[Ord. No. 109-2004, § 601, 9/8/2004; as amended by Ord. No. 209-2023, 9/13/2023]
1.
The following principles, standards, and requirements shall be applied by the Board of Supervisors in evaluating plans for proposed subdivision and land development. In addition, the standards set forth in the Township Zoning Ordinance, Chapter 27, for the particular district in which the subdivision or land development is taking place shall govern the layout of lots and/or design of buildings, parking lots, and other facilities.
2.
The standards and requirements outlined herein shall be considered minimum standards and requirements for the promotion of public health, safety, and general welfare. Further discussion of the interpretation and authority of this chapter and related regulations is contained in § 22-104 of this chapter.
[Ord. No. 109-2004, § 602, 9/8/2004; as amended by Ord. No. 209-2023, 9/13/2023]
1.
Land shall be suited to the purposes for which it is to be subdivided
or developed. Proposed land developments shall be coordinated with
existing nearby neighborhoods so that the community as a whole may
develop harmoniously.
2.
No land shall be developed for residential purposes unless all hazards
to life, health, or property from flood, fire, and disease shall have
been eliminated or unless the plans for the development shall provide
adequate safeguards against such hazards.
[Ord. No. 109-2004, § 603, 9/8/2004; as amended by Ord. No. 209-2023, 9/13/2023]
1.
The length, width, and shape of blocks shall be determined with due
regard to:
A.
Provision of adequate sites for buildings of the type proposed.
B.
Topography.
C.
Requirements for safe and convenient vehicular and pedestrian circulation.
D.
Thoughtful and innovative design to create an attractive community
and where appropriate, opportunities for the utilization of solar
energy.
2.
Blocks shall have a maximum length of 1,200 feet and a minimum length
of 600 feet, except that in the MUC – Mixed Use Commercial District,
a minimum length of 400 feet shall be permitted. In the design of
blocks, special consideration should be given to access for fire protection,
whether by an easement for emergency access or sidewalk installation.
3.
Residential blocks shall be of sufficient depth to accommodate two
tiers of lots, except where reverse frontage lots are used.
4.
Blocks for commercial and industrial areas may vary from the elements
of design contained in this section if the nature of the use requires
other treatment. In such cases, off-street parking for employees and
customers may be required along with safe and convenient limited access
to the street system. Space for off-street loading may also be required
with similar access. Space for the extension of streets, railroad
access right-of-way, and utilities shall be provided. The amount of
parking space shall be as required by the applicable zoning ordinance.
[Ord. No. 109-2004, § 604, 9/8/2004; as amended by Ord. No. 209-2023, 9/13/2023]
1.
Lot dimensions and areas and minimum front yard setbacks shall not be less then as required by the Township Zoning Ordinance, Chapter 27, as either may be amended from time to time.
2.
Frontage.
A.
Except as provided in Subsection 6, below, all lots shall have frontage along the right-of-way line of an existing street and direct access to the same. Each lot shall have, in addition to the required minimum width at the front lot line, sufficient free and complete access to an existing or proposed street cartway to avoid the need to cross any portion of another lot to reach such street, unless topographic conditions do not permit using said frontage as stipulated above.
C.
Lot frontage shall not be less than the minimum requirement of the
applicable zoning ordinance, except that on the outside of a curved
residential street a minimum frontage of 50 feet may be deemed acceptable
by the Board, provided that proper lot width is attained at the building
setback line in conformity with the requirements of the applicable
zoning ordinance.
3.
Side lot lines shall be substantially at right angles or radial to
street lines. The Township shall encourage flexibility in lot layout
so that the siting of buildings takes maximum advantage of solar energy;
e.g., the orientation of buildings with their long axis generally
in an east-west direction.
4.
Reverse Frontage Lots. Any proposed lots abutting an existing or proposed arterial or major collector street in the Township shall be designed as reverse frontage lots having direct access only to a minor collector or local street, as specified in the Township Zoning Ordinance, Chapter 27. This requirement may be waived by the Board of Supervisors if, in its judgment: A) the advantages to the Township of compliance with this standard are outweighed by the applicant's resulting inability to meet other requirements of this chapter or the Zoning Ordinance, Chapter 27 (minimum dimensions, layout of lots, disturbance of slopes, etc.); or B) compliance would be unreasonable or impractical due to the size of the proposed development, configuration of the site, etc.
5.
Site addresses and street names shall be assigned to each lot by the Township in accordance with established methods, and shall be noted on the plan prior to submission as outlined in § 22-411.
6.
Interior Lots.
A.
No more than two contiguous flag lot access strips shall be formed.
The creation of such lots shall be minimized and limited to those
circumstances dictated by the configuration of the site; however,
the applicant shall not be permitted to use interior lot design to
avoid constructing or extending streets.
B.
For any subdivision of 20 lots or fewer, there shall be a maximum
of two flag lots. In subdivisions with more than 20 lots, a maximum
of 15% of the total lots may be flag lots.
C.
No more than two lots in depth (i.e., one tier of interior lots)
shall be created along a new or existing street; access to any other
lots shall be taken directly from a new street.
D.
Further subdivision of any flag lot is prohibited.
E.
An interior lot shall have a fee-simple access strip, with a minimum
width for its entire depth of 25 feet, which connects to a street.
F.
Any driveway constructed in the access strip connecting the main
portion of a flag lot with a public road shall be provided with full
and adequate drainage facilities which shall be approved by the Township
Engineer.
G.
If any portion of a flag lot access strip located within 100 feet
of a public road exceeds an average grade of 8%, off-street parking
for two vehicles shall be provided within an area 100 feet from such
public road along the proposed driveway.
H.
The minimum distance separating two contiguous flag lot access strips
from any additional flag lot access strip(s) shall not be less than
two times the lot width (at the building line) required within the
applicable zoning district.
[Ord. No. 109-2004, § 605, 9/8/2004; as amended by Ord. 180-2016, 4/13/2016; and by Ord. No. 209-2023, 9/13/2023]
1.
Proposed streets shall be properly related to such street plans or
parts thereof as have been officially prepared and adopted by the
Township, including recorded subdivision plans and the Official Map
of the Township, and shall be classified according to their function.
2.
Proposed streets shall further conform to such Township, county and
state road and highway plans as have been prepared, adopted, and filed
as prescribed by law.
3.
Thoughtful and imaginative design of streets and their relationship
to the arrangement and shape of lots is required. Streets shall be
logically related to the topography so as to produce usable lots,
curvilinear design, reasonable grades, proper alignment and drainage;
to provide for adequate vision; and to enhance opportunities for the
utilization of solar energy. To the degree possible, lot configuration
and street design in areas immediately adjacent to the Borough should
conform to the grid pattern present in the Borough.
4.
Minor collector and local streets shall be laid out so as to discourage
through traffic, but provisions for street connections into and from
adjacent areas may be required by the Board of Supervisors. Secondary
and through highways shall be connected with such existing streets
and highways so as to form continuations thereof.
5.
If lots resulting from original subdivision are large enough to permit
resubdivision, or if a portion of the tract is not subdivided, adequate
street rights-of-way to permit further subdivision shall be provided
as necessary, to be no less than the rights-of-way then required for
minor collector or local streets. Remnants, reserve strips and landlocked
areas shall not be created.
6.
Additional Rights-of-Way and Improvements.
A.
Where a subdivision or land development abuts or contains an existing
or proposed major collector or arterial street, the Board may require
dedication of additional right-of-way to provide the minimum right-of-way
specified hereinafter, as well as marginal access streets, rear service
alleys, reverse frontage lots, or such other treatment as will provide
protection for abutting properties, reduction in the number of intersections
with the major street, and separation of local and through traffic.
B.
Where warranted because of additional traffic, drainage, or comparable
problems/conditions, both sides of said major street are to be improved
as a responsibility of the applicant himself, or by means of sufficient
funds escrowed for use by the Township to execute such improvement.
7.
Half or Partial Streets.
A.
New half or partial streets shall not be permitted except where essential
to reasonable development of a tract in conformance with the other
requirements and standards of this chapter and where, in addition,
dedication of the remaining part of the street has been secured.
B.
Wherever a tract to be developed borders an existing half or partial
street, the other part of the street shall be plotted within such
tract. Where new half or partial streets are proposed, the acceptance
of final plans shall be conditioned upon the provision of guarantees
assuring the construction or completion of such streets to Township
standards.
8.
Dead-end streets shall be prohibited, except as stubs to permit future
street extension into adjoining tracts or when designed as cul-de-sac
streets. A plan note is required informing future lot buyers the dead
end or cul-de-sac street will be connected in the future at the Township's
sole discretion.
9.
Continuations of existing streets shall be known by the same name,
but names for other streets shall not duplicate or closely resemble
names for existing streets in the region. In all cases, however, all
street names are subject to the approval of the Township Planning
Commission and Board of Supervisors.
10.
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 designs with
both municipalities to avoid abrupt changes in cartway width or in
improvements provided.
|
Figure 22-1
 |
11.
New streets shall be laid out to continue existing streets at equal or greater width, as regards both cartway and right-of-way, where such continuations are reasonable and practical. Minimum widths shall be as established in § 22-607, below.
12.
For all new streets, "No parking while streets are snow covered/vehicles
will be towed" signs shall be provided at locations determined by
the Township.
[Ord. No. 109-2004, § 606, 9/8/2004; as amended by Ord. No. 209-2023, 9/13/2023]
1.
Single-access (including cul-de-sac) streets permanently designed
as such shall be limited to a maximum length of 800 linear feet. This
distance shall be measured from the point of intersection of the street
center lines to the center point of the circular turnaround.
2.
A permanent cul-de-sac shall have a circular turnaround with a minimum
right-of-way radius of 60 feet and an outer paving radius of 50 feet.
3.
The turnaround right-of-way of a cul-de-sac street shall be placed
adjacent to the tract boundary with a fifty-foot right-of-way width
provided along or to the boundary line to permit extension of a street
at full width, unless future expansion of a cul-de-sac street is clearly
impractical or undesirable. The small triangles of land beyond the
cul-de-sac to the boundary shall be dedicated to the Township.
4.
