A. 
The design standards and requirements outlined in this section will be utilized by the Township in determining the adequacy of all plans for proposed subdivisions and land developments.
B. 
Whenever other Township ordinances or regulations impose more restrictive standards and requirements than those contained herein, such other regulations shall be observed.
C. 
Land subject to hazards to life, health, or property, such as may arise from fire, floods, disease, or other causes, shall not be subdivided for building purposes unless such hazards have been eliminated or unless the subdivision plan shall show adequate safeguards against them, which shall be approved by the appropriate regulatory agencies.
D. 
Consideration shall be given to applicable provisions of the Township and Regional Comprehensive Plans, emphasizing future school sites, recreation sites, water supply and sewage treatment systems, highway alignments, and other public facilities. However, consideration must be given to the need for the facilities and utilities mentioned above whether or not they are proposed as part of a comprehensive plan.
E. 
The development of the proposed subdivision shall be coordinated with adjacent existing development so that the area, as a whole, may develop harmoniously.
F. 
Where literal compliance with the Standards specified herein is clearly impractical, the Board of Commissioners may modify or adjust the standards to permit reasonable utilization of property while securing substantial conformance with the objectives of this chapter.
A. 
Proposed streets shall be properly related to the road and highway plans of the state, county, and Township. Streets shall be designed to provide adequate vehicular access to all lots or parcels and with regard for topographic conditions, projected volumes of traffic, and further subdivision possibilities in the area.
B. 
Proposed local streets shall be designed so as to discourage through traffic and excessive speeds. However, the developer shall give adequate consideration to provision for the extension and continuation of arterial and collector streets into and from adjoining properties.
C. 
Where, in the opinion of the Township, it is desirable to provide for street access to adjoining property, streets shall be extended by dedication to the boundary of such property.
D. 
Where a subdivision or land development abuts or contains an existing street of inadequate right-of-way width, additional right-of-way width shall be dedicated to conform with the standards set by the Township.
E. 
Where a subdivision or land development abuts or contains an existing or proposed arterial, expressway or major street, the Township may require marginal access streets, reverse frontage lots, or other such treatment as will provide protection for abutting properties, reduction in the number of intersections with the existing street, and separation of local and through traffic.
F. 
All lots, public lands, open space, remnants of land, or other proposed uses within subdivisions shall be served by paved public streets. Private streets are prohibited.
G. 
If the lots in the development are large enough for resubdivision, or if a portion of the tract is not subdivided, suitable access and street openings for such an eventuality shall be provided.
H. 
Any applicant who encroaches within the legal right-of-way of a state highway is required to obtain a highway occupancy permit from the Pennsylvania Department of Transportation.
I. 
Unless the existence of a half street requires that another half be constructed to complete it, half streets shall not be permitted.
A. 
Except as otherwise specified herein, or as required by applicable state or federal regulations, the minimum street right-of-way shall be 50 feet and the minimum street cartway (pavement) width shall be 36 feet for all new public streets, and for all existing streets to be reconstructed within the Township. Expressways and arterial streets shall have minimum rights-of-way and cartways as prescribed by PennDOT and/or federal highway standards.
B. 
In the case of any lands of a subdivision or development abutting an existing street, the developer shall construct curbing at a distance from the center line of said street equal to half the cartway width, as described in § 475-52, and shall install storm sewers, inlets, and other required improvements.
C. 
It is required that surface water on the old and new parts of the street drain to the curb. If the existing surface is too uneven such that the new surface will have a damming effect and cause ponding on the existing surface, the existing surface shall be regraded as necessary.
D. 
When the street in front of developments as described in § 475-21C is along an existing dirt or stone road, the developer shall install curbing and shall also install six inches of No. 3 stone plus a three inches surface of 2A modified stone, compacting stone with a three-wheel 10 ton (metal weight) roller as per PennDOT Form 408, from the edge of the existing cartway to the face of curbing. He shall deposit to the Township account a sum of money representing the cost the Township would have to pay under competitive bidding conditions for the installation of base and bituminous surface. Said sum of money to be retained in a special Township fund bearing interest to be used when the street is finally constructed by the Township.
A. 
There shall be a minimum center-line grade of 1%.
B. 
Center-line grades shall not exceed the following:
(1) 
Minor/local street: 10% except in case of major hardship, the grade may be not more than 12%.
(2) 
Collector street: 10%.
(3) 
Major/arterial street: 6%.
(4) 
Street intersection. Where the grade of any street at the approach to an intersection exceeds 4%, a leveling area shall be provided having a minimum length of 100 feet measured back from the right-of-way line in both directions, upgrade and/or downgrade, within which no grade shall exceed a maximum of 4%. Furthermore, the maximum grade within an intersection should not exceed 1% and shall never be more than 4%.
A. 
Any change in horizontal alignment shall be made by horizontal curves.
B. 
Minimum center-line radii for horizontal curves shall be as follows:
(1) 
Minor/local streets: 150 feet;
(2) 
Collector streets: 300 feet;
(3) 
Major/arterial streets: 500 feet.
C. 
A tangent of at least 100 feet, measured from the center line, shall be introduced between all horizontal curves on collector and major/arterial streets.
D. 
Super-elevations of curves on collector and minor streets are prohibited; super-elevation of curves on major streets shall conform to the standards of the Pennsylvania Department of Transportation.
E. 
Long radius curves shall be preferred in all cases to a series of short curves and tangents.
At all changes of street grades where the algebraic difference exceeds 1%, vertical curves shall be provided to permit the following minimum sight distances:
A. 
Minor/local streets:
(1) 
Vertical curve - crest: 28 times the algebraic difference between percentages of the opposing grades.
(2) 
Vertical curve - sag: 35 times the algebraic difference between percentages of the opposing grades.
B. 
Collector streets:
(1) 
Vertical curve - crest: 70 times the algebraic difference between grades.
(2) 
Vertical curve - sag: 65 times the algebraic difference between grades.
C. 
Major/arterial streets. As per the standards of the Pennsylvania Department of Transportation.
A. 
Streets shall intersect as nearly as possible at right angles, and no street shall intersect another at any angle less than 60°, or more than 120°.
B. 
No more than two streets shall intersect at the same point.
C. 
Streets intersecting another street shall intersect directly opposite to each other, or shall be separated by at least 150 feet between center lines, measured along the center line of the street being intersected.
D. 
Intersections shall be approached on all sides by a straight leveling area in accordance with § 475-22B(4) herein.
E. 
Intersections with major/arterial streets shall be located not less than 1,000 feet apart, measured from center line to center line, along the center line of the major/arterial street.
