A.
The standards and requirements contained in this article are intended
as the minimum for the promotion of the public health, safety, and
general welfare, and shall be applied as such to all subdivision and
land development plans under review by the Planning Commission and
the Board of Supervisors.
B.
The plan of the proposed subdivision or land development should be
coordinated with existing adjacent development in order to provide
for harmonious development of the area as a whole and promote efficient
and uninterrupted vehicular, pedestrian, and multimodal circulation.
A.
Where permitted, service streets in residential developments shall
have a minimum paved width of 12 feet for one-way alleys, and 16 feet
for two-way alleys. Alleys serving commercial industries shall have
a minimum paved width of 20 feet.
B.
Dead-end alleys shall be prohibited.
C.
Changes in alignment of alleys shall be avoided. Design of alleys
that will encourage their use for through traffic shall be avoided.
D.
No parking shall be permitted in the alley, although access to parking
areas and garages from the alley are encouraged. The alley shall be
clearly posted with signage stating that no parking is permitted in
the alley.
E.
The maintenance of the alley including snow clearing shall be the
responsibility of a homeowners' or property owners' association
and shall be addressed in the covenants creating the association.
In the event no homeowners' or property owners' association
is required for the subdivision or land development, maintenance shall
be the responsibility of the lot owner.
A.
The length, width, and shape of blocks shall be determined with regard
to:
D.
Depth. Residential blocks shall be of sufficient depth to accommodate
two tiers of lots, except where reverse frontage lots are required.
E.
Commercial or residential blocks. Commercial and residential block
layout shall conform with consideration of site conditions, to the
best possible layout to service the public, to permit adequate traffic
circulation and the parking of cars, to make delivery and pick-up
efficient, and to reinforce the best design of the units in the commercial
or residential area.
F.
The block layout for industrial uses shall be governed by the most
efficient arrangement of space for present use and future expansion,
with regard for employee and customer access, parking, and loading/unloading.
A.
Bridges and culverts shall have ample waterway to carry expected
flows, based on minimum storm frequency of 25 years or as required
by the Township Engineer. Bridge and/or culvert design shall be in
accordance with all applicable PennDOT and/or the Township Engineers
requirements. All culverts shall be provided with concrete end walls
or concrete end sections unless approved otherwise by the Township.
B.
All drainage channels shall be designed to carry a flow rate equal
to a 100-year, twenty-four-hour storm.
C.
All drainage channels shall be designed to prevent the erosion of
the stream bed and stream bank areas. The flow velocity in all vegetated
drainage channels shall not exceed the maximum permissible velocity
to prevent soil erosion. Suitable bank stabilization shall be provided
where required to prevent soil erosion of the drainage channels. Where
storm sewers discharge into existing drainage channels at an angle
greater than 30° from parallel with the downstream channel flow,
the far side bank shall be stabilized by the use of riprap, masonry,
and/or concrete walls. The stabilization shall be designed to prevent
soil erosion and frost heave under and behind the stabilizing media.
D.
Any vegetated drainage channel requiring mowing of the vegetation
shall have a maximum slope of four horizontal to one vertical on those
areas to be mowed.
E.
The design of all channels shall, at a minimum, conform to the design
procedures outlined in: United States Department of Transportation
Federal Highway Administration, Roadside Drainage Channels Hydraulic
Design Series No. 3 and No. 4 and United States Department of Agriculture,
Standards and Specifications for Soil Erosion and Sediment Control
in Developing Areas.
A.
In reviewing subdivision and land development plans, the Township
Planning Commission shall consider the adequacy of existing or proposed
community facilities to serve the additional dwellings proposed by
the subdivision or land development.
C.
Areas provided or reserved for such community facilities shall be
adequate to provide for building sites, landscaping, and off-street
parking as appropriate to the use proposed. Such areas shall be located
in a manner to best serve the public likely to use community facilities.
A.
Dead-end streets are prohibited unless designed as permanent cul-de-sac
streets, or when designed as a cul-de-sac for future access to adjoining
properties.
B.
Any public street dead-ended for access to an adjoining property
or because of authorized stage development shall be provided with
a temporary, all-weather turnaround, within the development, and the
use of such turnaround shall be guaranteed to the public until the
public street is extended.
C.
Unless future extension is clearly impractical or undesirable, the
turnaround right-of-way shall be placed adjacent to the tract boundary
line to permit extension of the street at full width. The small triangle
or area of land beyond the cul-de-sac to the boundary shall be deeded
so that, until the street is continued, maintenance of these corners
of land will be the responsibility of the adjoining owners.
D.
The length of a cul-de-sac street shall be measured along the centerline
from the centerline of the intersecting street to the center point
of the bulb or turn-around at the terminus of the cul-de-sac.
E.
All cul-de-sac public streets (whether permanently or temporarily
designed) shall provide a fully paved turnaround at the closed end.
The minimum radius to the pavement edge or curb line shall be 40 feet,
and the minimum radius of the right-of-way shall be 50 feet. The minimum
required cartway for a cul-de-sac shall be 24 feet.
F.
All cul-de-sac public streets shall not exceed 2,000 feet in length
for lots containing one acre or more, and shall not be more than 1,000
feet for lots containing less than one acre. Cul-de-sac public streets
shall not be less than 250 feet in length, nor shall provide access
to more than 24 dwelling units.
G.
Drainage of cul-de-sac public streets shall preferably be towards
the open end.
H.
The centerline grade on a cul-de-sac public street shall not exceed
7%, and the grade of the diameter of the turnaround shall not exceed
4%.
I.
When a new cul-de-sac street is proposed on a subdivision or land
development plan, not more than four driveways servicing residential
lots shall be permitted within the cul-de-sac bulb or turnaround area.
J.
No parking shall be permitted in the cul-de-sac, and shall be posted
accordingly.
K.
All public cul-de-sac streets shall provide a snow storage easement
to facilitate snow removal.
L.
A planted island may be required at the Township's discretion
in the center of the cul-de-sac. If provided, the planted island shall
be at least 20 feet in diameter. Ownership and maintenance of the
planted island shall be designated on the final plan.
A.
All driveways and related improvements shall be located and constructed
in a manner to provide safe access to Township and state roads and
not to impair the drainage or normal maintenance within road rights-of-way,
to alter the stability of any roadway, subgrade, or roadway embankment,
to change the drainage of adjacent areas, nor to interfere with the
traveling public. Sufficient area for and access to off-street parking
shall be provided for. Illustrated driveway requirements can be found
in Appendix E.[1]
[1]
Editor's Note: Said appendix is included as an attachment
to this chapter.
B.
Clear sight triangles shall be provided at all driveway entrances
and shall be shown on the subdivision plan along with a note detailing
the maintenance responsibilities for the triangle by the lot owner.
C.
No driveway shall be situated within five feet of a side or rear
property line, except where shared driveways are utilized.
D.
Driveways shall intersect streets as nearly as possible at 90°,
but in no case less than 75° or greater than 105°.
E.
Driveway construction within the right-of-way.
(1)
Grade. The driveway within the right-of-way of any Township
or state road shall not exceed 5%. The remaining driveway beyond the
right-of-way shall not exceed 10%.
(2)
Material. The driveway within the legal right-of-way shall be
constructed with a material to be approved by the Township Engineer.
The remaining driveway shall be constructed of any suitable stone
or paved surface.
(3)
Width. No driveway shall be less than 12 feet wide within the
limits of the legal right-of-way and shall have a radius of not less
than five feet. The continuous minimum width of the driveway shall
be no less than nine feet. Additional driveway width may be required
at request of emergency service providers.
(4)
Drainage. The gutter line, wherever possible, shall be maintained
as a paved swale and shall have a minimum depth of four inches and
a minimum width of 24 inches.
(5)
Culverts. Culverts or pipes under driveways shall only be used
with approval of the Township Engineer.
F.
Private driveways.
(1)
Private driveways on corner lots shall be located at least 40
feet from the point of intersection of the nearest street right-of-way
lines.
(2)
The grade on a private driveway shall not exceed 10%. When driveways
have a grade exceeding 7%, the driveway shall be paved.
(3)
Private driveway entrances should be rounded at a minimum radius
of five feet, or should have a flare constructed that is equivalent
to this radius at the curb line.
(4)
All driveways shall be paved for a minimum distance to the edge
of the right-of-way.
(5)
Not more than three lots shall be served by a private driveway.
As a condition of final plan approval, an agreement providing the
maintenance, repair, construction, and reconstruction including drainage
facility maintenance and snow removal of the shared driveway shall
be approved by the Township and shall be recorded against the lots
in question.
(6)
All private driveways shall be designed to accommodate necessary
utility easements.
A.
Stormwater management. Stormwater management shall be in accordance with Chapter 116, Stormwater Management, as amended.
B.
Earth disturbance activities are regulated herein and under existing
state law and implementing regulations. These provisions shall operate
in coordination with those parallel requirements; the requirements
of this chapter shall be no less restrictive in meeting the purposes
of this chapter than state law.
C.
All earth disturbance activities of the following kinds shall be designed, implemented, operated, and maintained in compliance with this chapter and Chapter 116, Stormwater Management.
D.
No earth disturbance activity shall commence until the requirements
of this chapter have been fulfilled.
E.
Erosion and sediment control plan. The plan shall meet all requirements
of applicable state laws and regulations, including the Pennsylvania
Clean Streams Law and Chapter 102, Erosion and Sedimentation Control
Rules and Regulations, as amended, as well as all standards of the
Pennsylvania Department of Environmental Protection Erosion and Sediment
Pollution Program Control Manual, as amended.
(1)
The plan shall identify all areas where earth and/or vegetation
is to be removed.
(2)
The plan shall show the type of vegetation intended to be removed.
(3)
Where phased development will occur, the general timing or phasing
for disturbance shall be indicated.
(4)
The plan shall identify the intended devices or methods intended
to control erosion such as temporary vegetation, temporary detention
basins, diversion terraces, rock filter berms, and silt fences.
F.
