Article IV Improvement Specifications

Plan preparation. All Buffer plans shall be prepared by a landscape architect licensed by the Commonwealth of Pennsylvania.

Species: All required vegetation shall be limited to plants contained in Appendix I of this chapter and shall not include any invasive plants. For the purposes of this section, references to Large Trees, Small Trees, Large Shrubs, Medium Shrubs and Small Shrubs shall be those listed in Appendix I.

The Buffer required for a given development shall be based on the relationship between the adjacent land uses in accordance with Table 2, below. If an adjoining parcel is undeveloped, the minimum Buffer required shall be determined utilizing Class 1 described in § 131-34C(3) below.

The Buffer area shall be used for no purpose other than planting of vegetation to meet planting requirements and may include a wall, fence or rain garden.

A Buffer is required even where complete visual separation is required pursuant to Chapter 160 (Zoning).

(6)

The property owner, including subsequent or successor owners, and their authorized agents, are jointly and severally responsible for maintenance of Buffers on a continuing basis for the life of the development. All required plantings shall be properly maintained at all times. This shall include, but is not limited to, mowing, edging, pruning, fertilizing, watering, weeding and other activities common to the maintenance of the plantings.

(7)

Buffers shall be kept free of trash, litter, weeds and invasive plants.

(8)

Required plantings shall be maintained for the life of the development. After initial installation, the owner of the property upon which the Buffer is installed shall maintain all required plantings in a healthy, vigorous and attractive state.

(9)

Plant material which exhibits evidence of insect pests, disease or damage shall be appropriately treated. Dead plants shall be promptly removed and replaced within the next planting season after removal. If replacement is necessary, all plants shall be equal in size, density and appearance as originally required at the time of the approval of the development.

Planting material.

All plant material shall meet the standards of the American Standard for Nursery Stock by the American Nursery and Landscape Association (2004), or most recent edition.

Plant materials shall meet the minimum requirements for height, spread and/or caliper for trees and shrubs as stated in Section 131-34(D), below. A note shall be added to the landscape plan stating this.

All plants shall be mulched to a depth of approximately two inches. No "volcano" or otherwise excessive mulching shall be permitted. Mulch shall be used only in association with planting material. Mulch shall not be used as a groundcover on its own.

All plant material shall be guaranteed for 18 months from the day of final approval of the landscape installation by the Township, which guarantee shall be secured by the posting of a maintenance guarantee. Any plant material, 25% or more of which is dead, shall be considered dead. A tree shall be considered dead when the main leader has died or 25% of the crown is dead. Any dead plant material shall be promptly replaced with new plant material and installed according to the approved planting practices.

Existing healthy, non-invasive vegetation may be counted toward the required Buffer. In order to do so, the landscape plan shall indicate the type, number and size of existing plants which are sufficient to comply with the required Buffer. It shall not be necessary to indicate the total inventory of existing plants. Only plants required to meet the provisions of this chapter are required to be listed. Existing invasive plants must be removed in order for existing vegetation to count toward the required Buffer. The Township may conduct site inspections in order to determine whether the existing vegetation is usable as a Buffer.

Buffer types.

Width and density of plantings required in a Buffer are described in Table 3 using letters (A, B, C, and D) and are based on the point system in Table 1.

The width of the Buffer and the density of plantings increase as the difference in the nature and intensity of development in the respective adjacent land use increases, as shown in Table 3.

Classes of land uses are described below:

Class 1 land uses include Common Residential Uses, and Agricultural Uses;

Class 2 land uses include Dense Residential Uses and Light Institutional Uses;

Class 3 land uses include Light Indoor Recreation Uses, Light Service Uses, Light Transportation Uses and Guest Lodging;

(d)

Class 4 land uses include Outdoor Recreation, General Indoor Recreation and Light Industrial Uses.

(e)

Class 5 land uses include General Institutional Uses and General Service Uses;

(f)

Class 6 land uses include General Transportation Uses and General Industrial Uses.