F. 
Street curb intersections shall be rounded by a tangential arc with a minimum radius of:
(1) 
Twenty feet for intersections involving only minor/arterial streets;
(2) 
Twenty-five feet for all intersections involving a collector street;
(3) 
Forty feet for all intersections involving a major/arterial street.
(4) 
Street right-of-way lines shall be parallel to (concentric with) curb arcs at intersections.
A. 
Clear sight triangles shall be provided at all street intersections. Within such triangles no object greater than 2 1/2 feet to 10 feet in height and no other object that would obscure the vision of the motorist shall be permitted. Such triangles shall be established as stated in Chapter 540, Zoning.
B. 
Wherever a portion of the line of a clear site triangle occurs within the proposed building setback line, such portion shall be shown on the final plan of the subdivision, and shall be considered a building setback line.
C. 
Stopping sight distance shall be provided as follows:
(1) 
Minor/local streets: 200 feet.
(2) 
Major/arterial and collector streets: 312 feet.
A. 
Dead-end streets are prohibited unless designed as cul-de-sac streets or designed for future access to adjoining properties.
B. 
Any dead-end street which is constructed for future access to an adjoining property or because of authorized stage development, and which is open to traffic and exceeds 200 feet in length, shall be provided with a temporary turnaround. The turnaround shall be completely within the boundaries of the subdivision. Additional areas, beyond the normal rights-of-way, shall be granted as an easement to the Township; such easement to be surrendered to the adjoining property owners upon extension of the street.
C. 
Cul-de-sac streets, permanently designed as such, shall not exceed 250 feet in length or shall not furnish access to more than five dwelling units.
D. 
All cul-de-sac streets, whether permanently or temporarily designed as such, shall be provided at the closed end with a fully paved turnaround. The turnaround may be offset to the left, but turnarounds offset to the right shall be prohibited.
E. 
If parking will be prohibited on the turnaround, the minimum radius to the pavement edge or curbline shall be 60 feet, and the minimum radius of the right-of-way line shall be 70 feet.
F. 
The center-line grade on a cul-de-sac street shall not exceed 10%, and the grade of the diameter of the turnaround shall not exceed 5%.
A. 
Streets that are extensions of or obviously in alignment with existing streets shall bear the names of the existing streets.
B. 
In no case shall the name of a proposed street duplicate an existing street name in the Municipality and in the postal district: irrespective of the use of the suffix street, road, avenue, boulevard, drive, way, place, court, lane, etc.
C. 
All street names shall be subject to the approval of Berks County Department of Emergency Services and the Township Board of Commissioners.
A. 
Service streets are prohibited in subdivisions for single-family detached residences, except where required to avoid direct driveway access to major streets.
B. 
No part of any dwelling, garage or other structure shall be located within 16 feet of the center line of a service street.
C. 
Except where other adequate provision is made for off-street loading and parking consistent with the use proposed, service streets shall be required in commercial and industrial districts and shall have a minimum paved width of 22 feet.
D. 
Dead-end service streets shall be avoided, but where this proves impossible, dead-end service streets shall be terminated with a paved circular turnaround with a minimum radius to the outer pavement edge (curbline) of 40 feet.
E. 
Service street intersections and sharp changes in alignment shall be avoided but where necessary; corners shall be rounded or cut back sufficiently to permit safe vehicular circulation.
A. 
Layout. The length, width and shape of blocks shall be determined with due regard to the following:
(1) 
Provision of adequate sites for buildings of the type proposed;
(2) 
Zoning requirements as to lot size, dimension, setbacks, and minimum lot area per dwelling unit;
(3) 
Limitations and opportunities of the topography;
(4) 
Requirements for safe and convenient vehicular and pedestrian circulation, including the reduction of intersections with major streets.
B. 
Length:
(1) 
Residential blocks shall have a minimum length of 500 feet and a maximum length of 1,600 feet.
(2) 
In the design of blocks longer than 1,000 feet, special consideration shall be given to the requirement of satisfactory fire protection.
(3) 
Where practical, blocks along major and collector streets shall not be less than 1,000 feet long.
C. 
Depth. Residential blocks shall be of sufficient depth to accommodate two tiers of lots, except:
(1) 
Where reverse frontage lots are required along a major traffic street; or
(2) 
Where prevented by the size, topographical conditions or other inherent conditions of property, in which case the Township Planning Commission may approve a single tier of lots.
D. 
Commercial and industrial blocks. Blocks in commercial and industrial areas may vary from the elements of design detailed above if required by the nature of the use. In all cases, however, adequate provision shall be made for off-street parking and loading areas as well as for traffic circulation and parking for employees and customers.
A. 
Crosswalks may be required whenever necessary to facilitate pedestrian circulation and to give access to community facilities.
B. 
Such crosswalks shall have a right-of-way width of not less than 10 feet and a paved walk of not less than four feet.
A. 
The size, shape and orientation of lots shall be appropriate for the type of development and use contemplated.
B. 
Insofar as practical, side lot lines shall be at right angles to straight street lines or radial to curved street lines.
C. 
Where feasible, lot lines shall follow municipal boundaries rather than cross then, in order to avoid jurisdictional problems.
D. 
Generally, the depth of residential lots shall not be less than one nor more than 2 1/2 times their width.
E. 
Depth and width of parcels intended for nonresidential uses shall be adequate for the use proposed and sufficient to provide satisfactory space for on-site parking, loading and unloading, setbacks, landscaping, etc.
F. 
If, after subdividing, there exist remnants of land, they shall be either incorporated in existing or proposed lots; or legally dedicated to public use, if acceptable to the Township.
A. 
All lots shall have direct access to an improved public street, either existing or proposed to be accomplished under requirements of subdivision approval.
B. 
Double or reverse frontage lots shall be avoided, except where required to provide separation of residential development from major streets or to overcome specific disadvantages of topography or other natural features of the proposed subdivision tract.
C. 
In order to avoid driveway turnouts onto major streets at every dwelling, reverse frontage lots shall be required. That part of the reverse frontage lot facing a major street shall be considered to be the rear yard and shall be of the size required of the applicable zoning district with an additional ten-foot buffer strip provided.
A. 
Each proposed residential dwelling unit in a subdivision shall be provided with at least two off-street parking spaces per family.
B. 
Each off-street parking area shall provide a useable parking space meeting the minimum dimensions in Chapter 540, Zoning, and, where access to such area is from a collector or major street, adequate turnaround space shall be provided behind the right-of-way line.
C. 
Commercial and industrial subdivisions shall provide paved areas, in accordance with Chapter 540, Zoning.