A permanent cul-de-sac may not be approved when a through street
or single access loop street, is possible.
5.
The turnaround portion of a cul-de-sac street shall have a maximum
slope of 5% across the diameter in any direction.
6.
Cul-de-sac streets with center-line slopes less than 2%, which are
level or nearly so across the diameter perpendicular to the center
line, must be graded so that there is a minimum 2% fall in all drainage
swales around the cul-de-sac.
7.
No more than four lots shall have frontage on the circular turnaround
portion of a cul-de-sac street, and no more than four driveways may
have access to the circular turnaround portion. A maintenance easement
shall be provided for purposes of snow removal at a location to be
determined by the Township Engineer.
[Ord. No. 109-2004, § 607, 9/8/2004; as amended by Ord. No. 114-2005, § 2, 3/9/2005; and by Ord.
No. 209-2023, 9/13/2023]
1.
The minimum right-of-way and cartway widths for all new streets in
the Township shall be as follows:
|
Type of Street
|
Right-of-Way
|
Cartway*
| |
|---|---|---|---|
|
A.
|
Principal arterial
|
80 feet
|
PennDOT standard
|
|
B.
|
Minor arterial
|
50 feet
|
PennDOT standard
|
|
C.
|
Major collector
|
50 feet
|
26 feet (with curb) 24 feet (without curb)
|
|
D.
|
Minor collector
|
50 feet
|
26 feet (with curb) 24 feet (without curb)
|
|
E.
|
Local
|
50 feet
|
22 feet (with or without curb)
|
|
F.
|
Private
|
50 feet
|
22 feet (with or without curb)
|
|
NOTES:
| |
|
*
|
The cartway surface, as defined, exclusive of any curb width.
|
2.
Minimum cartway widths, as established herein for most residential
streets, are not designed to accommodate on-street parking. Additional
right-of-way and cartway widths may be required by the Board for the
following purposes:
A.
To promote public safety and convenience.
B.
To provide parking space in commercial districts and in areas of
high-density residential development.
C.
To accommodate special topographic circumstances which may result
in cut/fill slopes extending beyond the standard right-of-way width.
These should be included within the right-of-way in all circumstances
to ensure accessibility for maintenance operations.
3.
Rights-of-way of lesser width than prescribed in this section shall
not be permitted.
4.
Subdivisions abutting existing streets shall provide, for dedication,
the minimum right-of-way widths for those streets in accordance with
the provisions of this section.
[Ord. No. 109-2004, § 608, 9/8/2004; as amended by Ord. No. 209-2023, 9/13/2023]
1.
All deflection of street lines in excess of 5° shall be connected
by use of horizontal curves.
3.
A tangent shall be required between curves. However, a long radius
curve shall be preferred in all cases to a series of curves and tangents.
In addition, compound curves may be satisfactory in some instances.
Tangents of 100 feet shall be required between reverse curves.
4.
Superelevation (commonly known as "banking a curve") shall be required
when curve radii are less than 600 feet on arterial or collector streets.
[Ord. No. 109-2004, § 609, 9/8/2004; as amended by Ord. No. 209-2023, 9/13/2023]
1.
Center-line grades shall be not less than 1%.
2.
Center-line grades shall not exceed 7%, except that a maximum grade
of 10% on local streets may be permitted for lengths not to exceed
150 feet where natural contours provide conditions for minimal grading
at the steeper grade.
3.
Vertical Curves.
A.
Vertical curves shall be used at changes of grade exceeding 1% and
shall be designed in relation to the extent of the grade change (at
a rate no more abrupt than 1% change in grade per 25 feet along the
center line) provided that the following minimum sight distances are
maintained:
B.
Vertical curves shall not produce excessive flatness in grade. There
shall be no dips, cross gutter bumps, or humps in the paving.
4.
Under no conditions will maximum grades be permitted with minimum
curve radii.
5.
Where the grade of any street at the approach to an intersection
exceeds 4% a leveling area shall be provided having not greater than
4% grade for a distance of 100 feet measured from the intersection
of the center lines of the streets. This requirement shall be modified
when necessary to ensure adequate sight distance is maintained.
6.
All streets shall be graded to the grades shown on the street profile
and cross-section plan submitted and approved with the preliminary
and final plan of subdivision and land development. They shall be
inspected and checked for accuracy by the Township Engineer. Spot
elevations may be required from the surveyor conducting the construction
stake out.
[Ord. No. 109-2004, § 610, 9/8/2004; as amended by Ord. No. 209-2023, 9/13/2023]
1.
Right angle intersections shall be used whenever practicable, always
when local residential streets empty into collector or arterial streets.
There shall be no intersection angle of less than 75°, or more
than 105°, measured at the center line.
2.
No more than two streets shall cross at the same point.
3.
To the fullest extent possible, intersections with arterial streets
shall be located not less than 1,000 feet apart, measured from center
line to center line. Exceptions shall be those cases deemed to require
closer spacing without endangering the public's safety, as approved
by the Township Engineer.
4.
Streets entering from opposite sides of another street shall either
be directly across from each other or offset by at least 200 feet
on local and collector and 400 feet on arterial streets, measured
from center line to center line.
5.
Corner curb radii shall be according to the following schedule of
minimum lengths: local and collector streets, 25 feet; arterial streets,
35 feet. Where streets of different functional classifications intersect,
the requirements for the higher classification shall hold.
6.
The right-of-way line for corner curbs shall be an arc, concentric
with the curb line, with a minimum radius of 20 feet, or shall be
a triangle constructed by drawing the chord of an arc concentric with
the curb line with a minimum radius of 15 feet.
7.
Minimum paving radius of 30 feet at center line shall be provided
at all intersections. The Board of Supervisors may increase the required
radii where it considers such design advisable at intersections involving
arterial streets.
8.
All necessary street name signs and traffic control signs shall be
the responsibility of the applicant to provide and erect. The street
signs shall be of the type existing in the neighborhood, shall meet
PennDOT safety standards, and shall be subject to approval by the
Board of Supervisors. Street signs and traffic signs and traffic control
signs shall be erected before the issuance of any certificates of
occupancy on that street.
9.
Clear sight triangles shall be provided at all street intersections.
Within such triangles, no vision-obstructing object shall be permitted
which obscures vision above the height of 30 inches and below 10 feet,
measured from the center-line grade of intersecting streets. Each
side of the sight triangle shall be a minimum of 75 feet, measured
from the point of intersection along each road center line.
10.
Intersections shall be controlled by stop signs, except that one
through street may be designated for each intersection, or by traffic
signals.
11.
In designing street intersections, the followings sight distance
dimensions shall be used:
|
Posted Speed of Intersected Street
|
Sight Distance*
|
|---|---|
|
Stop condition (all streets)
|
75 feet
|
|
25 mph
|
175 feet
|
|
35 mph
|
300 feet
|
|
45 mph
|
450 feet
|
|
55 mph
|
600 feet
|
|
NOTES:
| |
|
*
|
Measured from a point set back 15 feet from the intersected
pavement edge on the street controlled by a stop sign or signal.
|
12.
Greater sight triangle dimensions imposed by PennDOT for intersections
with the state highway system shall supersede the above.
|
Figure 22-2
Intersection Sight Distance
 |
|
Figure 22-3
Clear Sight Triangle
 |
[Ord. No. 109-2004, § 611, 9/8/2004; as amended by Ord. No. 209-2023, 9/13/2023]
1.
Deceleration or turning lanes may be required by the Township along
existing and proposed streets whenever the Board of Supervisors feels
such lanes are required to meet reasonable safety needs as determined
by a traffic impact study or otherwise decided by the Board.
2.
Deceleration lanes shall be designed to the following standards:
A.
The lane shall have a minimum width of 12 feet or, in the case of
intersections with state highways, such width as is required by the
applicable regulations and standards of PennDOT.
B.
The lane shall provide the full required lane width for the entire
length which shall be measured from the center line of the intersecting
road. In addition, there shall be a seventy-five-foot taper provided
at the beginning of the lane so that traffic can leave the main traveled
lane smoothly.
C.
The minimum lane length shall be as follows or as required by PennDOT
where a State roadway is involved:
|
Design Speed Of Road
|
Minimum Deceleration Lane Length
|
|---|---|
|
30 mph
|
165 feet
|
|
40 mph
|
275 feet
|
|
50 mph
|
300 feet
|
3.
Acceleration lanes are required when the need is indicated by a recommendation
of the Township Engineer. A paved taper shall be provided for right-hand
turns.
|
Figure 22-4
ACCELERATION & DECELERATION LANES
 |
[Ord. No. 109-2004, § 612, 9/8/2004; as amended by Ord. No. 209-2023, 9/13/2023]
1.
Study Required.
A.
Abbreviated Traffic Impact Study. Whenever a proposed project will
propose five or more lots or residential dwellings, or any non-residential
land development generating greater than 50 new vehicle trips in the
peak direction (inbound or outbound) during the site peak traffic
hour, the applicant shall perform an abbreviated traffic impact study.
Based on this study, certain improvements may be identified as necessary
to provide safe and efficient access to the development. The abbreviated
traffic impact study shall include:
B.
Comprehensive Traffic Impact Study.
(1)
Whenever a proposed project proposes 10 or more lots or residential
dwellings, or any non-residential land development that will generate
100 or more new vehicle trips in the peak direction (inbound or outbound)
during the site peak traffic hour, the applicant shall perform a comprehensive
traffic impact study. Based on this study, certain improvements may
be identified as necessary to provide safe and efficient access to
the development.
(2)
Transportation demand management measures such as staggered
start and end work times, telecommuting, utilization of transit, greenway
or trail linkages, park and ride lots, etc. may be used to reduce
trip generation for the proposed development. If such measures will
reduce the new vehicle trips in the peak direction during the peak
traffic hour to less than 100, then an abbreviated traffic impact
study may be performed in lieu of a comprehensive study. When such
trip reduction measures are used to justify performance of an abbreviated
study as permitted by this section, a developer and successors shall
be bound by a recorded agreement to implement such measures. The terms
and form of agreement shall be as mutually agreed upon by the Township
and the developers.
C.