Erosion and sediment control during earth disturbance activities:
(1)
No earth disturbance activity shall commence until approval
of an erosion and sediment control plan to be submitted by an applicant
for subdivision or land development approval at the time of preliminary
and final plan submittals.
(2)
The erosion and sediment control plan shall be prepared by a
person trained and experienced in erosion and sediment control methods
and techniques and shall encompass the minimum limit of disturbance
necessary to construct the required improvements.
(3)
Subdivision and land development applicants shall also comply
with Pennsylvania Department of Environmental Protection regulations
that require submittal of erosion and sediment control plan for any
earth disturbance activity of 5,000 square feet or more, and that
require implementation and maintenance of erosion and sedimentation
control BMPs to minimize the potential for those activities which
disturb less than 5,000 square feet, under 25 Pa Code Chapter 102.
(4)
Subdivision and land development applicants shall also comply
with 25 Pa Code Chapter 92a, and obtain a Pennsylvania Department
of Environmental Protection "NPDES Construction Activities" permit
for regulated earth disturbance activities. Evidence of any necessary
permit(s) for regulated earth disturbance activity from the Southeast
Regional Department of Environmental Protection office or Chester
County Conservation District must be provided to the Township prior
to the commencement of any earth disturbance activity for which any
such permit may be required.
(5)
The limit of disturbance shall be delineated in the field prior
to any clearing or earth disturbance activities and shall remain in
effect during all construction activities on the site. The limit of
disturbance delineation shall consist of the placement of four-foot
temporary fencing of a highly visible color or other means acceptable
to the Township.
G.
Until the site is stabilized, all temporary erosion and sediment
control BMPs must be maintained properly. Maintenance must include
inspections by the applicant/developer of all erosion and sediment
BMPs after each rainfall event and on a weekly basis. All preventive
and remedial work, including cleanout, repair, replacement, regrading,
reseeding, remulching, and renetting must be performed immediately.
If erosion and sediment control BMPs fail to perform as expected,
then immediate replacement BMPs or modifications of those controls
previously installed is required.
H.
Erosion and sediment control designs shall comply with the Township's
Separate Storm Sewer System (MS4) NPDES II permit requirements, including
the necessary total maximum daily load (TMDL) requirements. Stream
and stormwater runoff from the site may be required to be tested,
by the applicant, for all pollutants as listed in the approved TMDL
plan. Any pollutant increases must be mitigated to return the site
runoff to the original pollutant levels or below. Mitigation measures
shall be proposed by the applicant and approved by the Township.
I.
Grading. All proposed earth disturbance activity shall comply with
the following standards related to grading and earthwork:
(1)
Natural and existing slopes exceeding one vertical unit to four
horizontal units shall be benched or continuously stepped into competent
materials prior to placing all classes of fill. Cut slopes shall not
exceed one vertical unit to three horizontal units, except that cut
slopes up to one vertical unit to two horizontal units may be permitted
where the Township is satisfied that such slopes will reduce the negative
impacts of the grading disturbance overall and that adequate erosion
control is provided.
(2)
Fills toeing out on natural slopes steeper than one vertical
unit to three horizontal units shall not be made unless approved by
the Township after receipt of a report by a soils engineer certifying
that they have investigated the property and made soil tests and that
in their opinion such steeper slopes will safely support the proposed
fill.
(3)
Fill areas shall be properly prepared prior to the placement
of any new material. If excessive wetness, springs, or other seepage
of water can be observed, drainage must be provided before placement
of fill is undertaken. Under no circumstance shall fill be placed
upon frozen ground or ground underlain by tree stumps, branches, or
other material subject to rot or decomposition.
(4)
The top or bottom edge of filled or cut slopes shall be at least
three feet from property or right-of-way lines of roads in order to
permit the normal rounding of the edge without encroaching on the
abutting property or right-of-way line.
(5)
Retaining walls, including all tie backs, shall not be permitted
to be installed within the public or private right-of-way or directly
adjacent to the right-of way that may impact the safety and welfare
of the general public. All walls, retaining or otherwise, shall be
set back from the right-of-way line or property line a minimum distance
of the wall height, unless a stricter requirement is provided for
within the Thornbury Township Zoning Ordinance.
(6)
Adequate provisions shall be made for dust control as deemed
acceptable by the Township.
(7)
All graded surfaces shall be seeded, sodded, planted, or otherwise
protected from erosion as soon as practicable and shall be watered,
tended, and maintained until growth is well-established at the time
of completion and final inspection.
Wherever a public or community water supply system is provided
or available, a fire protection water system suitable for the coupling
of equipment serving the Township shall be installed. Fire hydrants
shall be installed in accordance with all state, local, and federal
standards, including National Fire Protection Association standards.
Locations of hydrants shall be subject to approval by the Fire Marshal
and the Township. The local fire company may provide comment on potential
locations for fire hydrant placement and fire hydrant spacing.
A.
Generally, all fire hydrants shall be located on a line of six inches
minimum diameter. Where a dead-end line is required to contain a fire
hydrant, the portion of the line between the main loop and the hydrant
shall be an eight-inch minimum diameter.
B.
In residential districts, fire hydrants shall be spaced in a development
so that all proposed building(s) will be no more than 600 feet from
the hydrant measured along traveled ways.
C.
In nonresidential districts, fire hydrants shall be installed within
400 feet of all existing and proposed structures, measured by way
of accessible streets.
D.
All public water systems shall provide a minimum of 500 GPM at a
residual pressure of 20 psi for a two-hour period.
The regulation of floodplains shall be in accordance with Chapter 83, Floodplain Management, as amended.
A.
Applicability. Except for individual lots occupied by single-family
or two-family dwellings, landscaping conforming to the provisions
of this section shall be provided on any tract subject to subdivision
and land development approval, or any lot or tract occupied by a use
or activity subject to the provisions the Thornbury Township Zoning
Ordinance, as follows:
(1)
General landscaping requirement. Any part or portion of any
lot or tract which is not occupied by buildings or structures or used
for loading and parking spaces and aisles, sidewalks, trails, and
designated storage areas shall be landscaped according to an overall
landscape plan, prepared and approved as part of the development plan
or shall be left in its natural vegetated state (e.g., forest, meadow,
hedgerow).
(2)
Effective visual screen. An effective visual screen shall be established and maintained in accordance with the provision of § 115-510C(3) herein and the Thornbury Township Zoning Ordinance.
(3)
Conservation of existing vegetation and natural features. All
developments shall be designed to maximize conservation of existing
woodlands, hedgerows, specimen trees, and riparian buffer areas in
accordance with the Thornbury Township Zoning Ordinance.
(4)
All mechanical equipment and waste disposal facilities not enclosed
in a structure shall be screened from view in a manner compatible
with the architectural and landscaping style of the remainder of the
lot.
(5)
Water towers, storage tanks, processing equipment, fans, skylights,
antennae, communications towers, cooling towers, vents, and any other
structures or equipment which rise above the roof line shall be architecturally
compatible or effectively shielded from view from any public street
by an architecturally sound method which shall be approved, in writing,
by the Township before construction or erection of said structures
or equipment.
(6)
Any activities for which a landscape buffer or screening is
required by this chapter, or the Township Zoning Ordinance, or imposed
by the Zoning Hearing Board, or by the Township Supervisors, as a
condition of approval.
B.
Landscape plan. All required landscaping shall be installed and maintained
in accordance with a landscape plan prepared by a landscape architect
registered in the Commonwealth of Pennsylvania or a similarly qualified
professional as approved by the Township. The landscape plan shall
depict all proposed plantings required to complement, screen or accentuate
building, roads, parking areas, sidewalks, walkways, sitting areas,
service or maintenance structures, courtyards, and other site features
and/or structures. Plant sizes, spacing and types shall be in accordance
with this section.
(1)
All required landscape plans shall be submitted at the time when all other required applications and/or plans are submitted, as required by Article III, or any other applicable Township regulation. Plans shall be based on and reflect the following:
(a)
A replacement program for nonsurviving plants shall be included.
(b)
A design which is responsive to the functional and aesthetic
characteristics of the tract or lot, and existing and proposed principal
and accessory buildings and other structures.
(c)
A design which demonstrates an effective proposal for screening
the proposed use or activity from the adjoining properties, where
required.
(2)
Submitted landscape plans shall include plans, notes, diagrams,
sketches, or other depictions appropriate to demonstrate the following:
(a)
Analysis of existing site conditions, including topography and
existing vegetation, and views to and from areas of proposed development.
(b)
Analysis of any screening or buffering requirements related
to the proposed development of use.
(d)
Indication of modifications requested to the standards set forth
herein and specific justification thereof.
(e)
Depiction of how required plantings and any additional plantings
shall be allocated in order to complement, buffer, screen, or accentuate
buildings, roads, parking areas, stormwater management areas, sidewalks,
walkways, sitting areas, service or maintenance structures, courtyards,
entry road treatments, and other site features or structures.
(f)
Indication of all areas to be retained in a natural state, any
areas to be established as naturalized woodland replacement areas,
and any tree protection zones.
(g)
Indication of all plant materials to be utilized, including
botanical common names and the minimum quantities, sizes, and spacing
of each.
(h)
Design specifications for all nonvegetative landscape material
to be utilized, including earthen berms, fences and walls, as applicable.
C.
Landscape design standards. All required landscaping shall be designed,
installed, and maintained in accordance with the standards herein:
(1)
Total plantings required.
(a)
The minimum number of plantings required on any lot or tract shall be determined in accordance with § 115-510D.
(b)
The total number of required plantings may be utilized anywhere
on the subject site for purposes of compliance with general landscape
standards as well as specific standards for effective visual screening,
street trees, and parking lot landscaping, as applicable. Additional
plantings may be provided to further the purposes of this section.
(c)
Regardless of the total number of plantings provided, required plantings utilized for street trees shall not be less than as specified in § 115-510D(3) as applicable. Plantings provided in excess of minimum requirements need not comply with the dimensional standards within.
(d)
Existing trees and shrubs to be retained and protected may be
credited toward the minimum planting standards on a one to one basis,
subject to review and approval of the Township.