D. 
Private driveways on comer lots shall be located at least 40 feet from the point of intersection of the nearest street right-of-way lines.
E. 
In order to provide a safe and convenient means of access, grades on private driveways should not exceed 12%. In addition, driveways shall be paved where grades exceed 7%.
F. 
At no time shall perpendicular parking be permitted along public streets.
G. 
Parking areas shall be designed so that each vehicle may proceed to and from the parking space provided for it, without requiring the moving of any other motor vehicle.
H. 
No less than a five-foot radius of curvature shall be permitted for all curblines in all parking areas.
I. 
Entrances and exits to and from off-street parking areas shall be located so as to avoid interference with street traffic. Locations and design of parking entrances and exits shall meet minimum standards of PennDOT and current revisions thereto.
J. 
Parking lots servicing handicapped accessible building entrances shall have the number of level parking spaces reserved for physically disabled persons, as set forth in the current version of the International Building Code.
(1) 
Such spaces shall be at least 96 inches in width with an adjacent access aisle of at least 60 inches in width and 240 inches in depth. All spaces shall be designated as reserved for the disabled by a sign showing a symbol of accessibility. Signs shall not be obscured by a vehicle parked in the spaces.
(2) 
Parking spaces for the disabled shall be located as close as possible to elevators, ramps, walkways, and entrances. Parking spaces should be located so that physically handicapped persons are not forced to wheel or walk behind parked cars to reach entrances, ramps, walkways, and elevators.
(3) 
Where a curb exists between a parking lot surface and sidewalk surface, a curb ramp must be provided in accordance with § 4.7 of American National Standard Specifications for Making Building Facilities Accessible to and Usable by Physically Handicapped People (ANSI A 117.1 - 1980, as revised.) Exception: The following uses, as well as existing parking lots, need not comply with the provisions of this section:
(a) 
All agricultural uses except A6 Kennel and A7 Agricultural Retail.
(b) 
All residential uses except B7 Retirement Village.
(c) 
All utility uses except H3 terminal.
(d) 
Uses exempted by § 5.12 of BOCA Code 1987 or subsequent revision.
A. 
Easements with a minimum width of 20 feet shall be provided as necessary for utilities. Easements for stormwater management or other facilities and features shall be dimensioned as deemed necessary.
B. 
To the fullest extent possible, easement shall be centered on or adjacent to rear or side lot lines.
C. 
Nothing shall be permitted to be placed, set, or put within the area of a utility easement.
D. 
Where a subdivision or land development is traversed by a watercourse, there shall be provided 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; but not less than 20 feet or as may be required or directed by the Township and/or the Pennsylvania Department of Environmental Protection. The owner shall properly grade and seed slopes and fence any open ditches when it is deemed necessary by the Township.
E. 
No right-of-way or easement for any purpose whatsoever shall be recited or described in any deed unless shown on the approved plan.
A. 
The developer shall design the most effective type of sanitary sewage disposal, consistent with the natural features, location, and proposed development of the site.
B. 
Public sewer extension. Connection to a public sanitary sewer system shall be required when such a system can feasibly be provided to the proposed subdivision or land development tract, and where such a system can adequately fulfill the sewage disposal needs of the subdivision or land development.
C. 
Capped sewers. Where a public sanitary sewer system is not yet accessible to the site but is planned for extension to the subdivision or land development within a ten-year period, the developer shall install sewer lines, including lateral connections as may be necessary to provide adequate service to each lot when connection with the sewer system is made. The sewer and lateral lines shall be suitably capped at the street right-of-way line. When capped sewers are provided, on-site disposal facilities shall be provided. Design and construction of the capped system shall be in accordance with all state and local sewer authority regulations and shall be subject to the inspection and approval of the Berks-Montgomery Municipal Authority.
D. 
On-site disposal. On-site disposal shall be required when connection to a public sewer system is not feasible. When on-site facilities are required, a carefully engineered facility shall be installed which conforms to the requirements as set forth in Chapter 73, Standards for On-Lot Sewage Treatment Facilities, Pennsylvania DEP Title 25, P.L. 1535, Act 537, as amended.
A. 
Each property shall connect with an approved community water system, if available. The service area shall be established through a district outlined by Township of Colebrookdale and the approved community supplier.
B. 
If water supply system cannot be tied in with an approved community system, the individual well or spring must be installed and set up in full compliance with the latest Pennsylvania Department of Environmental Protection specifications covering such facilities.
A. 
Application. Storm drainage systems shall be provided in order to:
(1) 
Permit unimpeded flow of natural watercourses, except as may be modified by stormwater management requirements.
(2) 
Ensure adequate drainage of all low points along the line of streets.
(3) 
Intercept stormwater runoff along streets at intervals related to the extent and grade of the area drained.
(4) 
Provide positive drainage away from buildings and on-site sewage disposal area.
(5) 
Collect water from springs and sump pumps.
B. 
General requirements:
(1) 
A site drainage plan for the proposed subdivision or land development tract shall be prepared which illustrates the following information:
(a) 
Mapping of the watershed area or areas in which the proposed subdivision or land development is located.
(b) 
Calculations of runoff for all points of runoff concentration.
(c) 
Complete drainage systems for the subdivision. All existing drainage features which are to be incorporated in the design shall be so identified. If the subdivision or land development is to be developed in stages, a general drainage plan for the entire subdivision shall be presented with the first stage and appropriate development stages for the drainage system shall be indicated.
(2) 
The existing drainage patterns of natural discharge onto adjacent property shall not be altered without the written approval of the affected landowners.
(3) 
No stormwater runoff or natural drainage water shall be so diverted as to overload existing drainage systems, or create flooding or the need for additional drainage structures on other private properties or public lands, without approved provisions being made by the developer for properly handling such conditions.
(4) 
Drainage structures that are located on state highway rights-of-way shall be approved by the Pennsylvania Department of Transportation.
(5) 
All streets shall be so designed as to provide for the discharge of surface water from their rights-of-way.
(6) 
Storm sewers and inlets, and swales shall be designed in accordance with the following or as approved by the Township Engineer.
(a) 
PennDOT Design Manual II, latest edition.
(b) 
"Hydraulic Design of Highway Culverts," Report No. FHWA-1P-85-15, HDS No. 5, U.S. DOT, FHWA, 1985.
(c) 
"Design Charts for Open Channel Flow," HDS No. 3, U.S. DOT FHWA, 1961, reprinted 1973.
(d) 
"Design of Roadside Drainage Channels," HDS No. 4, U.S. DOT FHWA, 1965.