In addition, a comprehensive traffic impact study shall be prepared
at the discretion of Honey Brook Township whenever either of the following
conditions exists within the impact study area:
(1)
Current traffic problems exist in the local area, such as a
high crash location, confusing intersection, or a congested intersection
that directly affects access to the development.
(2)
The ability of the existing roadway system to handle increased
traffic or the feasibility of improving the roadway system to handle
increased traffic is limited.
2.
Traffic Impact Study Requirements.
A.
Area of Traffic Impact Study. The traffic impact study area shall
be based on the characteristics of the surrounding area. The intersections
to be included in the study shall be adjacent to the site or have
direct impact upon the access to the Site. The intersections shall
be mutually agreed upon by Honey Brook Township and the transportation
engineer preparing the study.
B.
Preparation by Transportation Engineer Required. Traffic impact studies
shall be prepared by or under the supervision of qualified and experienced
transportation engineers with specific training in traffic and transportation
engineering and at least two years of experience related to preparing
traffic studies for existing or proposed developments.
C.
Horizon Year. The traffic forecasts shall be prepared for the anticipated
opening year of the development, assuming full build out and occupancy.
This year shall be referred to as the "horizon year."
D.
Non-Site Traffic Estimates. Estimates of non-site traffic shall be
made and will consist of motorized and non-motorized through traffic
and motorized and non-motorized traffic generated by all other developments
within the study area for which Preliminary or Final Plans have been
approved. Non-site traffic may be estimated using any one of the following
three methods: "Build-up" technique, area transportation plan data
or modeled volumes, and trends or growth rates.
E.
Trip Generation Rates Required. The traffic impact study shall include
a table showing the land use categories and quantities, with the corresponding
trip generation rates or equations (with justification for selection
of one or the other), and resulting number of trips. The trip generation
rates used shall be either from the latest edition of Trip Generation
by ITE, or from a local study of corresponding land uses and quantities.
All sources shall be referenced in the study.
F.
Consideration of Pass-By or Shared Trips. If pass-by trips or shared
trips are a major consideration for the land use in question, studies
shall be referenced and interviews shall be conducted and documented
at similar land uses.
G.
Rate Sums. Any significant difference between the sums of single-use
rates and proposed mixed-use estimates shall be justified and explained
in the study.
H.
Explanations Required. The reasoning and data used in developing
a trip generation rate for special/unusual generators shall be justified
and explained in the report.
I.
Definition of Influence Area.
(1)
Prior to trip distribution of site-generated trips, an influence
area shall be defined which contains 80% or more of the trip ends
that will be attracted to the development. A market study can be used
to establish the limits of an influence area, if available. If no
market study is available, an influence area shall be estimated based
on a reasonable documented estimate. The influence area can also be
based on a reasonable maximum convenient travel time to the site,
or delineating area boundaries based on locations of competing developments.
(2)
Other methods, such as using trip data from an existing development
with similar characteristics or using an existing origin-destination
survey of trips within the area, can be used in place of the influence
area to delineate the boundaries of the impact.
J.
Estimates of Trip Distribution Required.
(2)
Whichever method is used, trip distribution shall be estimated
and analyzed for the horizon year. A mixed-use development may require
more than one distribution and coinciding assignment for each phase
(for example, residential and retail phases on the same site). Consideration
shall also be given to whether inbound and outbound trips will have
similar distributions.
K.
Trip Assignments.
(1)
Assignments shall be made considering logical routings, available
roadway capacities, left turns at critical intersections, and projected
(and perceived) minimum travel times. In addition, multiple paths
shall often be assigned between origins and destinations to achieve
realistic estimates rather than assigning all of the trips to the
route with the shortest travel time. The assignments shall be carried
through the external site access points and in large projects (those
producing 500 or more additional peak direction trips to or from the
site during the development's peak hour) through the internal
roadways. When the site has more than one access driveway, logical
routing and possible multiple paths shall be used to obtain realistic
driveway volumes. The assignment shall reflect conditions at the time
of the analysis. Assignments can be accomplished either manually or
with applicable computer models.
(2)
If a thorough analysis is required to account for shared trips,
the following procedure shall be used:
(3)
Upon completion of the initial site traffic assignment, the
results shall be reviewed to see if the volumes appear logical given
characteristics of the road system and trip distribution. Adjustments
shall be made if the initial results do not appear to be logical or
reasonable.
L.
Total Traffic Impacts. Motorized and non-motorized traffic estimates
for any site with current traffic activity shall reflect not only
new traffic associated with the site's redevelopment, but also
the trips subtracted from the traffic stream because of the removal
of a land use. The traffic impact study shall clearly depict the total
traffic estimate and its components.
M.
Capacity Analysis.
(1)
Capacity analysis shall be performed at each of the major street
and project site access intersection locations (signalized and unsignalized)
within the study area. In addition, analyses shall be completed for
roadway segments deemed sensitive to site traffic within the study
area as determined by Honey Brook Township. These may include such
segments as weaving sections, ramps, internal site roadways, parking
facility access points, and reservoirs for vehicles queuing on site
and off site. Other locations may be deemed appropriate by Honey Brook
Township depending on the situation.
(2)
The recommended level-of-service analysis procedures detailed
in the most recent edition of the Highway Capacity Manual shall be
followed.
(3)
The operational analyses in the Highway Capacity Manual shall
be used for analyzing existing conditions, traffic impacts, access
requirements, or other future conditions for which traffic, geometric,
and control parameters can be established.
N.
Required Levels-of-Service. The recommendations of the traffic impact
study shall provide safe and efficient movement of traffic to and
from and within and past the proposed development, while minimizing
the impact to non-site trips. The current levels-of-service shall
be maintained if they are Levels C or D, not allowed to deteriorate
to worse than Level C if they are currently Levels A or B, and improved
to Level D if they are Levels E or F.
O.
Documentation Required. A traffic impact study report shall be prepared
to document the purpose, procedures, findings, conclusions, and recommendations
of the study.
(1)
The documentation for a traffic impact study shall include,
at a minimum:
(a)
Study purpose and objectives.
(b)
Description of the site and study area.
(c)
Existing roadway conditions in the area of the development.
(d)
Recorded or approved development(s) within the traffic impact
study area.
(e)
Trip generation, trip distribution, and modal split.
(f)
Projected future motorized and non-motorized traffic volumes.
(g)
An assessment of the change in roadway operating conditions
resulting from the development traffic.
(h)
Recommendations for site access and transportation improvements
needed to maintain and/or improve motorized and non-motorized traffic
flow to, from, within, and past the site at an acceptable and safe
level-of-service.
(i)
Transit location, availability of bike routes, connection to
a park and/or trail system.
(2)
The analysis shall be presented in a straightforward and logical
sequence. It shall lead the reader step-by-step through the various
stages of the process and resulting conclusions and recommendations.
(3)
The recommendations shall specify the time period within which
the improvements shall be made (particularly if the improvements are
associated with various phases of the development construction), and
any monitoring of operating conditions and improvements that may be
required. The recommendations shall also identify who will be responsible
for making the improvements.
(4)
Data shall be presented in tables, graphs, maps, and diagrams
wherever possible for clarity and ease of review.
(5)
To facilitate examination by the Township, an executive summary
of one or two pages shall be provided, concisely summarizing the purpose,
conclusions, and recommendations.
(6)
The study documentation outlined above provides a framework
for site traffic access/impact study reports. Some studies will be
easily documented using this outline. However, the specific issues
to be addressed, local study requirements, and the study results may
warrant additional sections.
3.
Improvements.
A.
Responsibility for Improvements. The applicant shall be responsible
for the improvements required to provide safe and convenient ingress
and egress to the development site.
B.
Coordination with Municipal Requirements. The applicant shall be
responsible for other improvements related to the results of the traffic
impact study as may be agreed to with Honey Brook Township consistent
with provisions of the Pennsylvania Municipalities Planning Code.[1]
[1]
Editor's Note: See 53 P.S. § 10101 et seq.
[Ord. No. 109-2004, § 613, 9/8/2004; as amended by Ord. 150-2010,
§§ 6–8, 7/14/2010; by Ord. 180-2016, 4/13/2016; and by Ord. No. 209-2023, 9/13/2023]
1.
All materials entering into the construction of streets and the methods
of construction and drainage shall be in accordance with the applicable
requirements of the most current PennDOT Specifications, Form 408.
2.
Subgrade.
A.
The area within the limits of the proposed road surface shall be
shaped to conform to the line, grade, and cross-section of the proposed
road.
B.
All unsuitable subgrade materials shall be removed or stabilized.
Specific stabilization methods shall be approved by the Township Engineer
at the time of construction.
C.
Encroachment into wet or swampy areas shall be minimized; where unavoidable,
such areas shall be permanently drained and stabilized.
D.
Fill material shall be suitable and thoroughly compacted for its
full width in uniform layers of not more than eight-inch thickness
prior to compaction.
E.
The subgrade shall be thoroughly compacted by rolling with a minimum
ten-ton vibratory roller or its equivalent and/or a sheep's foot
roller over six tons.
F.
Backfill of trenches within the cartway and curb area shall be thoroughly
compacted prior to application of the base course.
G.
Crown board and straight edge shall be used for checking road and
street construction. Maximum deviation shall not exceed 1/4 of an
inch.
3.
Base Course.
A.
The base course shall comply with the required paving section as
determined by the roadway or driveway classification.
B.
After compaction of the base stone, dry screenings shall be applied
in sufficient quantity to fill all of the voids in the rolled stone
base. A vibratory roller, of PennDOT approved design, must be used
in this step of construction and rolling shall continue until all
voids are filled. Small areas around inlets and manholes that cannot
be reached by the vibratory roller shall be compacted with a mechanical
tamper or whacker.
C.
When the stone surface is tight and will accept no more screenings,
all loose screenings shall be broomed from the surface to expose the
top 1/2 inch of the aggregate over at least 75% of the road.
D.
No base material shall be placed on a wet or frozen subgrade.
4.
Bituminous Surface.
A.
The bituminous binder and wearing courses shall comply with the required
paving section as determined by the roadway or driveway classification.
B.