(e)
Where existing trees have been identified for credit, the Township
shall require the applicant to protect trees during construction with
the establishment of a tree protection zone, and commit to a tree
replacement program for nonsurviving plants.
(2)
General landscape design. The following standards shall apply
to any planting or landscape installation.
(a)
Plantings and other landscape improvements shall be provided
in arrangements and locations in response to specific site conditions
and which best mitigate impacts of the applicant's proposed site
disturbance and land development actions. The amount, density, and
types of plantings in any given location shall be based upon physiographic
features, proximity to existing dwellings, compatibility of adjacent
uses, nature of views into and across the subject site, and in consideration
of privacy of neighboring residential development.
(b)
Native plant species shall be used to the maximum extent practicable,
consistent with the design objectives set forth within.
(c)
Use of linear measurements for purposes of calculation is not
intended to specify linear arrangement of plantings. Groupings of
plantings are encouraged in lieu of linear arrangement, consistent
with the provisions of this section.
(d)
The locations, dimensions, and spacing of required plantings
shall be adequate for their proper growth and maintenance, taking
into account the sizes of such plantings at maturity and their present
and future environmental requirements, including, but not limited
to, moisture and sunlight. In selecting locations of shade trees,
consideration shall be given to aesthetic qualities of the site and
to the protection of solar access.
(e)
Limitations on planting. Plantings shall be limited or carefully
selected for locations where they might be disturbed or contribute
to conditions hazardous to public safety. Examples of such locations
include, but shall not be limited to: the edges of parking areas;
public street rights-of-way; underground and above ground utilities;
and sight triangle areas required for unobstructed views at street
intersections. No trees shall be planted closer than 15 feet from
fire hydrants, street lights, or stop signs. Other than as may be
required for street tree planting, no trees shall be placed with their
centers less than five feet from any property lines, and no shrubs
with their centers less than three feet from any property line.
(f)
The size of required plantings shall be as provided in § 115-510D(4).
(3)
Effective visual screening. Where an effective visual screen
is required under this chapter or in accordance with the Thornbury
Township Zoning Ordinance, or where a need for effective screening
has been identified during the plan review process, an effective visual
screen shall be provided, subject to review and approval by the Township.
An effective visual screen shall be accomplished by a combination
of plantings, berming, and fencing as may be required to achieve the
desired screening effect. Any species of bamboo is prohibited for
use as part of an effective visual screen.
(4)
General design standards for effective visual screening.
(a)
Wherever landscaping is required to provide for an effective
visual screen, the specific location(s) within the subject lot or
tract shall be approved by the Township and shall be determined based
on site conditions and the relationship of the use or structure(s)
to be screened to the view of neighboring properties and public view.
(b)
Except as otherwise specifically approved at the discretion
of the Township, the overall width of the landscape area comprising
the effective visual screen shall not be less than 20 feet regardless
of otherwise applicable minimum yard area setbacks.
(c)
All plants shall be installed at intervals sufficient to create
an effective visual screen, while allowing the plants to thrive (i.e.,
specific plant spacing shall depend upon the species used).
(d)
Where specific need(s) for visual screening or privacy have
been identified, evergreen plantings shall be provided of sufficient
height and density to establish an effective screen.
(e)
Berms. Where earthen berms are used to achieve an effective
visual screen, plantings shall be installed in groupings on both sides
and the top of the berm, and not solely in a line along the top of
the berm. Side slopes shall not exceed a 3:1 ratio, and berms shall
be designed to blend with adjoining properties.
(f)
Vegetative screening shall be continuously maintained for the
duration of the operation of the use for which the effective visual
screen is required. During such period, any plant material which does
not survive shall be replaced.
(5)
Parking lot landscaping. All off-street parking areas shall
be landscaped in accordance with the Thornbury Township Zoning Ordinance
and shall meet the following standards:
(a)
Off-street parking areas shall be landscaped to reduce wind
and air turbulence, heat and noise, and the glare of automobile lights;
to reduce the level of carbon dioxide; to provide shade; to ameliorate
stormwater drainage problems; to replenish the groundwater table;
to provide for a more attractive setting; to protect the character
and stability of residential, business, institutional, and industrial
areas; and to conserve the value of land and buildings on surrounding
properties and neighborhoods. Use of deciduous shade trees with ground
cover or low shrubs is suggested as the primary landscape material
within parking lots, avoiding tall shrubs or low-branching trees that
may restrict visibility or movement of vehicles or pedestrians.
(b)
Planting areas shall be placed so as to facilitate snow removal
and to provide for safe movement of traffic without interference of
proper surface water drainage. Planting areas shall be elevated above
the parking lot surface or bordered appropriately to prevent erosion
or damage from automobiles. Plantings shall be selected and designed
to create clear sight triangles and shall consider the design and
growth of the plants selected.
(c)
Bollards may be used to afford protection of trees from vehicular
movement.
(d)
Planting areas shall be selected and designed to reflect natural
landscape or existing neighborhood characteristics existing prior
to site disturbance, as well as those environmental conditions to
be created following site disturbance by the applicant.
(e)
Pedestrian access. All parking lots shall be designed to provide
for safe, reasonable pedestrian access. Parking lots with more than
50 spaces shall include paved pedestrian walkways. Pedestrian walkways
may be located along or through landscaped islands or other landscaped
areas adjacent to the parking lot.
D.
Minimum planting standards. Plantings and other landscape material
shall be provided as necessary to meet the design standards of this
section.
(1)
The total number of plantings shall not be less than the total
calculated in accordance with the table below, as applicable. Calculations
resulting in fractions shall be rounded up to the nearest whole number.
The total number of required plantings for general landscaping, perimeter
buffering and screening may be dispersed throughout the tract to meet
the objectives of this section. Plantings required as street trees
shall not be less than the numbers set forth herein. Additional plantings
may be provided.
(2)
To the greatest extent possible, plants shall be installed in
locations and under conditions similar to those in which they occur
naturally (e.g., hydrophytes in wetter situations, drought tolerant
plants on ridge tops, etc.)
(3)
Plantings and other landscape material shall be provided as
necessary to meet the design standards of this section. Introduced
landscaping may be minimized where applicant can demonstrate to the
satisfaction of Township Board of Supervisors that retaining existing
plant material or other means of landscaping substantially achieves
the objectives of this section.
|
Improvement/Conditions
|
Deciduous Trees
|
Shrubs
|
Trees
|
Shrubs
|
|---|---|---|---|---|
|
Per 1,000 square feet gross building footprint area
|
2
|
4
|
1
|
2
|
|
Per 40 linear feet of new paved street frontage
(private or public)
|
1
|
-
|
1
|
-
|
|
Per 40 linear feet of existing public road frontage
|
1
|
-
|
1
|
-
|
|
Per 100 linear feet of property boundary along adjoining
residential or institutional properties
|
3
|
3
|
3
|
10
|
(5)
Additional decorative plantings may be provided at the discretion
of the applicant, without regard to the minimum size requirements
herein.
(6)
Plantings and their measurement shall conform to the standards
of the publications American or U.S.A. Standard for Nursery Stock,
ANSI or U.S.A.S. Z60.1 of the American Association of Nurserymen,
as amended. All plant material used on the site shall have been grown
within the same USDA hardiness zone as the site and shall be nursery
grown, unless it is determined by the Township that the transplanting
of trees partially fulfills the requirements of this section.
(7)
At the discretion of the Township, plantings required as above
may be substituted for greater numbers of smaller plantings where
utilized for purposes of general landscaping or reforestation of naturalized
areas.
E.
Criteria for selection of plant material.
(1)
Species selected by the applicant should reflect the required
site analysis plan and in particular the following considerations:
(a)
Existing and proposed site conditions and their suitability
for the plant materials, based upon the site's geology, hydrology,
soils, and microclimate.
(b)
Specific functional and design objectives of the plantings,
which may include, but not necessarily be limited to: provision for
landscape buffer, effective visual screening, noise abatement, energy
conservation, wildlife habitats, and aesthetic values.
(c)
Maintenance considerations such as hardiness, resistance to
insects and disease, longevity, and availability.
(3)
The applicant is encouraged to choose combinations of species
which may be found together under natural conditions on sites comparable
to those where the trees and shrubs are to be planted.
F.
Site maintenance and guarantee.
(1)
All landscape improvements to be provided in accordance with
this section shall be installed and maintained by accepted practices
as recognized by the American Association of Nurserymen. Planting
and maintenance of vegetation shall include, as appropriate, but not
necessarily be limited to, provisions for: surface mulch, guy-wires
and stakes, irrigation, fertilization, insect and disease control,
pruning, mulching, weeding, and watering.
(2)
The applicant shall make arrangements acceptable to the Township
that all landscape improvements installed in accordance with this
chapter shall be guaranteed and maintained in a healthy and/or sound
condition, or otherwise be replaced once by equivalent improvements,
for a period of two years. After installation and prior to Township
acceptance of the site improvements, representatives of the Township
shall perform an inspection of the finished site for compliance with
approved landscape plan(s).
(3)
Installation of landscape improvements shall be guaranteed along with all other site improvements in accordance with Article VI herein. The costs of landscape material and installation shall be considered in determining the amount of any performance guarantee required. At the Township's discretion, the applicant may be required to escrow sufficient additional funds for the maintenance and/or replacement of the proposed vegetation during the two-year replacement period. In addition, an escrow may be required for the removal and replacement of specimen trees damaged during construction. At its sole discretion, the Township may remedy failure to complete installation or to maintain required landscape improvements.
A.
General standards. The following standards shall apply to all exterior
light fixtures within Thornbury Township, except street lighting and
associated traffic safety devices provided by a public utility or
governmental entity within a public right-of-way:
(2)
The light from any exterior light fixture (the light source
and its enclosure, including any reflectors or other devices for the
control of light) shall be shaded, shielded, or directed to prevent
direct light from being cast beyond an angle of 90° from a vertical
plane and to prevent glare or other objectionable problems to surrounding
areas.
