trees shall be nursery grown in a climate similar to that
of the locality of the project. Varieties of trees shall be subject
to the approval of the authority which accepts ownership of the street.
(2)
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.
(3)
The trunk diameter, measured at a height of six inches above
finish grade, shall be a minimum of two inches.
(4)
Trees shall be planted between the street right-of-way line
and the building setback line except where the municipality has authorized
the placement of trees within the street right-of-way. Trees shall
be planted at least five feet from the sidewalk. The trees' growth
shall not interfere with the street cartway, sidewalk or utility line.
Street tree branching shall not interfere with clear sight triangles.
Typical branching shall not be within 10 feet of ground level after
10 years of growth.
(5)
All planting shall be performed in conformance with good nursery
and landscape practice and to the standards established by the authority
which accepts ownership of the planting.
(6)
Requirements for the measurements, branching, grading, quality,
balling and the burlapping of trees shall follow the code of standards
recommended by the American Association of Nurserymen, Inc., in the
American Standard for Nursery Stock, ANSIZ60, current edition, as
amended.
(7)
A minimum of two canopy trees shall be provided for every 100
feet of public right-of-way. Street trees shall be placed a minimum
of 40 feet apart along the right-of-way and shall be located so as
to maximize the growth potential of the plant material, minimize the
potential for root interference with public infrastructure, and enhance
the quality of the development.
(a)
Street trees shall be one of the following species:
[1] Small trees (25 to 35 feet).
Crataegus crus galli inermis
|
Thornless cockspur hawthorn
|
Crataegus phaenopyrum
|
Washington hawthorn
|
Crataegus viridis
|
Winter King hawthorn
|
Amelanchier grandiflora
|
Shadblow/serviceberry
|
Syringa reticulata
|
Japanese tree lilac
|
Prunus sargentii columnaris
|
Columnar Sargent cherry
|
Acer ginnala
|
Amur maple
|
Acer buergerianum
|
Trident maple
|
[2] Medium trees (35 to 50 feet).
Carpinus caroloniana
|
American hornbeam
|
Carpinus betulus
|
European hornbeam
|
Pyrus
|
Redspire callery pear
|
Pyrus
|
Aristocrat callery pear
|
Gled triacanthos inermis
|
Imperial honey locust
|
[3] Large trees (50-plus feet).
Fraxinus pennsylvanica
|
Green ash
|
Gleditsia triacanthos inermis
|
Thornless honey locust
|
Quercus rubra
|
Northern red oak
|
Tilia cordata
|
Littleleaf linden
|
Quercus
|
Willow oak
|
Quercus alba
|
White oak
|
Quercus robur
|
English oak
|
Ginkgo biloba (male only)
|
Ginkgo
|
Fraxinus americana
|
White ash
|
Zelkova serrata
|
Zelkova "green vase"
|
Nyssa sylvatica
|
Black gum or tupelo
|
Corylus colurna
|
Turkish filbert
|
Metasequoia glyptostroboides
|
Dawn redwood
|
Acer rubrum
|
Red maple
|
(b)
The following species are not acceptable for use as street trees
because of their brittleness, growing habits and excessive litter:
Acer saccharum
|
Silver maple
|
Aesculus hippocastanum
|
Common horse chestnut
|
Ceanothus americanus
|
New Jersey tea
|
Crataegus
|
Hawthorn (thorny species)
|
Fraxinus species
|
Ash family
|
Ginkgo biloba
|
Ginkgo (female species)
|
Gleditsia
|
Honey locust (thorny species)
|
Prunus americana
|
Wild plum
|
(c)
Other tree species may be used, provided acceptable information
is submitted to indicate that the species are hardy street trees.
No one species shall compose more than 25% of the entire number of
street trees in a particular development.
(8)
Street trees are to be maintained and guaranteed for a minimum
of two years by the developer. Planting of trees shall occur within
the standard planting season (March through November). No more than
1/3 of the tree shall be damaged or dead without replacement. Replacement
trees shall conform to all requirements of this section and shall
be maintained and guaranteed for a minimum of two planting seasons.
E. Ground cover. Ground cover shall be provided on all areas of the
project to prevent soil erosion. All areas which are no 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.
Storm drainage and stormwater management facilities shall be
provided in accordance with the prevailing Upper Allen Township Stormwater
Management Ordinance.
In large-scale residential land developments of 25 or more lots
or units, the dedication of sites for other appropriate public uses,
such as but not limited to schools, libraries and public service buildings,
may be requested by the Board of Commissioners of Upper Allen Township.
Such areas or sites must be of a character, extent and location as
to be clearly related to the local and neighborhood needs of the residents
of the development. No land may be required for dedication which would
primarily serve the needs of the Township as a whole as distinguished
from the development or neighborhood.