(7) 
Emergency spillways must be provided for all aboveground detention basins. Spillways placed on fill must be suitably stabilized to the satisfaction of the Township Engineer. Spillways must be designed to convey the 100-year storm with a minimum one feet freeboard.
(8) 
Detention basins must be constructed with a minimum slope of 1% toward the outfall structure unless the basin is designed for groundwater recharge and/or water quality storage.
(9) 
Anti-seepage collars must be designed to resist piping along basin outfall pipes in accordance with accepted engineering practice.
(10) 
Detention areas shall be designed so that they return to normal condition within 24 hours after the termination of the storm, unless the basin is designed for groundwater recharge and/or water quality storage.
(11) 
When detention ponds are used, the developer shall demonstrate that such ponds will be designed and protected to assure that public safety is maximized and that maintenance problems are minimized.
(12) 
If the detention pond remains in private ownership, the developer shall assure proper maintenance in form of recorded deed restrictions.
(13) 
If the contributing drainage area exceeds 100 acres, or the greatest depth of water at maximum storage exceeds 15 feet, or the impounding capacity at maximum storage elevation exceeds 50 acre-feet, an encroachment permit is required from the Department of Environmental Protection.
(14) 
Detention basins in granular soils with limestone or weathered shale bedrock must be suitably lined to prevent excessive seepage through the berm.
(15) 
Roadway swales shall be provided to collect roadway runoff wherever another collection system is not proposed. Swales shall be stabilized in accordance with the following chart:
Design Velocity (fps)
Required Stabilization
< 4
Seed and mulch
4 to 8
Sod or seed with erosion control mat
8 to 12
Riprap or gabion mat
(16) 
Storm sewers shall be designed so as to provide a minimum velocity of three fps during the design storm and shall not be laid with a slope less than 0.5%.
(17) 
Minimum allowable storm sewer size shall be 15 inches in diameter.
(18) 
Storm sewers shall be designed to provide a minimum of 12 inches cover below the subgrade elevation.
(19) 
All storm sewers shall terminate in an end wall or prefabricated beveled end section to provide proper grade and channel transitions without creating soil erosion.
(20) 
All inlets shall be designed with a minimum one inch sump condition. Inlets shall be spaced so that encroachment of stormwater onto the road does not exceed 1/3 of the travel lane.
(21) 
Inverts of storm sewer should fall a minimum of 0.1 feet through inlets.
(22) 
Energy dissipation/erosion control devices shall be designed at outfalls of all storm sewers unless the outfall velocity is less than or equal to three feet per second.
C. 
Calculation of storm runoff. Calculation and control of stormwater runoff shall be in accordance with the Township Stormwater Management Ordinances.
A. 
General standards.
(1) 
No changes shall be made in the contour of the land; no grading, excavating, removal, or destruction of the topsoil, trees or other vegetative cover of the land shall be commenced within a proposed subdivision or land development tract until such time that a plan for minimizing erosion and sedimentation control has been reviewed by the Colebrookdale Township Engineer.
(2) 
Measures used to control erosion and reduce sedimentation shall meet the standards and specifications of the Berks County Conservation District and as set forth in the Pennsylvania Department of Environmental Protection's Erosion and Sediment Pollution Control Program Manual, latest edition. The Township Engineer, or other officials as designated, shall ensure compliance with the appropriate specifications, copies of which are available from the District.
B. 
Performance principles. The following measures are effective in minimizing erosion and sedimentation and shall be included where applicable in the control plan:
(1) 
Stripping of vegetation and grading shall be kept to a minimum.
(2) 
Development plans shall preserve significant natural features, keep cut and fill operations to a minimum, and ensure conformity with topography so as to create the least erosion potential and adequately handle the volume and velocity of surface water runoff.
(3) 
Whenever feasible, natural vegetation shall be retained, protected and supplemented.
(4) 
The disturbed area and the duration of exposure shall be kept to a practical minimum.
(5) 
Disturbed soils shall be stabilized by permanent vegetation and/or by mechanical erosion control and drainage measures as soon as practicable in the development process.
(6) 
Temporary vegetation and/or mulching shall be used to protect exposed critical areas during development.
(7) 
Provisions shall be made to accommodate effectively the increased runoff caused by changed soil and surface conditions during and after development. Where necessary, the rate of surface water runoff will be mechanically retarded.
(8) 
Sediment in the runoff water shall be trapped until the disturbed area is stabilized by the use of debris basins, sediment basins, silt traps, or similar measures.
In order to provide more suitable sites for building and other uses, improve surface drainage, and control erosion, the following requirements shall be met:
A. 
All lots, tracts, or parcels within a proposed subdivision or land development shall provide proper drainage away from buildings and dispose of surface water without ponding, except where an alternative drainage system is approved by the Township Planning Commission. Natural drainage patterns shall be preserved wherever possible.
B. 
All drainage provisions shall be designed to adequately handle the surface runoff and carry it to the nearest suitable outlet such as a curbed street, storm drain, or natural watercourse. Where drainage swales are used to divert surface waters away from buildings, they shall be sodded or planted as required and shall be of such slope, shape and size as to conform with the requirements of the Township.
C. 
Concentration of surface water runoff shall only be permitted in swales or watercourses.
D. 
Cut slopes shall not be steeper than 3:1; fill slopes shall not be steeper than 3:1 unless stabilized by a retaining wall or cribbing except as approved by the Township Engineer when handled under special conditions.
E. 
The top or bottom edge of slopes shall be a minimum of five feet from property or right-of-way lines.
F. 
Fill shall be placed and compacted so as to minimize sliding or erosion of the soil. Adequate drainage provisions shall be made to protect cut or fill slopes. If elevation difference exceeds 15 feet, a reversed slope or drainage bench shall be provided.
G. 
Fills shall not encroach on floodplains and watercourses.
H. 
Fills placed adjacent to natural watercourses or constructed channels shall have suitable protection against erosion during periods of flooding.
I. 
Grading will not be done in such a way as to divert water onto the property of another landowner without written release of the landowner.
J. 
Grading and other construction equipment shall not be permitted to cross streams except at designated and protected areas.
K. 
Adequate provisions shall be made to prevent equipment from tracking mud from the site to adjoining streets. Construction entrances shall be limited to one per site.
A. 
Purposes. To provide adequate open spaces, recreational lands and recreational facilities to serve new inhabitants/occupants of new developments, for both active and passive recreation. To recognize and work to carry out the recreation portion of the Joint Comprehensive Plan, which is adopted as Recreation Plan for the Township or by a successor document that may be adopted as the Recreation Plan for Colebrookdale Township.
B. 