(3)
Illumination at any point on the perimeter of the lot shall
not exceed one-half of one footcandle regardless of the attitude or
angle of the meter to the light source.
(4)
Illuminated areas visible beyond the perimeter of a lot, including
building facades, shall not be illuminated so that the reflected light
is in excess of an average of one footcandle and shall not exceed
five footcandles at any point when measured at a distance of one foot
from the reflecting surface regardless of the attitude or angle of
the meter to the lighted surface.
(5)
Illuminated areas not visible beyond the perimeter of a lot,
including building facades, shall not be illuminated so that the reflected
light is in excess of an average of two footcandles and shall not
exceed 10 footcandles at any point when measured at a distance of
one foot from the reflecting surface regardless of the attitude or
angle of the meter to the lighted surface.
B.
Design requirements.
(1)
Fixtures shall be of a type and design appropriate to the lighting
application and shall comply with the Uniform Construction Code (UCC).
(2)
Unless otherwise specified elsewhere within this chapter, for
the lighting of predominantly horizontal surfaces such as, but not
limited to, roadways and parking areas, fixtures shall be aimed straight
down and shall meet IESNA "full-cutoff" criteria (no light output
emitted above 90° at any lateral angle around the fixture and
no more than 10% light output above 80°).
(3)
For the lighting of nonhorizontal (vertical) surfaces including,
but not limited to, facades, signs, and the use of floodlighting,
spotlighting, wall-mounted fixtures and other fixtures not meeting
IESNA full-cutoff criteria, the following requirements shall apply:
(a)
Lighting fixtures shall be installed and aimed so their output
is not projected into the windows of adjacent uses, past the object
being illuminated, skyward, or onto a public roadway.
(b)
To minimize unnecessary glare, fixtures shall be equipped with
light-directing devices such as shields, visors, or hoods as approved
by the Township Board of Supervisors, based upon acceptable glare
control and their consistency with the character of the surrounding
area.
C.
Control of glare.
(1)
Floodlighting and outdoor lighting in all districts, whether
or not required by this chapter and the Thornbury Township Zoning
Ordinance:
(a)
Shall not be aimed, installed, or directed so as to project
into the windows of neighboring residential uses, and shall not be
directed skyward or onto a roadway.
(b)
Shall be diffused, directed, shielded, located, designed, and
maintained in such a manner as not to present any hazardous situations
for passing vehicular or pedestrian traffic or create a nuisance by
objectionable light projected beyond its lot line onto a neighboring
use or property.
(2)
Externally illuminated signs shall be lighted by fixtures mounted
at the top of the sign or billboard and aimed downward. The fixtures
shall be designed, fitted, and aimed to place the light output on
and not beyond the sign or billboard.
(3)
All outdoor lighting fixtures and ancillary equipment shall
be maintained as to continuously meet the requirements of this chapter.
A.
General lot design standards.
(1)
The size, shape, and orientation of lots shall be appropriate
for the type of development and use contemplated, and shall be in
accordance with the provisions of the Thornbury Township Zoning Ordinance.
(2)
Insofar as practical, side lot lines shall be at right angles
to straight street lines or radial to curved public street lines.
The Township may accommodate flexibility in lot layout for maximum
preservation of natural and historic resources.
(3)
Where feasible, lot lines shall follow municipal boundaries
rather than cross them.
(5)
Where land has been dedicated for widening of existing streets,
lots shall begin at such adjusted right-of-way line, and all setbacks
shall be measured from such adjusted right-of-way line.
(6)
Subdivisions shall not create nonconforming lots that do not
meet minimum area and bulk requirements for the applicable zoning
district. All land shall be incorporated into existing or proposed
conforming lots unless special usage for a specific piece of land
is applied for, and approved by the Township Board of Supervisors,
as part of a subdivision or land development proposal.
(7)
All lots shall receive address numbers.
B.
Lot frontage standards.
(2)
Double or reverse frontage lots shall be avoided except where
required to provide separation of residential development from major
public streets or to overcome specific disadvantages of site topography
or orientation.
(3)
Additional right-of-way. In consultation with PennDOT additional
right-of-way may be reserved for future dedication along properties
abutting U.S. Route 202.
C.
Lot size. Lot dimensions and areas shall be in accordance with the
Thornbury Township Zoning Ordinance.
D.
Building setback line. The minimum building setback line shall be
in accordance with the Thornbury Township Zoning Ordinance.
Manufactured and mobile home parks shall comply with the standards of Article VII.
A.
Permanent reference monuments of stone or concrete, per specifications
of the United States Geological Survey, shall be set at all corners
and angle points of the boundaries of the original tract being subdivided.
All such monuments shall be shown on the record plat.
B.
Monuments shall be concrete with a minimum top width of four inches
by four inches and a bottom width of six inches by six inches. The
minimum height shall be 24 inches. The concrete monument shall be
composed of ferrous or other material detectable by an electromagnetic
locator.
C.
Markers shall be steel bars at least 24 inches long and at least
5/8 inches in diameter.
D.
All streets shall be monumented on the right-of-way lines at the
following locations:
(1)
At least one monument at each intersection.
(2)
At changes in direction of street lines, excluding curb arcs
at intersections.
(3)
At each end of curbed street lines, excluding curb arcs at intersections.
(4)
An intermediate monument wherever topographical or other conditions
make it impossible to sight between two otherwise required monuments.
(5)
At such other places along the line of streets as may be determined
by the Township to be necessary so that any street may be readily
defined in the future.
E.
Markers shall be placed at all points where lot lines intersect road
lines or other lot lines and at all angle points in lot lines, except
where concrete monuments are required.
F.
Utility easements shall be monumented at their beginning, their end,
and at all directed changes. The monumentations shall be placed in
the ground after final grading is completed. The monumentation shall
be either a concrete monument or marker, as required by the Township.
G.
All monuments and pins shall be set by a registered engineer or surveyor
and shall be certified for accuracy by the developer's engineer
and their accuracy verified by the Township Engineer. Accuracy of
monuments and markers shall be within 3/100 of a foot.
H.
In cases where it is impossible to set a monument or where the permanency
of a monument may be better ensured by offsetting the monument with
a reference monument(s), the Township may authorize such procedure,
provided that proper instrument sights may be obtained and complete
offset data is designated on the record plan. A reference monument
(preferably two) should be set on the boundary line(s) that intersect
the corner.
All natural resources identified in the required site analysis plan shall be preserved and protected in accordance with Article XIV, Natural Resources Protection, of the Thornbury Township Zoning Ordinance.
A.
All streets, public or private, shall be paved and curbed in accordance
with this section or as otherwise specified by Township regulations.
All materials and construction methods shall be in accordance with
PennDOT Publication 408, latest version.
B.
Pavement specifications shall be in accordance with the following:
|
Pavement Layers
|
Marginal Access, Local Distributor/Local Street
(inches)
|
Collector and Arterial Streets
(inches)
|
|---|---|---|
|
No. 2A PennDOT Subbase
|
6
|
6
|
|
Superpave Asphalt Mixture Design, 25.0 mm, PG64-22, Base Course,
0.0 to 0.3 million ESAL's
|
5
|
5
|
|
Superpave Asphalt Mixture Design, 19.0 mm, PG64-22, Binder Course,
0.3 to 3.0 million ESAL's
|
n/a
|
1.5
|
|
Superpave Asphalt Mixture Design, 9.5 mm, PG64-22, Wearing Course,
0.0 to 0.3 million ESAL's
|
1.5
|
1.5
|
|
Notes:
| |
|
1.
|
Mixes may be hot mix or warm mix.
|
|
2.
|
Design ESAL range for collector and nonresidential streets shall
be subject to Township Engineer review of expected traffic volumes.
|
|
3.
|
Pavement design for streets serving industrial traffic shall
be subject to Township Engineer review.
|
C.
Alternate types of paving. The Township Board of Supervisors, with
the recommendation of the Township Engineer, may determine alternative
types of paving and curbs which may be utilized.
D.
Joint seal. After application of the wearing course, all curb, inlet,
manhole, etc., joints shall be sealed with a PennDOT approved joint
sealer applied in neat lines with a minimum width of six inches.
E.
Crown. All Township streets shall have a crown of between 2% and
3% sloping away from the centerline, unless otherwise directed by
the Township Engineer.
F.
Curbing and/or gutters.
(1)
Curbing and/or gutters shall be required on all new streets
which are built after the effective date of this chapter. Curb materials
shall be in accordance with PennDOT Publication 72, Standards for
Roadway Construction, latest version. Final curb height, above the
wearing course, shall be eight inches.
(2)
Curbs shall be provided on all parking areas within a land development.
(3)
New curb cuts for driveways and parking areas shall be limited
to the extent feasible.
(4)
All curb ramps must comply with the requirements of the Americans
with Disabilities Act and the Pennsylvania Universal Accessibility
Act, as applicable.
(6)
The type of curb and/or gutter proposed shall be reviewed by
the Planning Commission and Township Engineer, and approved by the
Board of Supervisors.
(7)
The interface between the road edge and the curb shall be sealed
with bituminous sealer.
(8)
The maintenance responsibility of curbs shall be the responsibility
of the adjacent property owner or homeowners' association and
shall be reflected in applicable deeds and covenants.
G.
Failure to comply with construction and paving standards. In addition
to other remedies available to the Township under the law, failure
to adhere to the requirements of this section shall give the Township
Board of Supervisors cause to refuse to accept streets for dedication.
A.
In all subdivisions, consideration shall be given to the provision
of appropriate open spaces for parks, playgrounds, and other recreational
uses. Consideration shall be given to the preservation of natural
and cultural features such as large trees, woodlands, waterways, scenic
points, and historic resources.
B.
Consistent with the Thornbury Township Open Space, Recreation, and
Environmental Resources Plan, the amount of park and recreation land
required to be dedicated shall be equal to 0.0459 acres per dwelling
unit.
C.
Fee in lieu of reservation standards. As an alternative to such open
space provisions, the Board of Supervisors may accept a fee in lieu
of land reservation if the set aside requirement, when applied to
a particular tract of land, is illogical or impractical in terms of
the criteria standards established herein.