Table 1: Points for Individual Plant Types
Type of Plant	Points
Large Tree	12
Small Tree	6
Large Shrub	3
Medium Shrub	2
Small Shrub	1

Table 2: Buffer Chart*
Proposed Use	Adjacent Use
Proposed Use	Class 1	Class 2	Class 3	Class 4	Class 5	Class 6
Class 1	None	None	None	None	None	None
Class 2	A	A	A	None	None	None
Class 3	B	B	None	None	None	None
Class 4	C	B	B	None	None	None
Class 5	D	D	D	C	None	None
Class 6	D	D	D	D	D	D

*	Refer to Table 3 for Buffer Type Requirements.

Size standards.

Large Trees shall measure a minimum of two inches in caliper at four feet, and stand at least eight feet in height at the time of planting.

Small Trees shall measure a minimum of two inches in caliper at four feet for single-stem tress or 1.5 inches in caliper at four feet for multi-stem trees, and stand at least six feet in height at the time of planting.

Large Shrubs shall measure a minimum of 3.5 feet in height at the time of planting.

Medium Shrubs shall measure a minimum of three feet in height at the time of planting. A mix of deciduous and evergreen shrubs is encouraged in order to obtain a variety of color and texture throughout the year.

Small Shrubs shall measure a minimum of 24 inches in spread and/or height at the time of planting. A mix of deciduous and evergreen shrubs is encouraged in order to obtain a variety of color and texture throughout the year.

Additional requirements.

Buffer plantings shall be located in the middle of the Buffer width.

Use of Trees is optional toward point requirements in type "A" Buffers.

Plantings shall be a mixture of the size standards set forth in Section D above, and derived from plants listed in Appendix I.

When calculating points and plant quantities, fractions with decimals of 0.5 and higher should be rounded up to the next whole number; while fractions less than 0.5 should be rounded down to the lower whole number.

Street trees.

Street trees shall be required for any Major Subdivision or Land Development involving:

New Streets;

New sidewalks or pedestrian ways;

Existing Streets, sidewalks, pedestrian ways, highways, bicycle trails or pathways when they abut or lie within the Major Subdivision or Land Development.

Street trees shall include a minimum of one Large Tree or two Small trees listed in Table 3 for every 50 linear feet of Street frontage spaced to permit the healthy growth of each tree.

Street trees shall be planted within a planting area a minimum of six feet in width outside the Street Right-of-Way, and within 15 feet of the Street Right-of-Way.

Where trees would interfere with Clear Sight Distance at intersections, as defined in § 131-25G above, the trees shall be planted at other locations on the tract.

Trees shall be located no closer than 50 feet to the end of the return of any Street intersection.

(6)

Existing Large Trees within 15 feet of the Street Right-of-Way, that are at least two inches in caliper at four feet and at least eight feet in height, may be utilized to meet the Street tree requirement.

(7)

Street trees shall not be planted beneath utility lines. If utility lines are present, the Street trees shall be planted not less than 15 feet nor more than 25 feet from the utility line. Where this is not possible due to space limitations or other reasons, a lower-growing variety or species may be substituted.

Parking area landscaping.

All parking facilities of 10 or more spaces or loading areas adjacent to any lot in a residential district, or adjacent to any lot with an existing residential use, shall be provided with a type "C" Buffer in accordance with Table 3, above, along the shared property lines for the entire length of the adjacency of the parking spaces or loading areas. Such Buffer shall not obstruct visibility of on-coming traffic between three and 10 feet measured from the ground surface.

No parking area for a nonresidential use shall be closer than 35 feet to a Street Right-of-Way and that 35-foot setback shall include a type "B" Buffer in compliance with Table 3, above. No parking area shall be within any required Clear Sight Distance requirements in § 131-25G above.

For purposes of traffic channelization, delineation of parking areas, reduction of visual monotony, and the provision of amenities, for parking lots of 15 or more spaces, an area equivalent, at a minimum, to 10% of all surface parking areas shall be devoted to interior parking lot vegetative cover. Such areas shall be in addition to any other Buffer requirements of this Ordinance. The location of the vegetative cover may be concentrated or clustered to meet other specified open space and pedestrian needs such as a sitting area.

If a parking lot includes 10 or more parking spaces, then one Large Tree or two Small Trees, and eight Small Shrubs shall be planted for each 20 parking spaces. Such trees/shrubs shall be planted within or immediately adjacent to the parking area. The requirement for such trees may be waived by the Board of Supervisors if existing trees immediately adjacent to the parking area will remain and serve the same purpose.