Applicability. This section shall apply to any subdivision or land development for which a preliminary plan or a combined preliminary/final plan is submitted after the enactment date of this amendment.
(1) 
This § 475-41 shall not apply to plans that the Township determines only involve adjustments or corrections to an approved preliminary plan or a preliminary plan that was actively before the Township for consideration as of the date of the adoption of this section, provided the adjustments do not increase the number of proposed dwelling units.
C. 
Limitations on use of fees.
(1) 
Any fees collected under this section shall be accounted for separately in a Recreation Fee Account, or its successor account.
(2) 
Such fees shall be used in a location that will serve the inhabitants of the developments that paid fees towards their cost. Such fees do not necessarily need to be expended within Colebrookdale Township.
(3) 
Such fees shall only be used for the following: acquisition of public open space/recreation land and related debt payments, easements that allow public recreation use of land, development of public recreational facilities, landscaping of public open space and necessary engineering and design work.
D. 
Land to be preserved. Any subdivision or land development regulated under this § 475-41 shall be required to preserve the specified amount of recreation land, unless the Board of Commissioners and the applicant mutually agree that recreation fees shall be required in-lieu of land.
(1) 
As a general guideline, it is the intent of this section that smaller developments (such as 10 or fewer dwelling units) that do not include land that is adjacent to existing publicly owned land shall pay a recreation fee in lieu of dedicating land.
(2) 
The land and fee requirements of this section shall be based upon the number of new dwelling units that would be allowed on the lots of a subdivision or land development after approval.
(3) 
Prime recreation land. For the purposes of this section, the term "prime recreation land" shall mean land proposed to be established as recreation land that would meet all of the following standards:
(a) 
Less than 6% slope;
(b) 
Not a wetland under federal and/or state regulations;
(c) 
Be part of a contiguous tract of at least two acres (which may include existing adjacent recreation land); and
(d) 
Not be within the "100-year floodplain" as defined by official floodplain maps of the Township.
(4) 
Amount of recreation land. If a subdivision or land development is required to include recreation land, the following amounts for each permitted new dwelling unit shall apply:
Percentage of the Total Required Recreation Minimum Required
Land that Would Meet the Definition of "Prime Recreation Land"
Recreation Land Per Permitted Dwelling Unit
(square feet)
0% to 25.0%
5,000
25.1% to 99.9%
2,500
100%
1,250
E. 
Fees. If the Board of Commissioners determines that a proposed subdivision or land development is required to pay fees in lieu of dedicating recreation land, this fee shall be in an amount as set from time to time by resolution of the Board of Commissioners.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
F. 
Decision on land vs. fees. The Board of Commissioners shall determine whether a land dedication would be in the public interest, or whether the payment of fees is required. This initial determination should, but is not required to, be made at the time of sketch plan review. The Township should, at a minimum, consider the following in this decision:
(1) 
Whether the land in that location would serve a valid public purpose.
(2) 
Whether there is potential to make a desirable addition to an existing public or School District recreation area or to create a greenway along a creek.
(3) 
Whether the proposed land would meet the objectives and requirements of this section and any relevant policies of the Comprehensive Plan and any recreation or open space plan.
(4) 
Whether the area surrounding the proposed development has sufficient existing recreation and open space land, and whether it is possible for pedestrians and bicyclists to reach those lands.
(5) 
Any recommendations that may be received from the Planning Commission, the Township Engineer, the local School Board or School District staff and the Township Parks and Recreation Board.
G. 
Recreation land to be preserved.
(1) 
Suitability. Recreation land shall be suitable for its intended purpose, in the determination of the Board of Commissioners. The applicant shall state in writing what improvements, if any, he/she will commit to make to the land to make it suitable for its intended purpose, such as grading, landscaping, or development of trails. Such land shall be free of construction debris at the time of dedication. Proposed recreation land shall be suitable to meet the needs of the residents of the development.
(2) 
Ownership. Required recreation land shall be dedicated to the Township, unless the Board of Commissioners agree to accept a dedication to any of the following: the school district, the county, a state agency charged with maintaining recreation land, a similar governmental agency, an incorporated property-owner association (such as a homeowner or condominium association) or an established environmental organization acceptable to the Board of Commissioners. In the case of a rental development, the Township may permit the recreation land to be retained by the owner of the adjacent principal buildings.
(a) 
If recreation land is to be owned by a property-owner association, the developer shall be required to establish such association in a form that requires all property owners within the development to annually contribute to the maintenance of the recreation land.
[1] 
Any property-owner association agreements regarding required recreation land shall be subject to acceptance by the Board of Commissioners, based upon review by the Township Solicitor.
[2] 
Prior to the sale of any dwelling unit or lot, all deeds shall require each property-owner to pay fees on a regular basis for the maintenance and other expenses of owning such land. The property-owners shall be incorporated with covenants and bylaws providing for the filing of assessments. After providing notice to affected owners, the Township shall have the authority to establish municipal liens upon all properties in the association to fund maintenance of the land and Township legal costs if the property-owners association does not fulfill its responsibilities.
[3] 
An orderly process shall be established for the transfer of the land to the association. The dedication of maintenance responsibilities by a developer to a property-owners association shall not occur until such association is incorporated and able to maintain such land.
[4] 
The property-owners association shall be established in full compliance with applicable state law, including the Uniform Planned Community Act.[1]
[1]
Editor's Note: See 68 Pa.C.S.A. § 5101 et seq.
(b) 
Transfer to another entity. If the approved plan states that ownership of and/or responsibilities to maintain the recreation land are given to a particular entity, then any transfer of ownership or responsibilities to another entity shall require pre-approval by the Board of Commissioners. Where land is to be owned by a conservation organization, a process shall be established for the land to transfer to a different organization if the first organization is not able to fulfill its obligations.
(c) 
The Board of Commissioners shall have the authority to refuse to accept an offer of dedication of recreation land to the Township, and/or to determine that an offer does not meet Township requirements.
(3) 
Easements. Any required recreation land dedication shall include a conservation easement to permanently prevent its development for buildings, except buildings for approved types of noncommercial recreation or to support maintenance of the land. Such conservation easements shall, at a minimum, be enforceable by the Board of Commissioners. The Commissioners may require that the easements also authorize their enforcement by a suitable third party.
(4) 
Priorities. Priority shall be given to dedication of land that would be suitable for:
(a) 
Additions to existing public schools and public parks; or
(b) 
Preservation of woods, steep slopes or other important natural features or land along a creek; or
(c) 
For centralized active recreation.