(1)
The amount of any fee in lieu of land dedication shall be as
determined by resolution of the Board of Supervisors.
(2)
A note shall be placed on the final subdivision plan prepared
for recording, stipulating the total amount of the fee to be paid,
and the means and timing of payment.
(3)
The fee shall be paid prior to commencement of any construction,
excavation, or grading of the site.
(4)
All monies collected in lieu of land reservation shall be kept
in the Township Capital Reserve Fund, and to be used solely for the
acquisition of open space land or capital improvements for open space
and park and recreation purposes within the Township at locations
consistent with the Township's Comprehensive Plan.
(5)
Upon request of any person who paid any fee under this section,
the Township shall refund such fee, plus interest accumulated thereon,
from the date of payment, if the Township had failed to utilize the
fee paid for the purposes set forth in this section within three years
from the date such fee was paid.
D.
Open space characteristics and design standards. In designating areas
for open space and recreation within the subdivision and land development
plan, the following criteria and standards shall be adhered to by
the applicant. Required areas shall be:
(1)
Consistent with the Township's Comprehensive Plan.
(2)
Suitable for recreational uses to the extent deemed necessary
by the Township Board of Supervisors, without interfering with adjacent
dwelling units, parking, driveways, and roads.
(3)
Comprised of no more than 30% environmentally sensitive lands,
including floodplains, woodlands, steep slopes, and surface waters.
(4)
Comprised of areas not less than 75 feet in width, and not less
than 15,000 square feet of contiguous area, except when part of a
trail system or pathway network.
(5)
Interconnected with common open space areas on abutting parcels
wherever possible, including provisions for pedestrian pathways for
general public use to create linked pathway systems within the Township.
(6)
Provided with sufficient perimeter parking when necessary, with
safe and convenient access by adjoining street frontage or other rights-of-way
or easements capable of accommodating pedestrian, bicycle, maintenance,
and vehicle traffic, and containing appropriate access improvements.
(7)
Undivided by any public or private streets, except where necessary
for proper traffic circulation, and then only upon recommendation
of the Township Engineer and Planning Commission.
(8)
Free of all structures, except those related to outdoor recreational
uses and pedestrian amenities.
(9)
Free of all stormwater management facilities, septic fields,
and individual sewage systems.
(10)
Suitably landscaped either by retaining existing natural cover and wooded areas or by a landscape plan in accordance with § 115-510B.
(11)
Made subject to such agreement with the Township and such deed
restrictions duly recorded in the office of the Chester County Recorder
of Deeds as may be required by the Township Board of Supervisors for
the purpose of preserving the open space for such use.
Each lot in a subdivision or land development shall have a permitted sewage disposal facility in accordance with the rules and regulations of the Pennsylvania Department of Environmental Protection, the Chester County Health Department, and the Township's Act 537 Sewage Facilities Plan, as amended. All sanitary sewage systems shall be maintained and inspected in accordance with Thornbury Township Chapter 105, Sewers, as amended.
A.
On-lot sewage disposal systems.
(1)
On-lot sewage disposal systems shall be permitted, provided
that the lot and system are designed and installed in conformance
with all applicable Township, county, state, and federal ordinances
and/or regulations.
(2)
All on-lot sanitary sewage disposal systems shall be located
upon the lot which they are intended to serve, and shall not encroach
upon community open space.
(3)
A one-hundred-percent replacement absorption area shall be provided
for all on-lot sanitary sewage disposal systems. The replacement area
shall be located upon the lot which it is intended to serve, shall
be designated on the plan, and shall be maintained in an undisturbed
condition for possible future use.
(4)
All on-lot sanitary sewage disposal systems shall be positioned
to provide direct future connection to a community or public system
wherever possible.
(5)
If the subdivision or land development is in an area served
by a public system, the developer shall be required to connect to
the system in accordance with the Township's Act 537 Plan.
(6)
All on-lot sewage disposal systems shall be approved by the
Township, Township Engineer, the Chester County Health Department,
and the Pennsylvania Department of Environmental Protection.
B.
Community on-lot disposal systems.
(1)
Community sanitary sewage disposal systems shall be permitted,
provided that each system is designed and installed in conformance
with all applicable Township, county, state, and federal ordinances
and/or regulations.
(2)
If the subdivision or land development is in an area served
by a public system, the developer shall be required to connect to
the system in accordance with the Township's Act 537 Plan.
(3)
All community sanitary sewer disposal systems shall be located
on the tract which they are intended to serve.
(4)
All community sanitary sewage disposal systems dependent upon
subsurface disposal shall provide a one-hundred-percent replacement
absorption area within the tract.
(5)
When a public sanitary sewage disposal system is not yet accessible
and available, but is planned for extension to the tract or lot, the
applicant shall install sewer lines and other facilities, including
lateral connections, force mains, pumping stations and all other appurtenances
to provide adequate service to each lot when connection with said
public system is made. Sewer lines shall be suitably capped at the
limits of the subdivision or land development.
(6)
All community sanitary sewage disposal systems shall be approved
by the Township, Township Engineer, the Chester County Health Department
and the Pennsylvania Department of Environmental Protection.
(7)
All community sanitary sewage disposal systems shall be constructed
in accordance with the Township's Act 537 Plan and the Township
standards for design, construction, maintenance and administration
of sewage systems.
C.
Public sanitary sewage disposal systems.
(1)
All public sanitary sewage disposal systems shall be designed
and installed in conformance with all applicable Township, county,
state, and federal ordinances and/or regulations.
(2)
All public sanitary sewage disposal systems shall be approved
by the Township, Township Engineer, the Chester County Health Department
and the Pennsylvania Department of Environmental Protection.
(3)
All public sanitary sewage disposal systems shall be constructed
in accordance with the Township's Act 537 Plan and the Township
standards for design, construction, maintenance and administration
of sewage systems.
D.
Soil percolation test requirements.
(1)
Soil percolation tests to determine site suitability shall be
performed for all subdivisions and/or land developments utilizing
on-site sewage treatment systems or a new community sewage treatment
system, where building(s) at the time of construction will not be
connected to the public sanitary sewage disposal system. Deep hole
test pits are required as further means of guaranteeing suitability
of a site.
(2)
Soil percolation tests shall be made in accordance with the
requirements of the Chester County Health Department and the Pennsylvania
Department of Environmental Protection, by either an engineer or registered
sanitarian and/or the Pennsylvania Sewage Facilities Act sewage enforcement
officer, at the site of any proposed on-site sanitary sewage treatment
system (individual or community).
(3)
The results of the soil percolation tests shall be analyzed
in relation to the physical characteristics of the tract being subdivided
or developed and the general area surrounding the tract. The lot layout
in the preliminary and final plans shall be based on this analysis,
in accordance with requirements set forth in this section.
(4)
If the analysis of soil percolation test results reveals that
the soil is unsuitable for the intended use(s) at the lot size(s)
originally proposed, the Township may require that the lot size(s)
be increased and/or the lot layout modified and/or the proposal otherwise
modified in accordance with the test results.
(5)
The backfilling of all percolation test holes and related test
pits on the tract shall be accomplished within the time period specified
in 35 P.S. § 750.7(b)(8) of the Pennsylvania Sewage Facilities
Act (Act 537, as amended).
After the effective date of this chapter, sidewalks and trails
shall be required throughout the Township.
A.
Sidewalks.
(1)
Sidewalks shall be required:
(a)
Within planned residential, cluster, multifamily developments,
and mobile home parks;
(b)
Along all streets in a commercial zone;
(c)
Along all streets within a subdivision where the average lot
size per dwelling unit is one acre or less;
(d)
At other locations deemed necessary for safety and convenience
by the Township Board of Supervisors.
(2)
Sidewalks shall have a minimum width of four feet, and shall
be placed within the street-right-of way parallel to and at least
three feet from the edge of cartway. Gradient and paving of all sidewalks
shall be in accordance with any applicable ADA requirements, and shall
not obstruct stormwater management controls.
B.
Trails. At the discretion of the Township, the applicant for any
subdivision or land development may be required to establish a system
of bicycle and pedestrian trails for public use, which shall be secured
by dedication or easement. The following design standards shall be
used for trails:
(1)
The trail shall be designed to accommodate only nonmotorized
traffic.
(2)
An easement or right-of-way, as required by the Township, of
at least 15 feet shall be established for the entire length of the
trail.
(3)
The Township may, but shall not be required to, accept dedication
of a trail easement or right-of- way, provided:
(4)
Trails shall be related to environmental features to minimize
disturbance to such features while permitting observation of such
features. Disturbance of sensitive natural features shall be avoided.
(5)
Trails shall be constructed on reasonable grades, have proper
drainage, and provide adequate sight distances for the safety of trail
users.
(6)
Trails shall be constructed to be a minimum of six feet wide,
except along collector and arterial streets, and adjacent to shopping
centers, schools, recreation areas, other community facilities, or
where bicycle use is anticipated, where the trail shall be a minimum
of eight feet wide.
(7)
Trails shall cross roadways and parking areas at a ninety-degree
angle.
(8)
Trail grades shall be consistent with the Americans with Disabilities
Accessibility Guidelines for Outdoor Areas, as amended.
(9)
Trails shall be constructed with appropriate drainage swales
and surface pitch or crowning so that water flows off the trail in
a perpendicular sheet flow.
(10)
The Township shall require the trail to be installed prior to
the issuance of the certificate of occupancy for the residential or
nonresidential structures.
(11)
These design requirements may be waived if environmental or
topographical constraints preclude the use of a paved trail. Stone,
mulch, or natural surface trails may be permitted, if recommended
by the Planning Commission and approved by the Board of Supervisors.
(12)
Trail construction shall be in accordance with the Pennsylvania
Department of Conservation and Natural Resources' Pennsylvania
Trail Design and Development Principles.
The following standards shall apply to all proposed land developments,
uses, and other activities within Thornbury Township regarding the
disturbance or removal of soil.