A vegetated space at least 10 feet in width shall be provided where 15 or more parking spaces are proposed in a row. Vegetated spaces shall contain not less than 180 square feet of planting area, as depicted in the graphic below.

(6)

Parking vegetated spaces shall be placed at the end of each row of parking spaces beginning and/or terminating at an internal circulation drive.

(7)

Each 180 square feet of vegetated spaces shall contain one Large Tree. No more than one Large Tree shall be permitted per vegetated space. The use of salt-tolerant species is required.

(8)

Plantings shall not be permitted in vegetated spaces located at the terminus of a parking row that at maturity would obstruct visibility of on-coming traffic between a height of three and 10 feet measured from the ground surface.

(9)

Parking areas containing more than 60 parking spaces shall be separated by vegetated areas a minimum of 20 feet in width and large enough to reasonably contain four Small Trees and eight Small Shrubs, as depicted in the graphic below.

(10)

Solid curbs that do not contain breaks to allow for stormwater runoff are discouraged. All parking vegetated spaces are encouraged to contain native species tolerant of wet soils in order to function as rain gardens, and may be utilized for stormwater management best management practices such as rain gardens and vegetated swales.

(11)

Entrance driveways, from the Street cartway to the parking area, shall be lined on each side with one Large Tree and two Medium Shrubs per 40 linear feet.

(12)

Planting design shall provide for snow removal areas and pedestrian circulation.

(13)

One additional large landscaped area shall be provided per 250 parking spaces consisting of a minimum of 2,000 square feet and containing a minimum of five Large Trees plus 10 Small Shrubs. Areas may be combined to form fewer, larger landscaped areas when approved by the Board of Supervisors. These areas may be utilized for stormwater management best management practices including, but not limited to, rain gardens, vegetated swales or other nonstructural methods described in the Pennsylvania DEP Stormwater BMP Manual.

Above ground stormwater management area landscaping.

Whenever an above ground detention basin or retention pond is provided, it shall be so designed that the planting in and adjacent to it shall not impair the hydrological function of the facility.

There shall be a minimum of one Medium Tree and two Medium Shrubs for each 30 linear feet of stormwater management facility exterior perimeter.

Up to 50% of the Large Trees may be substituted with an option of two Medium Trees.

No trees shall be planted on the fill area of the berm.

(d)

No trees or Shrubs shall be planted within the emergency spillway or in any location which blocks access to the spillway.

Complete visual separation. This section applies only where complete visual separation is required by Chapter 160 (Zoning). Where complete visual separation is required it may be accomplished through the use of landscaping which provides year-round opaque screening, earth berms, masonry walls, or fences constructed of pressure-treated wood or other wood resistant to deterioration due to exposure to weather, moisture and insects, or a combination of two or more of these techniques. Where complete visual separation is achieved using berms, walls or fences, the "A" Buffer requirements still apply.

Maintenance guarantee. The maintenance guarantee shall be in an amount equal to 15% of the original cost to purchase and install all plant material. Without limitation as to other types of financial security which the Township may approve, which approval shall not be unreasonably withheld, federal or Commonwealth chartered lending institution irrevocable letters of credit and restrictive or escrow accounts in such lending institutions shall be deemed acceptable financial security for the purposes of this section.[1]

Table 3: Buffer Yard Landscaping Requirements
Buffer Yard Type	Minimum Width	Minimum Required Large Trees	Minimum Required Small Trees	Minimum Required Points Per Linear Foot	Illustration
A	8'	Optional (Maximum 1)	Optional (Maximum 1)	0.2
B	15'	1 per 75'*	1 per 100'*	0.7
C	20'	1 per 50'*	1 per 75'*	1
D	50'	1 per 50'*	1 per 50'*	1.2

*	Balance of points must be from Large Shrub, Medium Shrub, and/or Small Shrub Categories

[1]

Editor's Note: Ordinance 243 also provided for the renumbering of former §§ 131-34 through 131-51 as §§ 131-35 through 131-52, respectively.

§ 131-35 General requirements.

Physical improvements to the property being subdivided shall be provided, constructed and installed where required by these regulations, by the Supervisors or by other applicable codes and ordinances.