(5) 
Suitability. Land that is not suitable for active or passive recreation shall not be permitted to meet the requirements of this section. Any land area used to meet the requirements of this § 475-41 shall meet the definition of "recreation land." Portions intended for active recreation shall be well-drained, of less than 6% average slope and not require filling in of a wetland for use.
(6) 
Access and contiguousness. Recreation land within a subdivision or land development shall be contiguous, except as may be specifically exempted by the Board of Commissioners, if necessary considering the unique features of the site, and shall have a minimum of 20 feet of road frontage at a location that allows access for maintenance and by pedestrians.
(7) 
Other ordinances. Any required land dedication or fees under this section shall be in addition to any land dedication or improvement requirements of any other Township ordinance.
(a) 
However, the Board of Commissioners may allow common open space provided under a Joint Zoning Ordinance provision to also count towards the recreation land requirement if the land will be improved for recreation, capable of meeting all of the requirements of this section, and be available without charge on a daily basis to the public.
(8) 
Residual lands. If only a portion of a larger tract of land is currently proposed to be subdivided, or the applicant owns one or more adjacent tracts that are not currently proposed to be subdivided, the applicant shall provide a sketch of a possible future land dedication on these adjacent lands. The intent is to coordinate current plans with any future development, even in the long-term.
(9) 
Coordination with future adjacent dedication. The Board of Commissioners may require that a required land dedication within a property currently being subdivided be placed along an edge of the property so that it may, in the future, be combined with a recreation land/open space dedication on the edge of an adjoining property when that adjoining property is subdivided or developed.
H. 
Combination of land and fees. Upon mutual agreement of the Board of Commissioners and the applicant, the Township may accept a combination of recreation land and fees-in-lieu of land to meet the requirements of this section for a subdivision or land development. This combination shall be based upon the recreation land requirement applying for a certain number of dwelling units and the fee-in-lieu of land requirement applying for the remaining development.
(1) 
For example, if a development included 25 dwelling units, recreation land could be required for 15 dwelling units and fees could be required for 10 dwelling units.
I. 
Timing of residential fees. Fees required by this section for all of the dwelling units shall be paid prior to the recording of the final plan, except as follows:
(1) 
If the required fee would be greater than $4,000, and the applicant and the Township mutually agree to provisions in a binding development agreement to require the payment of all applicable recreation fees prior to the issuance of any building permits within each clearly defined phase or sub-phase of the development, then fees are not required to be paid prior to recording of the final plan but may instead be paid within the requirements of that development agreement.
(2) 
If the applicant agrees to pay such fees in installments, then all such fees shall not be considered to be "paid" for the purposes of any applicable time limitations for utilization under the Municipalities Planning Code[2] until all such fees are paid in full, including all installments and phases.
[2]
Editor's Note: See 53 P.S. § 10101 et seq.
J. 
Facilities in place of land or fees. An applicant may submit a written request for a modification of the requirements of this section by offering to construct substantial permanent recreation facilities within the proposed subdivision or land development or on public parkland. Such modification shall only be approved if the applicant clearly proves to the satisfaction of the Board of Commissioners that the facilities will serve a valid public purpose, will be designed following modern standards in a durable manner and will have a higher market value than the land or fees that would otherwise be required.
(1) 
A modification of these requirements may also be approved by the Board of Commissioners if the applicant donates or sells appropriate public recreation land to the Township or the School District. In such case, the applicant shall provide a written appraisal from a qualified professional that the market value of the donation or price reduction is greater than the value of the fee or land requirement that is waived. In such case, the land shall be determined to be suitable for public recreation by the Board of Commissioners.
A. 
In reviewing subdivision plans, the Planning Commission will consider the adequacy of existing or proposed community facilities to serve the additional dwellings proposed by the subdivision.
B. 
Where deemed essential by the Board of Commissioners upon consideration of the particular type of development proposed and especially in large-scale planned residential developments, the Board of Commissioners may require the dedication or reservation of such areas or sites of an extent and location suitable to the needs created by the development for schools, parks and other purposes.
C. 
Where deemed essential by the Township upon consideration of the particular type of development proposed and especially in large-scale planned residential developments, the Board of Commissioners may require the dedication or reservation of such areas or sites of an extent and location suitable to the needs created by the development for schools, parks and other purposes.
D. 
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.
E. 
Consideration shall be shown for all natural features such as large trees, watercourses, historic areas and structures, and similar community assets which, if preserved, will add attractiveness and value to the remainder of the subdivision. Trees shall be preserved wherever possible.
A. 
All electric, communication and cable television service facilities, both main and service lines, shall be provided by underground cables, installed in accordance with the prevailing standards and practices of the utility and other companies providing such services, except where it is demonstrated to the satisfaction of the Township that the underground installation required herein is not feasible because of the physical condition of the lands involved.
B. 
Where practicable, all utilities shall be located within the street right-of-way but outside the cartway, otherwise, easements or rights-of-way of sufficient width for installation and maintenance shall be provided.
C. 
Final plans shall show locations of all utilities and shall be coordinated with required street tree planting.
A. 
Those areas defined as floodplain, identified floodplain area, or floodplain district in Chapter 540, Zoning, or Chapter 265, Floodplain Management, shall be subject to the requirements and restrictions contained herein and in the above-noted chapters, In addition, the following regulations shall apply:
B. 
The Board of Commissioners may, when it deems necessary for the health, comfort, safety, or welfare of the present and future population of the area, and necessary to the conservation of water, drainage and sanitary facilities, prohibit subdivision of any portion of the property which lies within the floodplain of any stream or drainage course.
C. 
All floodplain areas shall be preserved from any and all destruction or damage by clearing, grading, or dumping of earth or fill, waste material, stumps, or other material of any kind.
D. 
All federal and commonwealth permits or approvals required to perform any work within a permanent or intermittent watercourse shall be obtained prior to the start of such work.
E. 
Any proposed development or reconstruction within floodplain areas shall also be governed by the most restrictive provisions which appear within this chapter, or Chapter 540, Zoning, or Chapter 265, Floodplain Management, with regard to floodplain management requirements. In all cases, the most restrictive provision of the above chapters shall govern.
A. 
Landscape plan requirements.
(1) 
The landscape plan shall be prepared and sealed by a registered landscape architect.
(2) 
The landscape plan shall show the following information:
(a) 
Plan scale, date, North arrow and location map with zoning district designations for the site and adjacent properties.
(b) 
Property lines, setback lines, easements and the adjacent district(s).
(c) 
Location of all existing and proposed buildings.
(d) 
Location of all existing and proposed roads, parking, service areas and other paved areas.
(e) 
Location of all outside storage and trash receptacle areas.