The completed road surface shall have a uniform slope of 1/4 inch
per foot from edge to center line, except that on super elevated curves,
this slope shall not be less than 1/4 inch per foot and shall extend
up from the inside edge to the outside edge of the paving.
5.
Grading and Shoulders.
A.
Supporting shoulders shall be constructed on all sections of projects
where a base course or pavement is to be constructed without other
permanent support along the sides.
B.
Roadways shall be graded for not less than eight feet beyond the edge of the proposed paving on each side. This grading width shall be increased as necessary where sidewalks and/or planting strips are to be provided. Shoulders shall be compacted and graded with a slope of one inch per foot, unless otherwise permitted in Subsection 5C, below. Beyond the limits of this grading, banks shall be sloped to prevent erosion but this slope shall not exceed three horizontal to one vertical, with tops of slope in cuts rounded.
C.
The slope of one inch per foot referenced for slopes in Subsection 5B, above, will not apply in all cases of uncurbed cartways. In some cases, swales must be provided in the right-of-way area outside of the paved cartway. In such cases, cuts and fills shall be limited to three horizontal to one vertical.
6.
Roadway Cross-Sections.
A.
For local/minor streets:
(1)
Superpave Asphalt Mixture Design, 9.5 mm, PG 64-22, Wearing
Course, 0.0 to 0.3 million ESALs, SRL H, 1 1/2 inches depth.
(2)
Superpave Asphalt Mixture Design, 19.0 mm, PG 64-22, Binder
Course, 0.0 to 0.3 million ESALs, SRL H, two inches depth.
(3)
Superpave Asphalt Mixture Design, 25.0 mm, PG 64-22, Base Course,
0.0 to 0.3 million ESALs, SRL H, 4.5 inches depth.
(4)
Six inches PA No. 3A modified stone base.
B.
For roadways currently receiving or anticipated to receive heavy
truck traffic, in accordance with PennDOT recommendations, the Township
may require that a heavier paving section be utilized:
(1)
Superpave Asphalt Mixture Design, 9.5 mm, PG 64-22, Wearing
Course, 0.3 to 3.0 million ESALs, SRL H, 1 1/2 inches depth.
(2)
Superpave Asphalt Mixture Design, 19.0 mm, PG 64-22, Binder
Course, 0.3 to 3.0 million ESALs, SRL H, two inches depth.
(3)
Superpave Asphalt Mixture Design, 25.0 mm, PG 64-22, Base Course,
0.3 to 3.0 million ESALs, SRL H, 4.5 inches depth.
(4)
Eight inches PA No. 3A modified stone base.
[Ord. No. 109-2004, § 614, 9/8/2004; as amended by Ord. 114-2005,
§ 2, 3/9/2005; by Ord. 150-2010, § 9, 7/14/2010; and by Ord.
No. 209-2023, 9/13/2023]
1.
Private streets may be permitted by the Board of Supervisors under
the following circumstances:
A.
There is a recorded agreement between the applicant and the Township
specifying that said streets will not be offered for dedication and
will not be accepted by the Township unless constructed to Township
standards then existing at the time of offer of dedication. Under
no circumstances, however, is the Township obligated to accept dedication.
Unless accepted for dedication, owners, and all successors, of property
which is to abut a private street shall be fully responsible for the
permanent improvement of the street and for the maintenance thereof
in a good and safe condition.
B.
The design of private streets shall meet the standards herein applicable
to the construction of streets to be dedicated.
C.
Lots fronting on private streets shall meet the requirements of the Township Zoning Ordinance, Chapter 27, with regard to lot width and setbacks.
D.
A private street shall be required when providing access to three,
four, or five lots. A private street may serve more than five lots
at the discretion of the Board of Supervisors.
[Ord. No. 109-2004, § 615, 9/8/2004; as amended by Ord. 122-2006, 12/15/2006; by Ord. 134-2008, § 20, 2/13/2008; by Ord. 146-2009, §§ 1,
2, 7/15/2009; by Ord. 150-2010, § 10, 7/17/2010; by Ord. 180-2016, 4/13/2016; and by Ord. No. 209-2023, 9/13/2023]
1.
General Driveway Design Requirements.
A.
Private driveways shall be provided, except as stated below, for
all residences and the construction shall be in accordance with the
regulations of this section in order to provide safe access to Township
and state roads, to eliminate problems of stormwater runoff, and to
ensure sufficient area for and access to off-street parking.
B.
Under conditions where design consistency adjacent to the Borough
would necessitate the use of alleys, driveway requirements may be
modified or waived at the discretion of the Board of Supervisors.
Where alleys are proposed, driveway access shall be through the alley.
Pursuant to the findings of the Comprehensive Plan, new development
in the Township in the vicinity of the Borough consistent with a more
traditional town layout utilizing alleys and adjacent off-street parking
may not require private driveways for each residence. The Board of
Supervisors shall have the sole discretion to waive such requirements
for new development, provided such development conforms to accepted
practices of village-style design or to the official map.
C.
Within the legal right-of-way of the intersected street or for a
distance of at least 25 feet from the edge of the cartway, whichever
is greater, the driveway shall have a grade of 4% or less. The remainder
of the driveway shall have a maximum grade of 15%, and any portion
of this remainder that exceeds 8% grade shall be limited to no more
than 150 continuous feet.
D.
A minimum of two parking spaces, not within the street right-of-way, shall be provided before the grade of the driveway at any point exceeds 8%. Such off-street parking spaces shall be of the minimum dimensions specified in the Township Zoning Ordinance, Chapter 27, and shall be on a grade not exceeding 8%.
E.
All driveways shall contain a straight length of at least 40 feet,
measured from the cartway edge of the intersecting street and extending
inside the lot.
F.
The first 20 feet of driveway adjacent to the cartway shall be paved with a base course of PA No. 3A modified stone compacted to six inches and a wearing course of Superpave Asphalt Mixture Design, 9.5 mm, PG 64-22, Wearing Course, 0.0 to 0.3 million ESALs, SRL L, three inches depth. In cases where common driveways are permitted, and in addition to the provisions of Subsection 1E, above, the portions of the driveway in common use shall be paved to a minimum width of 18 feet for a minimum distance of 20 feet from the street cartway and a minimum width of 10 feet to a point where common use of the driveway ends.
G.
A common driveway, as defined by this chapter, shall be of sufficient
width, in the opinion of the Township Engineer, to provide safe passage
of two vehicles or shall have sufficient number of pull-over areas
to provide safe passage of two vehicles. Sufficient land area shall
be reserved on each abutting lot for the widening of such common driveway
should the need arrive. Maintenance responsibilities shall be established
by easement or covenant.
H.
The edge of any driveway shall be at least 40 feet from the nearest
side of the paving radius at a street intersection.
I.
All new residential driveways shall provide the minimum safe stopping
distance - SSSD, as defined by 67 Pa. Code Chapter 441, Form VI-1.
See Figures 22-5 and 22-6.
J.
The gutter line, wherever possible, shall be maintained as a paved
swale. It shall have a minimum depth of four inches and minimum width
of 24 inches. A pipe may only be placed under the driveway entrances
when approved by the Township Engineer. The acceptability of such
a pipe will be governed by the gutter depth on each side of the driveway.
The minimum pipe size under a driveway shall be fifteen-inch minimum
RCP or equal as approved by the Township Engineer.
K.
Driveways shall be graded so that, wherever possible, surface drainage
will be discharged to the owner's property; otherwise, adequately
sized pipes, inlets, and/or headwalls shall be installed and gutter
improvements shall be made to direct surface drainage into the road
drainage system and not onto the paving of the intersecting road.
Stormwater facilities may be required upon recommendation of the Township
Engineer.
L.
Clear sight triangles shall be provided at all driveway entrances
and shall be shown on plans. Within such triangles, there shall be
no object greater than 2 1/2 feet in height and no other object
that would obscure the vision at least 100 feet in either direction
for residential driveways, and at least 300 feet for nonresidential
driveways, measured from a point 12 feet back from the edge of the
cartway of the intersecting street. Greater distances may be required
if warranted by specific circumstances. Whenever a portion of the
line of such triangles occurs within any proposed building setback
line, such triangle shall be considered a building setback line.
M.
When an existing agricultural driveway is to be utilized for a nonagricultural
use, the driveway must be improved to meet the driveway standards
for the proposed use as specified by this chapter.
2.
Additional Driveway Requirements for Single-Family Dwelling Lots.
A.
The number of driveways intersecting a street shall not exceed two
per lot frontage.
B.
Driveways shall intersect streets at angles of no less than 60°.
(The angle of intersection is the acute angle made by the intersection
of the center line of the driveway with the center line of the road.)
C.
The width of the single-family dwelling driveway within the legal
right-of-way of a street or when carried by a bridge shall be a minimum
of 12 feet; it shall be a minimum of 10 feet at all other points within
the property line. Except where the Board determines that limitations
of lit size or lot configuration make it infeasible, adequate turnaround
surface shall be provided on the property so egress to the street
is in a forward direction.
D.
Driveways shall not be located within five feet of a fire hydrant
or adjoining lot lines.
E.
Driveway access shall be provided to the street of lesser classification
where there is more than one street classification involved.
3.
Additional Driveway Requirements for Uses Other than Single-Family
Dwellings.
A.
Distances between access drives and street intersections and between
two access drive intersections, measured from center line to center
line shall be as follows:
B.
Access drives shall be at least 15 feet from side and rear property
lines, excepting common driveways.
C.
Driveway entrances shall be no less than 20 feet in width and shall
not exceed 36 feet in width at the street line unless provided with
a median divider, and shall be clearly defined by use of curbing.
The curbs of these driveway entrances shall be rounded with a minimum
radius of 15 feet where they intersect a street.
D.
Within the legal right-of-way of the intersected street or for a
distance of at least 25 feet from the edge of the cartway, whichever
is greater, the driveway shall have a maximum grade of 4% or less.
The remainder of the driveway shall have a maximum grade of 15%, and
any portion of this remainder that exceeds 8% grade shall be limited
to no more than 150 continuous feet.
5.