A.
Unless expressly permitted by the Township, no use, land development,
or other activity shall be permitted to willfully and actively remove
soil from the Township.
B.
Where a land development will require earth disturbance associated with installation of improvements, structures or grading, measures shall be taken to protect the soil against erosion in accordance with § 115-507F.
C.
Whenever earth disturbance occurs, the disturbed soil shall remain
on the same site unless constraints of the site create a potential
harm to residents or to the environment.
A.
Proposed streets shall be properly related to such street plans or parts thereof as having been officially adopted by the Township, including recorded subdivision plans and the Official Map of the Township, and shall be classified according to their function.
B.
Proposed streets shall conform to Township, county, and state road
and highway plans as have been adopted as prescribed by law.
C.
Proposed street patterns shall relate to existing streets, topography,
and existing and planned settlement patterns in order to accomplish
a smooth flow of traffic, to avoid poor sight distance, to avoid traffic
congestion, and to promote public safety.
D.
Streets shall be constructed to prevent creation of flag lots on
adjacent properties.
E.
Local streets shall be designed to discourage through traffic and
for proper access to adjoining undeveloped tracts suitable for future
subdivision and development. Further, the applicant shall give adequate
consideration to the extension and continuation of major and collector
streets into and from adjoining properties.
F.
The proposed street system shall extend existing or recorded streets
at the same width or greater width (when required by the Board of
Supervisors), but in no case at less than the required minimum street
width.
G.
Where, in the opinion of the Planning Commission, it is desirable
to provide for street access to an adjoining property, streets shall
be extended by dedication to the boundary of property.
H.
Where a development abuts an existing street of improper width or
alignment, the Township may require the dedication of land sufficient
to widen the street or correct the alignment.
I.
Emergency access routes may be required at the sole discretion of
the Township. The maintenance responsibilities of the emergency access
route shall be clearly defined on the plans. An easement for the route
shall be provided at a sufficient width to accommodate traffic and
maintenance.
J.
Where streets continue into adjoining municipalities, evidence of
compatibility of design, particularly with regard to street widths,
shall be submitted. The applicant shall coordinate such design with
both municipalities to avoid abrupt changes in cartway width or in
improvements provided.
K.
Traffic calming measures shall be implemented on all streets, access
drives, and parking and loading areas, where required by the Township.
Traffic calming measures shall be selected in consultation with the
Township and shall be chosen with consideration of PennDOT Publication
383, Traffic Calming Handbook, as last revised.
L.
Acceleration, deceleration or turning lanes may be required along
existing and proposed streets whenever the Township determines such
lanes are required.
M.
Specifications. The minimum requirements for street improvements
shall be those in the PennDOT Publication 408, Specifications, latest
version, or those of Thornbury Township, as the Township may specify.
N.
Private streets may provide access to a public street, where utilized
in conjunction with a residential subdivision when recommended by
the Planning Commission and approved by the Board of Supervisors,
and the following requirements are observed:
(1)
There shall be a recorded declaration of covenants and restrictions
providing for the assessment of lot owners and establishing the maintenance
responsibilities of the private street for the lot owners in such
form and content as shall be determined by the Board of Supervisors.
(2)
The design of private streets may vary from the construction standards contained in § 115-523 of this chapter, otherwise applicable to streets intended for dedication to the Township and shall, at minimum, meet the standards of this chapter applicable to private driveways and such other construction requirements the Board of Supervisors may impose based upon the recommendation of the Township Engineer.
(3)
Lots fronting on the private streets authorized by this subsection
shall meet the requirements of the Thornbury Township Zoning Ordinance.
(4)
The Board of Supervisors may require the applicant to make such
improvements to the existing street or streets which abut the private
street and such access control measures as may be needed to provide
safe and convenient ingress, egress, and regress to the proposed development
and to control and accommodate the traffic generated by the development.
A.
All proposed streets shall be placed as close to the natural contour
of the land in order to minimize cutting and filling; however, in
no event shall cuts and fill exceed eight feet.
B.
Whenever public street lines are deflected in excess of 5°, connection
shall be made by horizontal curves.
D.
For all street classifications, a tangent of at least 100 feet shall
be introduced between reverse curves.
All materials entering into the construction of streets and
the methods of construction and installation shall be in accordance
with the applicable requirements of the Pennsylvania Department of
Transportation. Whenever regulations of the Township impose more restrictive
standards or requirements, such Township standards or regulations
shall control.
A.
Drainage. Storm drainage pipes, inlets, underdrains, and headwalls
shall be placed prior to the final grading of cartway.
C.
Subgrade. The subgrade within the limits of the proposed cartway
shall be shaped to conform to the line, grade and cross section of
the proposed cartway and shall be thoroughly compacted as per Pennsylvania
Department of Transportation Specifications. Backfill of trenches
within the cartway and shoulder area shall be mechanically tamped
in uniform layers of not more than eight inches, thoroughly compacted,
95% dry volume, prior to application of the base course. Subgrade
shall be sloped to correspond to the slope of the final road surface.
Before placing the base course, the subgrade shall be dressed with
one inch of fill aggregate.
A.
There shall be a minimum grade of not less than 1% on all streets
and a maximum grade of 8%.
C.
Vertical curves shall be used at all changes of grade exceeding 1%.
The minimum length of vertical curves shall be designed to meet the
Pennsylvania Department of Transportation standards for Stopping Sight
Distance (SSD) and Headlight Sight Distance (HLSD).
D.
Intersections shall be approached on all sides by a straight leveling
area. Where the grade of any street at the approach to an intersection
exceeds 4%, a leveling area shall be provided having a grade of no
more than 4% over a distance of at least 100 feet measured from the
intersecting right-of-way line.
E.
A combination of minimum radius horizontal curve and maximum grade
is not permitted.
A.
Public streets shall be laid out to intersect at right angles whenever
possible, but in no event at less than an angle of less than 60°.
B.
No more than two streets shall intersect at the same point.
C.
Streets shall not intersect an arterial or collector street sat an
interval of less than 1,000 feet between centerlines.
D.
A public street intersecting another street shall either intersect
directly opposite to it, or shall be separated by at least 150 feet
between their centerlines. Additional offset distance may be required
for intersections in proximity to a traffic signal or at intersections
that a traffic signal may be warranted in the future.
E.
Minimum curb radii for local and collector streets shall be 30 feet.
Minimum curb radii for arterial streets shall be 40 feet. A minimum
of 10 feet shall be provided between the edge of pavement and the
right-of-way line.
F.
Public street-right-of-way lines shall be parallel to (concentric
with) curb arc at intersections.
G.
Intersections shall be designed to allow for pedestrian crossings in a safe manner by keeping crossing distance to a minimum, by providing crosswalks in accordance with § 115-502C.
H.
Clear sight triangles shall be provided at all street intersections
and shall be shown on the final subdivision plan to be recorded. Within
such triangles, no vision-obstructing object shall be permitted between
the height of 30 inches and 10 feet measured from the centerline grade
of intersecting public streets. Appropriate deed restrictions shall
be recorded to enforce this provision. Clear sight triangles shall
be measured along the centerlines of the intersecting streets to a
point 75 feet from the center of intersection where a street is controlled
by a stop sign and to a point 200 feet from the center of intersection
on all other streets. At the discretion of the Board of Supervisors,
a clear sight triangle of 75 feet may be required at the intersection
of potentially dangerous or hazardous intersections of private driveways
with any public street or road.
I.
Sight distance requirements for all intersections shall be in accordance
with the Pennsylvania Code, Title 67, Transportation, Chapter 441,
Access To and Occupancy of Highways by Driveways and Local Roads,
latest revision. Plans shall indicate the required and provided sight
distances.
A.
Streets that are extensions of or obviously in alignment with existing
streets shall bear the names of the existing streets.
B.
Street names shall not duplicate an existing street name in the Township
or in the postal district, irrespective of the use of the suffix "street,"
"road," "avenue," "boulevard," "drive," etc. An area street guide
shall be used to determine street names to prevent duplication of
names.
C.
All street names shall be subject to the approval of the Board of
Supervisors upon recommendation of the Planning Commission. Street
names shall also be subject to approval of the US Postal Service and
the applicable emergency services personnel including Chester County
Department of Emergency Services. Development names shall also be
subject to approval of the Township.
D.
Street nameplates shall be provided at all intersections, naming
all streets at each intersection, and shall be visible from both directions
when approaching an intersection. Generally, the sign shall be parallel
to the street that it is identifying.
E.
The design and materials of street nameplates shall be determined
and approved by the Federal Highway Administration's Manual of
Uniform Traffic Control Devices.
F.
Street signs shall be consistent in design and construction standards
with those in general use by Thornbury Township and shall be in accordance
with the Federal Highway Administration's Manual of Uniform Traffic
Control Devices. Sign posts shall be PennDOT-approved square posts.
G.
Street signs, including stop and speed limit signs, shall be erected
prior to occupancy of the first dwelling unit on the street.
H.
All signs shall be high-grade reflectivity signage in accordance
with PennDOT standards and the Federal Highway Administration's
Manual of Uniform Traffic Control Devices, latest version.
A.
The minimum right-of-way and cartway widths for all new streets or
improved existing streets in the Township shall be as follows:
|
Street Functional Classification
|
Right-of-Way Width
(feet)
|
Cartway Width
(feet)
|
|---|---|---|
|
Principal arterial
|
1501
|
TBD1
|
|
Major arterial
|
60
|
30
|
|
Minor collector
|
60
|
322
|
|
Marginal access3
|
50
|
24
|
|
Local distributor/local
|
50
|
24
|
|
NOTES:
| |
|
1
|
The required right-of-way and cartway along U.S. Route 202 shall
be determined by PennDOT.
|
|
2
|
At the request of the Township, the required cartway may be
two eighteen-foot-wide paved sections divided by a ten-foot-wide median.
|
|
3
|
A marginal access street is defined as a minor street, parallel
and adjacent to an arterial street (but separated from it by a reserve
strip) which provided access to abutting properties and control of
intersections with the major street.
|
B.