All improvements installed by the developer shall be constructed in accordance with the design standards, specifications and procedure set forth in these regulations and other applicable Township regulations and ordinances.

An inspection of all required improvements shall be conducted upon their completion to assure that said improvements are in accordance with § 131-33B of this chapter. All such inspections shall be performed by the Township Engineer or the appropriate state regulatory agency, at the cost of the developer of the subdivision.

§ 131-36 Required improvements.

The following improvements shall be provided by or guaranteed by the developer in all subdivisions prior to final approval and endorsement of the subdivision plan by the Supervisors:

Street grading. The developer shall be required to grade and construct roads with a minimum base depth of eight inches of crushed stone, shale stone, bank-run gravel or other select material as approved by the Township for the travelway, properly sloped for drainage and a minimum depth of four inches for shoulders of the same material as the travelway.

Construction of streets. The developer shall be required to construct, improve and pave streets in accordance with the specifications set forth in Chapter 127, Article II, Construction Standards, §§ 127-7 to 127-14, as amended, and to receive the approval of the Township Supervisors before the sale of any lot abutting said street is consummated.

Storm sewers. Storm sewers, drainage ditches and related drainage facilities shall be installed consistent with the design principles and requirements contained in § 131-29 of these regulations, shall be located in utility or street rights-of-way and shall be constructed in accordance with Township specifications.

Sanitary sewage disposal and water distribution system(s). Sanitary sewage disposal and water distribution system(s) shall be provided, consistent with the design standards and requirements contained in § 131-28 of these regulations.

Wherever a developer proposes that individual on-site sanitary sewage disposal and/or individual on-site water distribution systems shall be utilized within the subdivision, the developer shall either install such facilities or shall require, as a condition of the sale of each lot or parcel within the subdivision, that such facilities shall be installed by the purchaser of such lot or parcel at the time that a principal building is constructed and in accordance with these regulations.

In all other cases the developer shall provide or shall guarantee a complete centralized sanitary sewage disposal and/or water distribution system. The design and installation of such system(s) shall be subject to the approval of the Pennsylvania Department of Environmental Protection. Such system shall be further subject to satisfactory provision for the maintenance thereof.

Whenever a centralized sewage disposal system is provided, the sewer lines shall be located in the street right-of-way at a depth greater than that of any parallel, adjacent or crossing water line. All such sewer and/or water lines shall provide service connections to the property line of each and every lot, said service connections being properly capped.

Fire hydrants. Wherever a centralized water distribution system is provided, fire hydrants shall comply with the International Fire Code and associated appendices.

Markers. Metal markers are required to be accurately placed at all lot corners. Where physical or topographical features preclude the placement of a permanent marker at the corner, a marker shall be accurately placed on line as near to the corner as practical. Markers normally shall be set with the top two inches above the surrounding grade.

Monuments. Permanent reference monuments shall be accurately placed at the intersection of all lines forming angles and at changes in directions of lines in the boundary (perimeter) of the property being subdivided where permanent corners did not exist at the time of the boundary survey, except on that portion of the property where only a record plot is required pursuant to § 131-37A(5). Where physical or topographical features preclude the placement of monuments at required locations, a monument shall be placed on line as near to the required location as practical. When the boundary lines are in streams, existing roadways or other locations where the placement of permanent monuments is impractical, permanent monuments shall be offset from the line to be monumented and placed not further than 800 feet apart, preferably on lot lines and referenced to other permanent monuments.

Permanent reference markers and monuments shall be properly installed in accordance with § 131-35F and G of this chapter.

All monuments shall be placed by a competent engineer or surveyor so that the scored or marked point shall coincide exactly with the point being monumented.

Monuments shall be set with their top level not more than six inches above the finished grade of the surrounding ground.

All streets shall be monumented on the right-of-way line at the following locations:

One in each quadrant of a street intersection. At a T-intersection, one shall also be placed at a lot corner most nearly opposite the intersecting street.

One at a lot corner on each side of the street approximately midway through the block when the distance between intersecting streets exceeds 800 feet.

One on each side of the street near the turnaround on a temporary or permanent cul-de-sac street.

(d)

One at the intersection of a street right-of-way with an exterior property line.

(e)

At such other places along the line of streets as may be determined by the Township Engineer to be necessary so that any street may be readily defined in the future.