Any driveway intersecting a state-owned road shall require the approval
and issuance of a highway occupancy permit from the Pennsylvania Department
of Transportation. A copy of the approved permit shall be provided
as part of the subdivision or land development application.
|
Figure 22-5
DRIVEWAY SIGHT DISTANCE
 |
|
Figure 22-6
SINGLE FAMILY RESIDENTIAL DRIVEWAY TREATMENT
 |
[Ord. No. 109-2004, § 616, 9/8/2004; as amended by Ord. No. 209-2023, 9/13/2023]
1.
Where alleys and service streets are permitted in residential developments, they shall have a minimum right-of-way width of 25 feet and shall be curbed, where required, and paved for a width of at least 12 feet. No part of any dwelling, garage (except as noted below), or other structure may be located within 20 feet of the center line of a public alley or service street or within the applicable setback dimension prescribed in the Township Zoning Ordinance, Chapter 27, whichever is greater. Off-street parking with or without garages, may be situated adjacent to the alley when deemed by the Township to be consistent with an approved village development plan.
2.
Alleys and service streets serving commercial and industrial establishments
and multifamily developments are encouraged any may be required if
the Township deems it necessary. Such alleys shall have a paved cartway
of at least 20 feet and right-of-way width of 30 feet. Where necessary,
corners shall have a radius of 20 feet or a triangle using the chord
of a fifteen-foot radius, cut back to permit safe use by large vehicles.
3.
If it is impossible for an alley to go through a block, the alley
shall be provided with a turnaround at its closed end having a radius
of not less than 25 feet. The design of such shall be approved by
the Township Engineer.
4.
Paving shall be the same as that required for street paving. Where
alleys intersect other roads, such intersections shall be consistent
with the standards for road intersections.
|
Figure 22-7
PARALLEL ACCESS ROAD
 |
[Ord. No. 109-2004, § 617, 9/8/2004; as amended by Ord. 132-2007,
§§ 5, 6, 12/12/2007; by Ord. 134-2008, § 21, 2/13/2008; by Ord. 180-2016, 4/13/2016; and by Ord. No. 209-2023, 9/13/2023]
1.
General On-Site Parking Design Standards.
A.
Parking facilities for motor vehicles shall be provided off street in accordance with the requirements of the Township Zoning Ordinance, Chapter 27, and this chapter.
B.
At no time shall angle or perpendicular parking along the curbs of
local public or private access roads or streets be permitted. All
parking lots and bays allowing any parking other than parallel shall
be physically separated from the cartway by a minimum of five feet
and confined to barrier curbing.
C.
No single area for off-street parking of motor vehicles in residential
areas shall exceed 36 cars in capacity. Separate parking areas on
a parcel shall be physically separated from one another by eight-foot
wide planting strips.
D.
Parking areas shall be a minimum of 20 feet away from all residential
units, measured from the outside wall of the dwelling unit to the
curb line or outside pavement edge of the parking area.
E.
Parking shall be setback a minimum of five feet from any side or rear property line unless approved by the Board of Supervisors as a "common parking facility," as provided by Subsection 2.
F.
Parking stall dimensions shall be not less than nine feet in width and not less than 18 feet in depth, except as stipulated in Subsection 1J, below, regarding parking lots.
H.
All dead-end parking lots shall be designed to provide sufficient
back up area for the end stalls.
I.
No less than a five-foot radius of curvature shall be permitted for
all curblines in parking areas.
J.
Parking lot dimensions shall be no less than those listed in the
following table:
|
Angle of Parking
|
Parking Stall
|
Aisle Width
| ||
|---|---|---|---|---|
|
Depth
|
Width
|
One-Way
|
Two-Way
| |
|
90°
|
18 feet
|
9 feet
|
24 feet
|
24 feet
|
|
60°
|
19 feet
|
9 feet
|
18 feet
|
20 feet
|
|
45°
|
17 feet
|
9 feet
|
15 feet
|
18 feet
|
|
Figure 22-8
PARKING DIMENSIONAL STANDARDS
 |
K.
Parking areas and site accessibility for handicapped persons shall
be provided in accordance with applicable federal and state standards,
including in particular the Americans with Disabilities Act and the
Pennsylvania Universal Accessibility Act, as each may be amended.
L.
Parking spaces shall have a dust-free, all-weather surface; this
requirement shall be met by paving unless otherwise approved by the
Board of Supervisors. Pervious surfaces such as porous paving, concrete
lattice blocks, or gravel may be substituted if approved by the Board
for reserve or overflow parking. Parking areas shall have a minimum
slope of 1% in any direction to provide for drainage, and maximum
slope of 5% in any direction for safety, user convenience, and stormwater
management.
M.
All parking spaces shall be marked by durable painted lines at least
four inches wide and extending the length of the space, or by curbs
or other means, to indicate individual spaces. Signs or markers located
on the surface within a parking lot shall be used as necessary to
ensure efficient and safe traffic operation.
O.
Parking lot and access drive paving shall comply with the following
specifications, or alternate section as approved by the Township Engineer:
(1)
For parking lots and multifamily residential or nonresidential
access drives, the following paving section shall be utilized:
(2)
For parking lots, access drives or other areas currently receiving
or anticipated to receive heavy truck traffic, the Township may require
a heavier paving section be utilized:
2.
Common Parking Facilities. In commercial and industrial districts,
provision of common parking facilities is hereby encouraged in recognition
of their increased flexibility and efficiency. Such parking shall
be designed based on the following requirements:
A.
The reduction of the aggregate number of parking spaces required
by each use may be reduced by the Zoning Hearing Board, where approval
of such would provide greater efficiency by joint use of a common
parking area.
B.
When common parking facilities are approved, side and/or rear yard
parking requirements may be waived in order to establish a unified
and continuous parking area.
C.
Access drives and sidewalks shall be aligned to as to maximize site
circulation and arrangement and minimize traffic congestion.
D.
Entrances and exits shall have clear sight lines and good visibility
at street intersections and along access aisles.
3.
General On-Site Circulation Design Standards.
A.
Landscaped, paved, and property graded pedestrian walks, appropriate
for use by wheelchairs, shall be provided along the paths of the most
intense use, particularly from building entrances to parking areas
and adjacent buildings. Such walks shall have a minimum width of four
feet.
B.
Accessways, parking areas, and loadings areas shall have clearly
defined parking bays and traffic circulation lanes designated by markings,
curbs, barriers, and/or landscaped islands. To assist in traffic channelization,
raised islands shall be placed at the ends of parking bays so that
the end of the bay adjacent to a driving aisle or ring road is clearly
delineated. Such islands shall be designed and landscaped so as not
to impair visibility needed for traffic flow and turning movements.
C.
The design of access and traffic control and of interior circulation shall, in all other respects, comply with the requirements of § 22-615.
D.
Developments which will be served by community/cluster mailbox locations
rather than individual mailboxes for each home shall have the location
of said mailbox(es) shown on the plan, with adequate pedestrian and
vehicular access and circulation routes provided.
[Ord. No. 109-2004, § 618, 9/8/2004; as amended by Ord. No. 209-2023, 9/13/2023]
1.
Sidewalks shall be required in all residential developments, along
both sides of new proposed streets and along existing streets abutting
the development.
2.
Sidewalks shall be constructed of concrete with a minimum twenty-eight-day
strength of 3,000 psi, with a minimum width of four feet, and a thickness
of four inches except at driveway crossings when the sidewalk thickness
shall be increased to six inches with reinforcement. Certification
of the concrete mix shall be furnished to the Township Engineer or
other persons designated by the Board of Supervisors. Flexibility
will be permitted regarding the type of forms to be used, provided
the construction plan is approved by the Township Engineer. Unless
otherwise approved, cement concrete sidewalks shall be constructed
on a four-inch crushed stone or gravel base to ensure proper drainage;
expansion joints shall be placed at least every 20 feet and between
all points where the concrete sidewalk abuts a concrete curb and as
otherwise required by the Township Engineer. The Board may require
wider pavements in high-density residential areas at their discretion.
The location of sidewalks relative to planting strips shall be at
the discretion of the Board.
3.
At the discretion of the Board, with recommendations from the Planning
Commission, a system of bicycle, equestrian, and/or pedestrian paths
for public use generally unrelated to and separate from streets shall
be established and secured by dedication or easement. Such paths shall
be consistent with any existing plans specified by the Township, so
as to encourage the formation of an interconnecting trail network
both within and beyond the Township. Such paths normally shall not
exceed 10 feet in width and, at the option of the applicant, shall
be located adjacent to existing or proposed lot lines, or in such
manner as to minimize any obstruction to the development. Existing
paths may be relocated if a connection with a path on an adjoining
property is thereby established.
4.
To facilitate circulation, pedestrian walkways may be required to
serve the interior of developments and link to outside trail networks.
Such walkways shall be a minimum of four feet in width and shall be
of a durable surface satisfactory to the Board of Supervisors. Where
the walks are not within a street right-of-way, a separate right-of-way
at least 10 feet wide shall be designated on the subdivision plan.
As appropriate, the walks shall be maintained by the homeowners association
(when the walks traverse common areas) or by the abutting property
owners (when the walks traverse existing lots).
5.
Crosswalks not less than 10 feet wide, and with concrete sidewalks
not less than four feet wide, may be required where necessary to provide
access to schools, churches, parks, and commercial areas. They shall
be maintained by the abutting property owners in the same manner as
sidewalks on public streets. All cross walks shall be designed to
meet standards set forth in 28 CFR Part 36, New Construction Design
Standards. These standards are consistent with the Americans With
Disabilities Act of 1990.
[Ord. No. 109-2004, § 619, 9/8/2004; as amended by Ord. No. 209-2023, 9/13/2023]
1.
Curbs shall be provided along all new interior streets and along
select existing streets, at the discretion of the Board of Supervisors.
Where, in the opinion of the Board of Supervisors, curbs are unnecessary,
stabilized shoulders shall be provided. Except when waived by the
Board upon the recommendation of the Planning Commission in order
to preserve existing trees or for other similar reasons, the ground
shall be graded to a slope of 1/2 inch to one inch per foot to the
right-of-way line and either seeded or sodded to such standards as
shall be prescribed by the Board. In cut areas, this slope shall be
toward the curb; in fill areas, it shall be away from the curb.