The street functional classification shall be determined by the Thornbury
Township Comprehensive Plan.
C.
Additional right-of-way and cartway widths may be required by the
Township Planning Commission for the following purposes:
(1)
To promote public safety and convenience.
(2)
To provide or prohibit sufficient area for on-street parking.
(3)
To promote Township circulation and mobility plans for vehicular
or pedestrian access.
(4)
To minimize impervious coverage and minimize stormwater runoff.
(5)
To promote traffic calming.
(6)
To allow for the construction of sidewalks, paths, and trails.
D.
All streets intended to be dedicated to the Township shall be constructed
in accordance with Township regulations.
E.
If lots resulting from a subdivision are large enough for further
subdivision or if a portion of the tract is not subdivided, adequate
street rights-of-way to permit further subdivision may be provided,
as necessary, unless the remaining property is restricted from further
subdivision in a manner acceptable to the Township.
F.
Scenic corridors. The following standards shall apply for streets designated as scenic corridors on the Official Map of the Township.
(1)
Dwellings and accessory buildings shall be configured to be situated outside the immediate boundaries of scenic corridors, as designated on the Official Map of the Township, whenever possible. Where the applicant claims that dwellings or accessory buildings cannot be situated outside the immediate boundaries of scenic corridors, it shall be the burden of the applicant to demonstrate why this is not possible and how the proposed design creates the minimum possible disturbance of views along the scenic corridor. To the extent that any portion of a structure must be located within the scenic corridor's immediate visual boundaries, such siting shall be contingent upon applicant submission and approval by the Township Planning Commission of a plan for the mitigation of such visual impacts. Such plans shall identify the locations and dimensions of the proposed structure(s), the architectural style proposed, and shall demonstrate how the structure(s) shall be effectively screened from the scenic corridor and/or designed to minimize disruption of views from the scenic corridor. At a minimum, views of dwellings and accessory buildings from scenic roads shall be minimized using changes in topography, preserving existing vegetation, and providing additional landscaping.
(2)
Existing vegetation and character-defining features such as
historic resources, mature trees, land contours, and road alignments
along scenic corridors shall be maintained to the maximum extent practicable.
(3)
Roadway expansion, additional curb cuts, and visual intrusions
such as stockade fences and signage are generally discouraged along
scenic corridors.
(4)
The use of natural materials and designs consistent with the
character of the scenic corridor is encouraged.
A.
Storm sewer system.
(1)
Design flow rate.
(a)
The storm sewer system shall be designed to carry a twenty-five-year peak flow rate. Storm sewer systems which convey runoff to a stormwater management facility must be designed to convey the 100-year peak flow rate. The peak flow rate into each inlet shall be indicated on the SWM site plan in accordance with § 116-27 of the Thornbury Township Stormwater Management Ordinance. The design flow rate shall be determined by the rational formula, Q = CIA. Where:
|
Q
|
=
|
Peak runoff rate, cubic feet per second (CFS).
|
|
C
|
=
|
Runoff coefficient equal to the ratio of the peak runoff rate
to the average rate of rainfall over a time period equal to the time
of concentration.
|
|
I
|
=
|
Average rainfall intensity in inches per hour for a time equal
to the time of concentration.
|
|
A
|
=
|
Drainage area in acres.
|
(b)
Appropriate values for the runoff coefficient and rainfall intensity
shall be taken from PennDOT Design Manual, Highway Design, latest
version.
(2)
Storm sewer system design.
(a)
The storm sewer system shall be designed to the more restrictive
of the following: to collect stormwater at any point where three cubic
feet to five cubic feet per second is accumulated during the design
storm, and/or inlets/manholes shall not be spaced more than 300 feet
apart on pipe sizes up to 24 inches in diameter and not more than
400 feet apart on greater sizes.
(b)
Inlets, manholes, grates, covers, frames, and the like shall
conform to PennDOT roadway construction standards and Form 408 specifications
and all amendments, revisions, or updates thereto. All inlets and
manholes shall be precast concrete.
(3)
Bridge, culvert, and channel design. Bridges, culverts, and channels shall be designed in accordance with § 115-503.
(4)
Overflow system. An overflow system shall be provided to carry
flow to the detention basin when the capacity of the storm drain pipe
system is exceeded. The overflow system shall be sufficient capacity
to carry the difference between the 100-year and the twenty-five-year
peak flow rates.
(5)
Inlet capacity.
(a)
All inlets must be designed to accommodate the twenty-five-year
peak flow rate except at low points, where they shall accommodate
the 100-year peak flow rate. The capacity of Type C, M, or S inlets
shall be determined from the PennDOT Design Manual, Part 2, Highway
Design, latest edition.
(b)
The capacity of each inlet shall be indicated on the SWM site plan in accordance with § 116-27 of the Thornbury Township Stormwater Management Ordinance. All SWM site plans shall indicate that inlet grates be installed in such a manner that the roadway stormwater will be directed into the inlet and away from the roadway. At curbed street and driveway intersections, inlets shall be placed on the tangent section and not in the curved portion of the curbing.
(6)
Straight pipe sections. All storm sewers shall be designed to
follow straight courses. No angular deflections of storm sewer pipe
sections in excess of 5° shall be permitted. No vertical curves
shall be permitted in any storm sewer system.
(7)
Minimum grade and size. All storm drain pipes shall be designed
to maintain a minimum grade of 1%. All storm sewer pipes shall have
a minimum inside diameter of 15 inches.
(8)
Pipe capacity. The capacity of all pipe culverts shall, as a
minimum, provide the required carrying capacity as determined by the
United States Department of Transportation Federal Highway Administration,
Hydraulic Engineering Circular No. 5, Hydraulic Charts for the Selection
of Highway Culverts, the United Stated Department of Transportation
Federal Highway Administration Hydraulic Design Series No. 3, Design
Charts for Open Channel Flow, and the United States Department of
Transportation Bureau of Public Roads Hydraulic Engineering Circular
No. 10, Capacity Charts for the Hydraulic Design of Highway Culverts.
(9)
Pipe arches. Where headroom is restricted, equivalent pipe arches
may be used in lieu of circular pipes.
(10)
Pipe material and gauge thickness. All storm sewers shall be
either reinforced cement concrete, corrugated aluminum or corrugated
galvanized steel pipe. Storm sewers shall be of the proper class and
thickness to support the above fill material. Pipe class and gauge
or thickness shall be noted on applicable submitted plans.
(11)
Allowable headwater depth. At all inlets or manholes, the maximum
allowable headwater depth shall be one foot below the top of the inlet
grate or the manhole cover.
(12)
Horizontal pipe deflections. A manhole or inlet shall be provided
at all horizontal deflections in the storm pipe system exceeding 5°.
(13)
Minimum and maximum cover. In lawn areas, a minimum cover satisfactory
to the Township shall be maintained over all storm drain pipes. Under
streets, the top of storm drain pipes shall be at least 1/2 foot below
subgrade elevation. The maximum cover over storm drain pipes shall
be 10 feet unless approved otherwise by the Township.
(14)
Storm sewer system outlets. Storm sewer system outlet pipes
shall extend to proposed stormwater management facilities, natural,
and the like. A concrete end wall shall be required on all storm sewer
system outlet pipes. All storm/sewer outlets 12 inches in diameter
or greater shall be equipped with a galvanized, childproof bar rack,
bolted to the end wall.
(15)
Drainage easements.
(a)
All storm sewer easements through undedicated land shall be
minimum of 20 feet in width.
(b)
Where a site is traversed by a watercourse, a drainage easement
or right-of-way conforming substantially with the line of such watercourse
and of such width as will be adequate to preserve natural drainage
and provide sufficient width for maintenance shall be created, as
determined by the Township.
(16)
Diversion of surface water runoff. All storm sewers and/or drainage
swales shall be designed to carry such runoff into a detention basin
or similar facility utilized to control the rate of runoff, unless
approved otherwise by the Township.
B.
Maintenance of storm sewer systems and watercourses.
(1)
Maintenance of all drainage facilities and watercourses within any subdivision and/or land development is the responsibility of the landowner or developer until and unless they are accepted for dedication by the Township in accordance with § 115-604.
(2)
It is the responsibility of any landowner or developer doing
any act on or across a watercourse, swale, floodplain, or right-of-way
thereof to maintain as nearly as possible in its present state the
stream, watercourse, swale, floodplain, or right-of-way for the duration
of the construction activity and to return it to its original or equal
condition after such activity is completed.
(3)
Maintenance of drainage facilities or watercourses originating
on private property is the responsibility of the owner to the owner's
point of open discharge at the property line or at a watercourse within
the property.
(4)
No landowner or developer shall block, impede the flow of, alter,
construct any structure, or deposit any material, or commit any act
which will affect normal or flood flow in any watercourse without
having obtained prior approval from the Township.
C.
Other requirements.
(1)
Any stormwater basin required or regulated by this chapter designed
to store runoff and requiring a berm or earthen embankment shall be
designed to provide an emergency spillway to handle flow up to and
including the 100-year proposed conditions. The height of embankment
must provide a minimum one foot of freeboard above the maximum pool
elevation computed when the facility functions for the 100-year proposed
conditions inflow. Should any stormwater management facility require
a dam safety permit under state and federal guidelines, the facility
shall be designed in accordance with all applicable state and federal
requirements.
(2)
Any drainage conveyance facility and/or channel must be able
to convey, without damage to the drainage structure or roadway, runoff
from the twenty-five-year storm event. The larger the events 50 years
and 100 years must also be safely conveyed in the direction of natural
flow without creating additional damage to any drainage structures,
nearby structures, or roadways.
(3)
Conveyance facilities to or exiting from stormwater management
facilities (i.e., detention basins) shall be designed to convey the
design flow to or from the facility.
(4)
Roadway crossings or structures located within designated floodplain
areas must be able to convey runoff from a 100-year design storm consistent
with Federal Emergency Management Agency National Flood Insurance
Program floodplain management requirements.