(f) 
Location of sidewalks, berms, fences, walls, freestanding signs, and the site lighting.
(g) 
Location of existing and proposed underground, surface and above grade utilities such as utility lines, utility easements, transformers, hydrants, manholes and mechanical equipment.
(h) 
Location, size and species of existing individual trees with trunks six inches in diameter or more, measured at a height of 4.5 feet above the ground.
(i) 
A replacement tree plant schedule indicating the specifications for trees proposed for replacement of existing trees six inches or greater in caliper designated for removal.
(j) 
A plant schedule listing all new plant materials (trees, shrubs, and ground cover) proposed for planting. This schedule shall indicate the botanical and common name, height, spread, caliper, quantity and special remarks for all proposed plant materials.
(k) 
Plans will be drawn to a scale of not less than one inch equals 50 feet and show all existing and proposed contours.
(l) 
Details for the planting, saucering and staking of trees, the planting of shrubs and any other details which depict other related installations.
(m) 
Existing natural features such as water bodies, floodplain, wetlands, rock outcroppings, and slopes in excess of 15%.
(n) 
Location of all proposed plant species to include trees, shrubs, ground cover, perennials and lawn.
(o) 
Information, in the form of notes or specifications, concerning planting and lawn areas. Such information shall specify the quality requirements and material for planting, seeding, sodding, ground cover, mulching and the like.
(p) 
Details of temporary fencing to be used for protection of existing trees and shrubs during construction.
(q) 
Interior parking lot green space calculations for parking lots larger than 2,000 square feet will appear on the drawings in the following form:
Total Area of Interior Planting Islands __________S.F. divided by Parking Lot Area Outside Curb to Outside Curb S.F. equals Percent of Parking Lot Devoted to Green Space __________%.
B. 
Street trees.
(1) 
Within any land development or major subdivision, street trees shall be planted along all streets where suitable street trees do not exist.
(2) 
Large street trees shall be planted at intervals of not more than 40 feet, and small street trees at intervals of not more than 30 feet. An equivalent number may be planted in an informal arrangement, subject to Township approval.
(3) 
Street trees shall not be planted opposite each other, but shall alternate.
(4) 
At intersections, no trees may be located within the clear sight triangle as defined in § 475-26 of this chapter.
(5) 
Street trees shall be planted a minimum distance of five feet and a maximum distance of 15 feet from the right-of-way line, unless otherwise approved by the Township.
(6) 
Street trees shall be located so as not to interfere with the installation and maintenance of sidewalks and utilities. Trees shall be planted a minimum distance of 11 feet from curbs and five feet from sidewalks, 15 feet from overhead utilities and 10 feet from underground utilities.
(7) 
Street trees shall be of nursery stock. They shall be of symmetrical growth, free of insects, pests and disease, and suitable for street use and durable under the maintenance contemplated.
(8) 
The minimum trunk diameter, measured at a height of six inches above the finished grade level shall be 2 1/2 inches.
(9) 
Street trees may be chosen from the plant material list and must also qualify under the following conditions:
(a) 
"Disapprove" all species that are on the most current DCNR list of invasive species.
(b) 
The Township will approve only material that is hardy to the USDA hardiness zone of Colebrookdale Township.
(c) 
The plant material must be suitable for the proposed site's solar and hydrological conditions.
(d) 
The proposed plantings are subject to the approval by the Township's Planning Commission and Township Engineer.
(e) 
Native species and their cultivars shall be chosen on the basis of their ability to provide shade or serve in the purpose that their placement on the site suggests. They shall be of symmetrical growth, free of insects, pests and disease. All trees shall meet the standards of the American Association of Nurserymen.
C. 
Buffer plantings.
(1) 
Landscape buffer areas shall be provided as required by Chapter 540, Zoning. A minimum 50 feet wide buffer yard with plant screening shall be required along the rear and side lot lines of any lot used principally for nonresidential purposes that is contiguous to a lot line of a residentially zoned lot or a lot occupied by an existing principal dwelling. The buffer shall be designed with the following requirements:
(a) 
Canopy trees (2 1/2 inches cal.): one tree per 40 linear feet.
(b) 
Evergreen trees (six feet to eight feet height): one tree per 20 linear feet.
(c) 
Flowering trees (six feet height): one tree per 20 linear feet.
(d) 
Shrubs (48 inches height): five shrubs per 20 linear feet.
(2) 
A 10 feet minimum buffer yard with landscaped screening shall be required where a subdivision or land development of new dwellings will have rear yards abutting a public street. The buffer shall be planted in a staggered formation with the following requirements:
(a) 
Evergreen trees (six feet to eight feet height): one tree per 10 linear feet.
(3) 
A buffer yard is also required to be provided by the following if they are abutting and visible from a public street and shall be planted in the same manner as Subsection B(2) above:
(a) 
Along lot lines and street rights-of-way of any newly developed or expanded outdoor industrial storage or loading area; or
(b) 
Along lot lines and street rights-of-way of any new developed or expanded area routinely used for the overnight parking of two or more tractor-trailer trucks or trailers of tractor-trailers.
(4) 
A visual screen composed of evergreen trees shall be provided around areas designated for storage, maintenance, recycling, waste disposal, mechanical equipment, and transformers. Evergreen trees shall be six feet to eight feet in height at time of planting.
(a) 
The Township may reduce or eliminate the perimeter buffer requirement where any tract abuts similar uses such that the Board agrees that buffering is not necessary or where the applicant can demonstrate to the satisfaction of the Board that existing vegetation, structural and/or topographic conditions will, on a year-round basis, buffer the subject development or use from view from adjacent tracts.
D. 
Parking area landscaping.
(1) 
All parking areas with 10 or more stalls shall be landscaped according to the following requirements:
(a) 
All parking areas shall be enclosed, except for entrances and exits, by a compact shrub hedge to immediately provide an effective and continuous visual screen to prevent headlight glare onto adjacent properties. Shrubs shall be planted within a planting strip that is a minimum of 10 feet for a lot including 15 to 50 parking spaces, 15 feet for a lot including 50 to 99 parking spaces, and 25 feet for a lot including 100 or more parking spaces. Shrubs shall be a minimum of three feet in height at time of planting.
(b) 
All parking areas shall have at least one deciduous tree of 2 1/2 inches caliper minimum for every 10 parking spaces.
(c) 
One planting island shall be provided for every 15 parking stalls. There shall be no more than 15 contiguous parking stalls in a row without a planting island.