2.
Unless constructed in accordance with Subsection 3, all curbs shall be constructed of concrete in accordance with the standards and specifications, as shown below, for plain concrete curbs. Where concrete curb is proposed, standard rolled curbs (see Fig. 22-12, 22-13) shall be provided; vertical curb (Fig. 22-11) or slant curb (Fig. 22-12) shall only be permitted upon specific approval by the Board of Supervisors.
|
Figure 22-9
VERTICAL CURB STANDARD
 |
|
Figure 22-10
STANDARD ROLLED CURB
 |
|
Figure 22-11
ROLLED CURB TRANSITION TO INLET
 |
|
Figure 22-12
 |
3.
The applicant may install granite curbs, with the approval of the
Board of Supervisors, provided that their construction conforms with
standards set forth in the most current PennDOT Specifications, Form
408, for granite curbs type A or C.
[Ord. No. 109-2004, § 620, 9/8/2004; as amended by Ord. No. 209-2023, 9/13/2023]
1.
Street lights shall be installed:
A.
At all street intersections (installation shall be mandatory at all
dead-end intersections).
B.
At all other spots considered hazardous by the Township.
C.
Shielding Requirements. A fully shielded fixture, where all light
emitted is projected below a horizontal plane running through the
lowest part of the fixture (equivalent to a total cutoff angle of
less than 90°), is required for all street light proposals.
D.
The specifications and type of street lights shall be subject to
review and approval by the Planning Commission. The architectural
style of the lights shall be consistent with the nature of the development
and the zoning district in which the activity is proposed.
[Ord. No. 109-2004, § 621, 9/8/2004; as amended by Ord. No. 209-2023, 9/13/2023]
1.
Monuments shall be placed at such points in the perimeter boundary
of the property being subdivided as may be approved by the Township
Engineer on a plan to be submitted by the applicant. The Township
Engineer shall be notified when the monuments have been placed in
accord with the approved plan so that he may inspect the same before
they are covered. At the request of the Township, the subdivider shall
also stake lots before an owner or occupant moves onto the property.
2.
All monuments shall be placed by a professional land surveyor so
that the scored (by an indented cross or drill hole of not more than
1/4-inch diameter in the top of the monument) point shall coincide
exactly with the point of intersection of the lines being monumented.
3.
The tops of monuments shall be set level with the finished grade
of the surrounding ground, except.
A.
Monuments which are placed within the lines of existing or proposed
sidewalk shall be located (preferably beneath the sidewalks) so that
their tops will not be affected by lateral movement on the sidewalks.
B.
Where monuments are located beneath a sidewalk, proper access to
them shall be ensured.
4.
All streets shall be monumented on the right-of-way lines of the
street at the following locations:
A.
At least one monument at each intersection.
B.
At changes in direction of street lines, along one side of the street for all new interior streets. Iron pins, meeting the specifications of Subsection 5, may be used to define the right of way along existing streets.
C.
At such other place along the line of streets as may be determined
by the Township Engineer, so that any street may be readily defined
for the future.
5.
All lot corners shall be clearly identified by either a monument
of an iron pin. Where iron pins are used, they shall be a minimum
of 1/2-inch diameter solid bar or reinforcing rod, shall be a minimum
of 29 inches in length, and shall be driven level with finished grade.
6.
Benchmarks. The Township elevations are based on the USGS Datum,
NGVD 1988 or most recent utilized by the Township. All contours and
elevations shown on plans submitted to the Township must be based
on this system.
[Ord. No. 109-2004, § 622, 9/8/2004; as amended by Ord. No. 122-2006, 12/15/2006; and by Ord. No. 209-2023, 9/13/2023]
1.
General Requirements.
A.
Sanitary sewers shall not be used to carry stormwater.
B.
Where on-site sanitary sewage facilities are to be utilized, each
lot so served shall be of size and shape to accommodate the necessary
length of tile fields at a safe distance from, and at a lower elevation
than, the proposed building(s) to facilitate gravity flow, if possible,
or such system which would be in accordance with Township, county
and state regulations, and shall be so plotted.
C.
The proposed method of sanitary sewage disposal shall be in accordance
with the Township's officially adopted Act 537 Sewage Facilities
Plan.
D.
All sanitary sewage facilities, whether public or private, shall
be floodproofed in accordance with PADEP and U.S. EPA requirements.
At a minimum, flood-proofing shall be up to the regulatory flood elevation.
E.
In accordance with Title 25, Chapter 71, Subchapter C, Rules and
Regulations of the Pennsylvania Department of Environmental Protection,
New Land Development Plan Revisions, the procedure set forth in §§ 71.51
– 71.55 of those rules and regulations shall be followed.
2.
The Northwestern Chester County Municipal Authority and the Caernarvon
Township Sewer Authority ("the Sewer Authority") are the two primary
sanitary sewer providers for the Township. The service areas of the
applicable Sewer Authority includes the Borough and select portions
of the Township. All applicants for subdivision and/or land development
within the applicable service areas shall analyze the feasibility
of connecting to the Sewer Authority system. Where connection is feasible,
a written approval of such shall be provided to the Township as prepared
by the applicable Sewer Authority. Such approval shall state that
existing/proposed treatment capacity is available, the time frame
for such availability, and the estimated cost to the applicant for
such connection and related construction. Such report shall also verify
that capacity will be available when connection to the system is anticipated
and whether capacity is being reserved for connection at that time.
A.
All connections shall be by way of gravity mains, where feasible,
or pumping stations with such mains, laterals and other facilities
which meet the design criteria of the applicable Sewer Authority and
Pennsylvania Department of Environmental Protection (PADEP).
B.
Where studies by the Township indicate that construction or extension
of sanitary trunk sewers to serve the property being subdivided or
developed appears probable within five years from the date of filing
of a preliminary plan, the Township shall require the installation
and capping of sanitary sewer mains and house connections, in addition
to installation of temporary individual, on-site sanitary sewage disposal
systems. Individual house connections (laterals) on capped sewer systems
shall extend to the right-of-way line, and shall be centered within
the lot frontage. It shall be the responsibility of the applicant
to consult with the Township and the applicable Sewer Authority with
regard to the sewer line locations prior to finalizing sewer design.
Design of capped sewer systems shall be subject to approval by the
Pennsylvania Department of Environmental Protection and the Township.
(1)
If any private sanitary sewage facility or community sewage system is proposed to provide sewage service for a subdivision or land development that cannot be connected to or serviced by the applicable Sewer Authority within a projected five-year period, the design criteria referenced in Subsection 3A, shall be utilized in the design and construction of such sewage facilities.
3.
Sanitary Sewage Disposal System(s) Other than those served by the
Northwestern Chester County Municipal Authority or Caernarvon Township
Sewer Authority System. Where connection to the applicable Sewer Authority
system is not feasible, all subdivisions or land developments shall
utilize on-site sewage disposal systems or community sewage systems.
A.
All lots to be provided with an on-site sanitary sewage disposal
system shall meet the design standards of 25 Pa. Code, Chapter 73,
Rules and Regulations of the Pennsylvania Department of Environmental
Protection, the Chester County Health Department standards and Township
standards, or the applicant shall guarantee (by deed restriction or
otherwise), as a condition of the sale of each lot or parcel within
the subdivision, that such facilities can be installed by the purchaser
of such lot or parcel.
(1)
The Township shall require that a statement of suitability for
any on-lot system be received from the Chester County Health Department
and/or PADEP, before preliminary plan approval is granted. A note
shall be required on the preliminary and final subdivision plan indicating
that if proposed final on-lot sewage permits for each lot cannot be
obtained from the Chester County Health Department and/or PADEP, then
said plan shall be resubmitted to the Township depicting only lots
or development for which permits can be approved.
B.
In situations where the applicant shall provide a complete community
sanitary sewage disposal system, the design and installation of any
such systems shall be subject to the approval of the Township Engineer,
and the Township Board of Supervisors. In addition, design and installation
of such systems shall be subject to the approval of the Pennsylvania
Department of Environmental Protection and the Chester County Health
Department, as needed. Approval of such systems shall be further subject
to satisfactory provisions for the maintenance thereof and shall be
subject to inspection by the Township at any time. In addition, the
applicant shall, prior to approval of a final plan for subdivision
or land development, post a bond in a form acceptable to the Township
Solicitor, in an amount sufficient to cover for a period of five years
the cost of maintenance, repair and hiring of personnel qualified
to operate the system in the event that the system owner fails to
properly maintain and operate the system within design standards.
The bond shall remain in effect for the length of time the system
remains in operation. Operation of the system shall at all times be
under the supervision of an operator duly licensed by the Commonwealth
of Pennsylvania.
(1)
The Township reserves the right to promulgate rules and regulations
for the installation, maintenance and use of such systems.
(2)
Applicants are strongly encouraged to investigate the feasibility
of community systems which recharge groundwater and/or utilize treated
wastewater to irrigate and fertilize a growing crop. A copy of the
approval of such systems, where applicable, shall be submitted with
the final plan.
4.
Soil Percolation Test Requirements.
A.
Soil percolation tests shall be performed for subdivisions utilizing on-site sanitary sewage disposal systems to determine site suitability as required under Subsection 3A, above. Deep hole test pits are recommended as a further means of guaranteeing suitability of a site.
B.
Soil percolation tests shall be made in accordance with the procedure
required by the Pennsylvania Department of Environmental Protection
and the Chester County Health Department.
C.
The results of the soil percolation tests shall be analyzed in relation to the physical characteristics of the tract being subdivided or developed and of the general area surrounding the tract. The lot layout in the preliminary and final plan shall be based on this analysis, in accordance with Subsection 1B, above.
D.
The backfilling of all percolation test holes and related test pits
on the tract shall be accomplished within the time period specified
in § 750.7(b)(8) of the Pennsylvania Sewage Facilities Act
(Act 537, as amended), 35 P.S. § 750.7(b)(8).
[Ord. No. 109-2004, § 623, 9/8/2004; as amended by Ord. No. 209-2023, 9/13/2023]
1.
The provisions of this section are intended to ensure that:
A.