(5)
Any facility located within a PennDOT right-of-way must meet
PennDOT minimum design standards and permit submission requirements.
(6)
Adequate erosion protection and energy dissipation shall be
provided along all open channels and at all points of discharge. Design
methods shall be consistent with the Federal Highway Administration
Hydraulic Engineering Circular No. 11 and the Pennsylvania Department
of Environmental Protection Erosion and Sediment Pollution Control
Program Manual.
B.
Shade and street trees.
(1)
Trees with a minimum caliper of 2 1/2 inches shall be provided
where deemed advisable by the Township Planning Commission and/or
the Board of Supervisors. The criteria for the selection of trees
and method of planting shall be recommended by the Township Engineer
and approved by the Board of Supervisors.
(2)
No portions of tree masses or trees with caliper of four inches
or greater shall be cleared unless clearly necessary for the effectuation
of the proposed subdivision or development. Developers shall make
all reasonable efforts to harmonize their plans with the preservation
of existing trees.
(3)
Selected shade and street trees shall be hardy, native species
with minimal maintenance requirements, and shall be selected such
that, at maturity, they shall provide adequate summer shade while
not interfering with utility installations. Recommended plant lists
are included in Appendix A.[1]
[1]
Editor's Note: Said appendix is included as an attachment
to this chapter.
(4)
Species for shade trees, including street trees, shall be selected
with particular emphasis on hardiness, growing habit for pedestrian
and vehicle passage, minimal need for maintenance, and compatibility
with other features of the site and surrounding environment. Traditional,
native species found throughout the Township shall be emphasized.
(5)
Street tree spacing. Street trees shall be planted by the applicant
outside the street right-of-way but as close to the street line as
is practical to avoid conflicts with the right-of-way functions and
with sight distance, while still permitting clear orientation of the
trees to the street. Such trees shall be spaced 40 feet to 50 feet
apart, staggered along both sides of all streets.
C.
Riparian buffer vegetation.
(1)
Riparian buffer width. The minimum riparian buffer width shall be in accordance with § 155-1403B of the Thornbury Township Zoning Ordinance, and § 116-15T of the Thornbury Township Stormwater Management Ordinance.
(2)
Maintaining riparian buffer vegetation. Wooded riparian buffers
shall be maintained as woodlands except for approved essential access.
In places where the riparian buffer is not wooded, and until such
buffers have become wooded, the buffer shall be maintained as a filter
of dense grass and forbs or other methods to provide sediment filtering,
and nutrient uptake, as well as to convert concentrated flow to uniform,
shallow sheet flow.
(3)
Restoring riparian buffer vegetation. When a subdivision or
land development is proposed where there is no existing vegetated
or wooded buffer, replanting shall be required in accordance with
the following guidelines:
(a)
Forest or other suitable vegetation shall be promoted through
natural succession. Selective planting shall also be incorporated
on sites devoid of vegetation to stimulate native species and discourage
invasive species. A suggested planting list for riparian buffers is
included in Appendix A of this chapter.[2]
[2]
Editor's Note: Said appendix is included as an attachment
to this chapter.
(b)
Plant selection, planting, and on-going maintenance shall be
planned by a landscape architect under the guidance of a licensed
ecologist, the USDA, Chester County Conservation District, Pennsylvania
Department of Environmental Protection, or Pennsylvania Department
of Conservation and Natural Resources.
D.
Protection of trees and vegetation. Woodlands, individual trees,
and other vegetation that are to remain on the site shall be identified
and protected from land disturbance and construction activities in
accordance with the following tree protection provisions to protect
vegetation from mechanical injury and grading change.
(1)
Where existing trees are to remain, no change in existing grade
shall be permitted within the drip line of the trees. Prior to any
land disturbance, appropriate fencing four feet in height shall be
placed at the drip line of trees to remain, wherever adjacent to proposed
construction. Such fencing shall be maintained in place throughout
the duration of construction activity and shall be inspected by the
Township prior to initial land disturbance. Roots shall not be cut
within the drip line of any trees to remain.
(2)
Trees within 25 feet of a building, or bordering entrances or
exits to building sites, shall be protected by a temporary barrier
to be maintained in place throughout the duration of construction
activity.
(3)
No boards or other material shall be nailed or otherwise attached
to trees during construction.
(4)
Construction materials, equipment, soil and/or debris shall
not be stored nor disposed of within the drip lines of trees to remain,
except for mulched vegetative matter used to prevent soil compaction.
(5)
Tree trunks, limbs, and exposed roots damaged during construction
shall be protected from further damage by being treated immediately
in accordance with accepted professional landscape procedures.
A.
Easements shall be provided for poles, wires, conduits, storm and
sanitary sewers, stormwater conveyance, retention, detention, and
infiltration facilities, gas, water, and other utility lines intended
to service the abutting lots. No structures or trees shall be placed
within such easements except where approved by the Township. Local
utility companies shall be consulted when locating utility easements.
B.
To the fullest extent possible, easements shall be centered on or
adjacent to rear or side lot lines.
C.
Easements abutting or within street rights-of-way shall be a minimum
of 10 feet in width. All other easements shall be a minimum of 20
feet in width.
D.
There shall be a minimum distance of 150 feet, measured in the shortest
distance, between any proposed inhabited structure and any petroleum
products easement, or natural gas transmission line easement traversing
or adjacent to the subdivision or land development.
E.
Underground electric distribution lines shall be installed in all
new subdivisions and land developments of five dwelling units or more.
In existing subdivisions with five or more unimproved lots, any extensions
of the electric distribution lines shall be placed underground. An
approved plan for the utilization of an electric distribution system
shall be submitted to the Township prior to recording of a final plan.
F.
Any easement or right-of-way required herein shall be made part of
the deeds to all affected properties. Any error found in a deed shall
be immediately corrected and rerecorded in the Chester County Recorder
of Deeds office at the sole expense of the applicant. The applicant
shall be solely responsible to the buyer for any failure to record
an easement or right-of-way shown on the approved plan. Failure to
record an easement or right-of-way shown on the approved plan shall
not prevent its intended use from being utilized. All easements and
rights-of-way shown on the final plan shall be deemed to be incorporated
in the appropriate deed.
A.
Each dwelling unit, commercial, or industrial building in all subdivisions
and land developments shall have an adequate supply of potable water
for domestic use and an adequate supply of water for purposes of fire
protection.
B.
Public water supply systems. Where available, and where extension
of service is reasonably feasible, proposed uses shall connect with
public water service.
C.
Private on-site water supply systems/community water systems.
(1)
Where an existing or approved community water system is accessible
to a proposed development, a distribution system shall be designed
to furnish an adequate supply of water to each lot, with adequate
main sizes and fire hydrant locations to meet the specifications of
the National Fire Prevention Association. A copy of the approval shall
be established for the ownership and maintenance of such distribution
system.
(2)
Where public water supply systems are not reasonably feasible,
subdivisions and land developments comprised of residential single-family
detached dwellings on lots of one acre or larger may be served by
an on-site water supply system. Where individual on-site water supply
system(s) are to be utilized, each lot so served shall be of a size
and shape to allow safe locations of such a system.
(3)
All proposed on-site water supply systems shall have a permit
certified by the Chester County Health Department prior to issuance
of the building permit.
(4)
All proposed on-site water supply systems shall maintain isolation
distances in accordance with Chapter 500, Water, Wells, Nuisances,
Sewage, and Liquid Waste, of the Chester County Health Department.
All features requiring isolation distances shall be indicated as such
on the plan.
(5)
Where individual on-site water supply system(s) are to be utilized,
the applicant is required to provide at least one test well for each
10 lots or fraction thereof. Such wells should be drilled, double-cased,
grout sealed into bedrock, at least 50 feet deep, and shall have a
reliable yield, based on a twenty-four-hour pump test of potable drinking
water, as certified by a state or county health officer and in accordance
with the Chester County Health Department regulations. The developer
shall submit evidence of County well permit before any building permit
is issued.
(6)
The applicant shall be required to show proof that the public
water system will have an adequate supply of potable water for domestic
use and that each unit or building will have an adequate supply for
purposes of fire protection (in accordance with NFPA standards) and
that such system meets the minimum standards controlling water storage
and production capabilities for domestic and fire use for the protection
of the health, safety and welfare of all Township residents affected.
D.
All proposed water distribution systems shall be designed, connected
and installed to meet the specifications and requirements of the Department
of Environmental Protection, the Pennsylvania Utility Commission,
the Chester County Health Department, the National Fire Prevention
Association, the Township Engineer and all Township ordinances. The
complete design of the proposed distribution system and shall be provided
as a part of all final plans.
E.
All mains, laterals and other facilities for connection from the
lots to public water supply systems shall be installed by the applicant
in accordance with the standards and materials required by the public
utility company.
F.
A copy of the approval of such system by the appropriate public utility
company shall be submitted with the final plan. Suitable agreements
shall also be established for the design, specifications, construction,
ownership and maintenance of such a distribution system.
G.
Minimum water supply requirements. In all subdivisions and land developments
served by public water, the following water pressure and gallonage
requirements shall apply:
(1)
Residential use. A minimum domestic pressure of 30 pounds per
square inch shall be provided at each house to be connected to the
water supply main. The system to which the residential unit is connected
shall have sufficient capacity to supply a minimum of 300 gallons
of water per residential unit per day within the subdivision or land
development. Sprinklered buildings may be subject to the review of
the Fire Marshal.
(2)
Nonresidential use. A minimum domestic pressure of 30 pounds
per square inch shall be provided at each commercial or industrial
building connected to the water supply main. When a building wishes
to connect to a public water system, a study will be made to determine
if there is adequate water supply in the system to supply the building
and use.
(3)
For purposes of fire protection in residential districts, the
system shall be demonstrably capable of providing fire flow water
requirements for a minimum duration of two hours of not less than
500 gallons per minute at residual pressures of 20 pounds per square
inch.
(4)
For purposes of fire protection for nonresidential use, 1,000
gallons per minute (G/M) at 20 pounds per square inch (psi) residual
pressure is required.