(d) 
Planting islands shall be a minimum of nine feet by 18 feet in area, underlain by soil (not base course material), mounded at no more than a four-to-one slope, nor less than a twelve-to-one slope, and shall be protected by curbing or bollards. Each planting island shall contain one shade tree, plus ground cover to cover the entire area.
(e) 
Landscaped islands at least 15 feet wide shall be provided between each set of two parking bays, except as otherwise approved by the Township.
(f) 
Interior parking lot green space calculations for parking lots larger than 2,000 square feet will appear on the drawings in the following form:
Total Area of Interior Planting Islands __________S.F. divided by Parking Lot Area Outside Curb to Outside Curb S.F. equals Percent of Parking Lot Devoted to Green Space__________%.
E. 
Stormwater basin landscaping.
(1) 
Refer to Zoning Section 804.H for requirements regarding landscaping within and around all aboveground stormwater management basins.
(2) 
Trees and shrubs shall be planted around stormwater basins that cover more than 5,000 square feet of land. A minimum average of two trees and 10 shrubs shall be required to be planted around the basin for every 100 linear feet of basin perimeter. Trees shall have an initial trunk diameter of two inches, measured six inches above the ground. Shrubs shall have an initial height of four feet.
(3) 
Basin floors, side slopes, berms, impoundment structures or other earth structures shall be planted with cover vegetation such as lawn grass or naturalized plantings specifically suited for stormwater basins.
F. 
Tree replacement.
(1) 
Permitted woodland disturbance for any purpose (other than forestry, as regulated by Section 402 of the Zoning Ordinance) on any lot or tract shall not exceed 40% of total woodland areas on a site.
(2) 
Any tree of six inches in caliper or greater removed in conjunction with a subdivision or land development shall be replaced on-site and shall meet the following size limitation:
(a) 
Trees with a diameter of six inches or more but less than 10 inches shall each be replaced with no less than two trees measuring three inches in caliper.
(b) 
Trees with a diameter of 10 inches or more but less than 15 inches shall each be replaced with no less than four trees measuring three inches in caliper.
(c) 
Trees with a diameter of 15 inches or more but less than 24 inches shall each be replaced with no less than six trees measuring three inches in caliper.
(d) 
Trees with a diameter of 24 inches or more shall each be replaced with no less than 10 trees measuring three inches in caliper.
(3) 
All replacement trees shall be in addition to all other plantings required by this chapter.
(4) 
Should sufficient area not exist on-site for the required quantity of replacement trees, the applicant shall provide a fee in lieu to the Township.
(5) 
Dead or diseased trees are not required to be replaced as verified by a certified arborist.
G. 
Tree protection. All trees designated to remain, including areas of woodland disturbance and immediately adjacent areas, shall be protected from damage in accordance with the procedures set forth in Zoning Section 508.E.
H. 
Landscape guarantee.
(1) 
In the event that the Township deems any of the required landscaping unacceptable (i.e., street trees, buffer plantings, etc.), the landscaping shall be replaced prior to acceptance of the improvements by the Township.
(2) 
Plant material shall be considered unacceptable in the following conditions:
(a) 
The main leader and upper canopy of a tree is dead.
(b) 
A tree or shrub appears to be at least 25% or more defoliated during the growing season.
(c) 
Showing signs of insect or disease infestation.
(3) 
Street trees planted by the applicant shall be maintained by the applicant in a healthy condition until such time that the Township accepts dedication of all new streets.
I. 
Plant material.
(1) 
To promote species diversity and viable vegetative populations any land development that requires one to 10 trees shall have two different species represented. If 10 or more trees are required, a minimum of three different species shall be required.
(2) 
Recommended plant material list.
Note: All plant material shall be selected for specific site conditions including sunlight and moisture requirements.
LARGE TREES
Botanical Name
Common Name
Acer rubrum
Red Maple
Acer saccharum
Sugar Maple
Carya alba
Mockernut Hickory
Carya cordiformis
Bitternut Hickory
Carya glabra
Pignut Hickory
Celtis occidentalis
Hackberry
Gleditsia triacanthos v. inermis
Thornless Honeylocust
Liquidambar styraciflua 'Rotundiloba'
Sweetgum
Platanus occidentalis
Sycamore
Quercus alba
White oak
Quercus bicolor
Swamp White Oak
Quercus coccinea
Scarlet Oak
Quercus palustris
Pin Oak
Quercus phellos
Willow Oak
Quercus rura
Northern Red Oak
Taxodium distichum
Bald Cypress
Tilia americana
American Linden
Ulmus Americana 'Valley Forge'
American Elm
SMALL TO MEDIUM TREES
Botanical Name
Common Name
Amelanchier canadensis
Shadblow Serviceberry
Amelanchier laevis
Allegheny Serviceberry
Betula nigra
River Birch
Carpinus caroliniana
American Hornbeam
Cercis canadensis
Eastern Redbud
Chionanthus virginicus
White Fringetree
Cornus florida
Flowering Dogwood
Crataegus viridis 'Winter King'
Green Hawthorn
Magnolia virginiana
Sweetbay Magnolia
Ostrya virginiana
Eastern Hophornbeam
Sassafras albidum
Sassafras
EVERGREEN TREES
Botanical name
Common Name
Ilex opaca
American Holly
Juniperus virginiana
Eastern Red Cedar
Picea pungens
Blue Spruce
Pinus strobus
Eastern White pine
Thuja occidentalis
American Arborvitae
NOTE: It is recommended that two or more species of evergreen trees be used in a buffer yard.
SHRUBS - DECIDUOUS
Botanical Name
Common Name
Calycanthus floridus
Sweetshrub
Cephalanthus occidentalis
Buttonbush
Clethra alnifolia
Summersweet
Fothergilla gardenia
Fothergilla
Hamamelis virginiana
Witch Hazel
Hydrangea arborescens
Smooth Hydrangea
Hydrangea quercifolia
Oakleaf Hydrangea
Ilex vertcillata
Winterberry Holly
Itea virginica
Virginia Sweetspire
Lindera benzoin
Spicebush
Myrica pensylvanica
Northern Bayberry
Vaccinium corymbosum
Highbush Blueberry
Viburnum dentatum
Arrowwood Viburnum
Viburnum nudum
Possumhaw Viburnum
Viburnum trilobum
American Cranberrybush
SHRUBS - EVERGREEN
Botanical Name
Common Name
Ilex glabra
Inkberry Holly
Kalmia latifolia
Mountain Laurel
Taxus canadensis
Canada Yew
Wetlands shall be preserved in accordance with Articles 3 and 5 of the Joint Zoning Ordinance. Final plan approval shall not be granted until all required permits for encroachments into wetlands are obtained.