Each dwelling unit and each commercial or industrial building in
all subdivisions and land developments hereafter granted approval
shall have an adequate supply of potable water for domestic use.
B.
Where water is to be provided by means other than by private wells
owned and maintained by the individual owners of lots within the subdivision
or land development, the applicant shall present evidence to the Board
of Supervisors that the subdivision or land development is to be supplied
by a certificated public utility, a bona fide cooperative association
of lot owners, or by a municipal corporation, authority, or utility;
a copy of a Certificate of Public Convenience from the Pennsylvania
Public Utility Commission or an application for such certificate,
a cooperative agreement or a commitment or agreement to serve the
area in question, whichever is appropriate, shall be acceptable evidence.
C.
In each case where water is to be supplied to a subdivision or land
development by means of a central water supply system, the Honey Brook
Borough Authority shall provide service unless it cannot provide such
service or declines to provide such service. All other such systems
shall meet 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 citizenry affected.
2.
Where the applicant proposes that individual on-site water supply
systems shall be utilized within the subdivision or land development,
he shall be responsible either to install such facilities or to guarantee
(by deed restriction or otherwise), as a condition of the sale of
each lot or parcel within the subdivision, that the facilities can
be installed by the purchaser of such lot or parcel. The proposed
locations of wells shall be shown on the preliminary plan for each
lot; existing wells on the property or on adjoining properties, must
also be shown. Isolation distances (a circular area whose radius conforms
to PADEP and Chester County Health Department regulations) from on-site
sewage systems, where proposed, must also be indicated on the plan.
Individual water supply systems shall be designed and installed in
accordance with all applicable standards of the Pennsylvania Department
of Environmental Protection and the Chester County Health Department.
3.
Wherever feasible, the subdivision shall be provided with a central
(public or community) water supply system. The design and installation
of a public system shall be subject to the approval of the Township
(in addition to other regulatory bodies having jurisdiction); the
design and installation of a community system shall be subject to
the approval of the Pennsylvania Department of Environmental Protection,
and such system shall be further subject to satisfactory provisions
for the maintenance thereof. Standards and materials for the construction
of any central water supply system shall meet or exceed those requirements
described in the Public Water Supply Manual of the Pennsylvania Department
of Environmental Protection and shall be subject to the approval of
the Township Engineer.
A.
Where a permit is required by said Department, it shall be presented
as evidence of such review and approval before construction commences.
B.
In accordance with the Water Code of the Delaware River Basin Commission,
as amended, applicants whose proposed well (or wells) in such a system
will withdraw more than an average of 10,000 gal/day over a thirty-day
period shall register their well(s) with the Pennsylvania DEP and,
where applicable, the Chester County Health Department.
4.
Each central water supply system shall be either municipally owned
or under the regulations of the Pennsylvania Public Utility Commission
(PUC).
5.
In all subdivisions and land developments served by a central water
system, the following water pressure and gallonage requirements shall
apply:
A.
Residential Use. Minimum working 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.
B.
Commercial or Industrial Use. A minimum working 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 central water system, a study will be made to determine
if there is adequate water supply in the system to supply the building
and use.
6.
Wherever a public or community water system is provided, fire hydrants
suitable for the coupling of equipment serving the Township shall
be installed as specified by the Insurance Services Office of Pennsylvania
and shall comply with local fire company standards. Location of hydrants
shall be approved by the Township.
A.
Generally, all fire hydrants will be located on an eight-inch line
or a looped six-inch line. 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.
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.
All community water systems must provide a minimum of 500 GPM at
a residual pressure of 20 psi for a two-hour period.
7.
If the applicant proposes that the subdivision or land development
be served by a central water supply system that demands in excess
of 10,000 gallons per day, the applicant shall submit a proposed public
water supply study as evidence of sufficient water supply quality
and quantity. The contents of this study shall include those specific
items as described in the Public Water Supply Manual of the Pennsylvania
Department of Environmental Protection. Where the water supply system
occurs under the jurisdiction of the Pennsylvania Public Utility Commission,
the water supply study also shall include those items of information
required by the PUC.
[Ord. No. 109-2004, § 624, 9/8/2004; as amended by Ord. No. 209-2023, 9/13/2023]
1.
All other utility lines, including, but not limited to, electric,
gas, street light supply, cable TV, and telephone shall be placed
underground. Installation of all utilities shall be in strict accordance
with the engineering standards and specifications of the Township,
municipal authority, or other public utility concerned. All such underground
utilities shall be put in place, connected, and approved before the
streets are constructed, where such utilities lie under the proposed
cartway and before any person is permitted to occupy and building
to be served by such utilities. All underground electrical services
located within areas proposed for municipal dedication shall be placed
in conduit. The conduit specifically shall meet or exceed the requirements
of the NFPA 70 National Electrical Code.
2.
In accordance with the provisions of Act 1991-38 re: the Pennsylvania
One Call System, Inc., 73 P.S. § 176 et seq., any applicant
shall contact all applicable utilities and accurately determine the
locations and depths of all underground utilities within the boundaries
of the tract proposed for development, prior to excavation. A list
of the applicant's utilities and their phone numbers shall appear
on the plans submitted for review, and proof of contact shall be presented
in the form of the Pennsylvania One Call System serial number.
[Ord. No. 109-2004, § 625, 9/8/2004; as amended by Ord. 133-2008,
§ 14, 4/9/2008; by Ord. 171-2014, § 5, 5/14/2014; and by Ord.
No. 209-2023, 9/13/2023]
1.
In reviewing a sketch plan for subdivision or land development, the
Township Planning Commission and Recreation Committee shall consider
the open space and recreational needs of the additional residents
and/or employees proposed by the development, and shall review the
Honey Brook Joint Comprehensive Plan regarding open space and recreational
facility recommendations as they may relate to the tract proposed
for development. These advisory committees shall also examine the
existing facilities in the immediate vicinity of the development and
whether they are adequate to serve the needs of the additional dwellings.
The Planning Commission shall discuss its findings and the further
requirements of this section with the applicant as it deems necessary
in the public interest.
2.
The Board of Supervisors shall communicate its preference for the
set-aside of land within the proposed development, or the payment
of a fee in lieu of land, in accordance with the following:
A.
In a subdivision proposed to contain 20 or more single-family detached
dwellings, the general policy of the Board shall be to require that
the applicant shall provide the park and recreation areas in accordance
with a plan approved by the Township and generally in accordance with
the schedule below:
|
Table 22-1
| |
|---|---|
|
Gross Density of Tract
(dwelling units per acre)
|
Percentage of Total Area of Subdivision or Land Development
Lot to be Reserved for Recreation Areas
|
|
Up to 1.0
|
10
|
|
1.01 to 2.2
|
15
|
|
2.21 to 5.0
|
20
|
|
5.01 and greater
|
25
|
|
Table 22-1 is not applicable when the applicant utilizes the
conservation design option.
|
B.
In a subdivision proposed to contain fewer than 20 single-family
detached dwellings, the general policy of the Board shall be to request
a fee in lieu of the minimum acreage otherwise required, to help the
Township defray the eventual costs of providing public open space
and recreational facilities to serve the residents of the community.
The Township shall establish by resolution, which may be amended from
time to time, the amount and structure of fees to be charged by the
Township when fees in lieu of the dedication of open space is acceptable
to the Township, to ensure that such fees reasonably reflect the payment
necessary for the Township to ensure adequate open space and recreational
facilities are provided to serve the community.
C.
The Board shall, as it deems necessary in individual cases, modify
its position with regard to the above-stated policies in order to
achieve more effectively the objectives of the Township. Specific
factors to be weighted by the Board may include, among others: the
recommendations of the Joint Comprehensive Plan and, in particular,
its "Future Land Use and Open Space Plan" and "Recreation Plan" sections;
the proximity of the tract to existing or proposed public open space
areas; the age level of the prospective residents; the natural characteristics
of the tract; the size of the proposed lots; and any existing commitments
by the Township to purchase or improve land for recreational purposes
or the further recommendations of the Township Park and Recreation
Committee. The Board shall also reserve the right to revise these
requirements by allowing reduced recreational facilities and/or reduced
fees on a case by case basis.
3.
Standards for Fees in Lieu of Land.
A.
Where a fee is to be contributed in lieu of the set-aside of land
for open space, such fee shall be required to be paid for each new
lot or dwelling unit created through subdivision or land development.
B.
The amount of the fee shall be as noted in this chapter or adjusted
by resolution by the Board of Supervisors.
C.
Where a fee in lieu of land is to be paid, in accordance with the
terms of this section, a note shall be placed on the final plan prepared
for recording, stipulating the amount of the fee, as established by
Township ordinance or resolution, and the means and timing of payment,
consistent with the terms of this section.
D.
For any major subdivision, the full amount of the fee shall be placed in escrow, or otherwise secured in a manner deemed acceptable under the terms of § 22-410 of this chapter, as a condition of final plan approval by the Board. Actual payment of the fee for any lot shall be made at one of the following points, whichever shall occur first: 1) at the time of conveyance of the lot; 2) at the time of application for a building permit; or 3) at the time any public improvements are offered for dedication.
E.
For any minor subdivision, the full amount of the fee for any lot
shall be paid at the time of conveyance of the lot or upon application
for a building permit, whichever shall occur first.
G.
All fees received pursuant to this section shall be placed in a Special
Capital Reserve Fund for Open Space, the purpose of which shall be
to hold, invest, and disburse such monies. Disbursements from this
fund shall be made from time to time as the shall deem appropriate,
only in connection with the planning, purchase, improvement, replacement,
and addition to Township lands for use as open space, conservation,
recreation and education for the benefit of the citizens of the community
as provided for in the Second Class Township Code, 53 P.S. § 65101
et seq., or other applicable rules, regulations, or statutes. All
sums received for and deposited in the Open Space Fund shall be held,
invested, and reinvested in the same manner as other funds of the
Township, but shall not be considered part of the general revenues
of the Township.
4.
Open Space Characteristics and Design Standards. In designating areas
for open space and recreation within the subdivision or land development
plan, the following criteria and standards shall be adhered to by
the applicant. Areas shall be:
A.
Consistent with the Honey Brook Township Comprehensive Plan.
B.
Suitable for active recreational uses to the extent deemed necessary
by the Board, without interfering with adjacent dwelling units, parking,
driveways, and roads.
C.
Comprised of no more than 30% environmentally sensitive lands (including
floodplains, woodlands, slopes exceeding 15%, and surface waters).
D.
Comprised of areas not less than 150 feet in width, and not less
than 22,500 square feet of contiguous area, except when part of a
trail system or pathway network.
E.
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 community.
F.
Provided with sufficient perimeter parking when necessary, and with
safe and convenient access by adjoining street frontage or other rights-of-way
or easements capable of accommodating pedestrian, bicycle, and maintenance
and vehicle traffic, and containing appropriate access improvements.
G.
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.
H.
Free of all structures, except those related to outdoor recreational
use. Stormwater management facilities designed and approved as part
of the development may be located within open space areas, but the
area devoted to such facilities, measured at the outer toe of berm
for basins, shall be excluded from the calculation of the amount of
such open space.
I.
Suitably landscaped either by retaining existing natural cover and
wooded areas and/or by a landscaping plan for enhancing open space
areas through plantings which are consistent with the purposes of
this section and which minimize maintenance costs.
J.
Made subject to such agreement with the Township and such deed restrictions
duly recorded in the office of the County Recorder of Deeds as may
be required by the Board for the purpose of preserving the common
open space for such use.
5.
Provisions for Recreational Facilities Within the Open Space Areas.
The developer shall provide open space as required by this chapter
and install, as a minimum, the following recreational facilities on
the park and recreational area(s) or, in place of these, any other
similar facilities which have been set aside for recreational purposes
or fees, as deemed appropriate by the Board of Supervisors, after
consulting with the Planning Commission and/or Recreation Committee.
|
For Single-Family Proposals
| ||||
|---|---|---|---|---|
|
Dwelling Units
|
Tot Lots
|
Tennis Courts
|
Basketball Courts
|
Multipurpose Field a Minimum of 80 x 120
(yards)
|
|
Fewer than 30
|
1
|
Combination
|
—
| |
|
31 to 60
|
2
|
Combination
|
—
| |
|
61 to 90
|
2
|
1
|
1
|
1
|
|
91 to 120
|
3
|
2
|
1
|
1
|
|
121 to 150
|
3
|
3
|
2
|
1
|
|
Plus 1 for every 100 units or fraction thereof over 150
|
Plus 2 for every 100 units or fraction thereof over 150
|
Plus 1 for every 100 units or fraction thereof over 150
|
Plus 1 for every 100 units or fraction thereof over 150
| |
|
For Multifamily Proposals
| ||||
|---|---|---|---|---|
|
(apartments, condominiums, etc.)
| ||||
|
For Single-Family Proposals
| ||||
|
Dwelling Units
|
Tot Lots
|
Tennis Courts
|
Basketball Courts
|
Multi Purpose Fields
|
|
Up to 30
|
1
|
—
|
—
|
—
|
|
31 to 60
|
2
|
1
|
1/2
|
—
|
|
61 to 90
|
2
|
2
|
1
|
1
|
|
91 to 120
|
3
|
3
|
1
|
1
|
|
121 to 150
|
4
|
3
|
1 1/2
|
1
|
|
Plus 3 units or fraction thereof over 150
|
Plus 2 for every 100 units or fraction thereof over 150
|
Plus 1 for every 100 units or fraction thereof over 150
|
Plus 1 for every 100 units or fraction thereof over 150
| |
A.
The developer shall provide the following within a tot-lot area:
play apparatus, benches, spray pools and/or wading pools, waste receptacles
and drinking fountains or, in place of these, any other similar facilities,
as deemed appropriate by the Board of Supervisors, after consulting
with the Planning Commission and/or Recreation Committee.
B.
The developer and the Board of Supervisors, after consulting with
the Planning Commission or Recreation Committee, shall review the
entire park and recreational area(s) for possible inclusion of passive
recreational uses, such as picnic facilities, walking trails, bicycle
paths and landscaped areas.
6.
Ownership of Common Open Space and Facilities.
A.
The terms and arrangements for ownership of any open space created
under the requirements of this section shall be consistent with the
provisions of this subsection. The specific arrangement for a particular
tract shall be established, to the satisfaction of the Board, at the
time of final plan approval and incorporated into the terms of the
development agreement.
B.
The following methods may be used, either individually or in combination,
to preserve, own, and maintain common facilities: condominium, homeowners
association, dedication in fee simple, easements and transfer to a
private conservation organization. Such land or facilities shall not
be eligible for transfer to another party except for transfer to another
method of ownership permitted under this subsection, and then only
where there is no change in the common facilities. The following specific
requirements are associated with each of the various methods:
(1)
Condominium. Common facilities may be controlled through the
use of condominium agreements. Such agreements shall be in conformance
with the Pennsylvania Uniform Condominium Act of 1980, as amended,
68 Pa.C.S.A. § 3101 et seq.
(2)
Fee Simple Dedication. The Township, or other public agency
acceptable to the Township, may, but shall not be required to, accept
any portion or portions of the common facilities, provided:
(a)
Any common facilities so dedicated are accessible to the residents
of the Township.
(b)
There is no cost of acquisition (other than any costs incidental
to the transfer of ownership, such as title insurance).
(c)
The Township, or other public agency acceptable to the Township
agrees to and has access to maintain such common facilities.
(3)
Dedication of Easements. The Township may, but shall not be
required to, accept easements for public use of any portion or portions
of the common facilities, title of which is to remain in ownership
by the developer, or by the condominium or homeowners association,
provided:
(a)
Any common facilities so dedicated are accessible to the residents
of the Township.
(b)
There is no cost of easement acquisition (other than any costs
incidental to the transfer of ownership, such as title insurance).
(c)
A satisfactory maintenance agreement is reached between the
owner and the Township.
(4)
Transfer of Easements to a Private Conservation Organization.
With permission of the Township, any owner may transfer easements
on open space lands to a private, nonprofit organization, among whose
purposes is to conserve open space land and/or natural resources,
provided that:
(a)
The organization is acceptable to the Township, and is a bona
fide conservation organization, with perpetual existence.
(b)
The conveyance contains appropriate provisions for proper reverter
or retransfer in the event that the organization becomes unwilling
or unable to continue carrying out its functions.
(c)
A maintenance arrangement acceptable to the Township is established
between the owner and the grantee.
(5)
Homeowners Association. The common facilities may be held in
common ownership by a homeowners association. This method shall be
subject to all of the provisions for homeowners associations set forth
herein. In addition, if a homeowners association is formed, it shall
be governed according to the following regulations:
(a)
The owner or applicant proposing to establish a homeowners association
shall provide to the Township a description of the organization, including
its by-laws and documents governing maintenance requirements and use
restrictions for common facilities.
(b)
The organization shall be established by the owner or applicant
and shall be operating (with financial subsidization by the owner
or applicant, if necessary) before the sale of any dwelling units
within the development.
(c)
Membership in the organization is mandatory for all purchasers
of dwelling units therein and their successors.
(d)
The organization shall be responsible for maintenance of and
insurance on common facilities, and shall demonstrate to the Township's
satisfaction that a method has been established to ensure that the
organization will be adequately funded in perpetuity to fund future
maintenance needs for such common facilities.
(e)
The organization shall be responsible to pay all applicable
real estate taxes on common facilities only where the following preferred
alternative is not utilized. The owner or applicant for any tract
proposed to contain any common facilities shall arrange with the Chester
County Board of Assessment a method of assessment of the common facilities
which will allocate to each tax parcel in the development a share
of the total assessment for such common facilities. Where this alternative
is to be utilized, the method of allocation shall be approved by the
Board of Supervisors.
(f)
The members of the organization shall share equitably the costs
of maintaining, insuring and operating common facilities, and of developing
additional common facilities, if any, in accordance with the procedures
established by them.
(g)
In the event of any proposed transfer of common facilities by
the homeowners association or of the assumption of maintenance of
common facilities by the Township as hereinafter provided, notice
of such action shall be given to all members of the homeowners association
by said association.
(h)
The organization shall have or hire adequate staff, as necessary,
to administer, maintain and operate common facilities.
(i)
The homeowners association may lease back open space lands to
the developer, his heirs or assigns, or to any other person or corporation
qualified to manage open space for operation and maintenance of open
space lands, but such lease agreement shall provide: 1) that the common
open space to be leased shall be maintained for the purposes set forth
in this chapter; and 2) that the operation of open space facilities
may be for the benefit of the residents of the development only or
may be open to the residents of the Township. The lease shall be subject
to the approval of the Township, as shall any transfer of assignment
of the lease. Lease agreements so entered upon shall be recorded with
the Recorder of Deeds of Chester County within 30 days of their execution
and a copy of the recorded lease shall be filed with the Township.
C.
At the time ownership of the open space is to be transferred from
the developer, the natural and/or developed characteristics of that
open space shall be as stipulated under the terms of the approved
plan. No such transfer shall occur until the receiving party is satisfied
that such terms have been met. No construction waste shall be buried
or otherwise disposed within the open space.
7.
Maintenance and Operation of Common Open Space and Facilities.
A.
The applicant for any development proposed to contain common open
space and/or facilities shall, where applicable, provide to the Township,
at the time of preliminary plan submission, a plan for maintenance
and operation of such open space and/or facilities. Said plan shall:
B.
In the event that the organization established to own and maintain
common facilities, or any successor organization, shall, at any time
after establishment of the common facilities or the use attendant
thereto, fail to maintain all or any portion of the aforesaid in reasonable
order and condition in accordance with the development plan and all
applicable laws, rules and regulations, the Township may serve written
notice upon such organization or upon the residents and owners of
the uses relating thereto, setting forth the manner in which the organization
has failed to maintain the aforesaid common facilities in reasonable
condition, and said notice shall include a demand that such deficiencies
of maintenance be cured within 30 days thereof, and shall state the
date and place of a hearing thereon which shall be held within 14
days of the notice. At such hearing the Township may modify the terms
of the original notice as to the deficiencies and may give an extension
of time within which said deficiencies shall be corrected. If the
deficiencies set forth in the original notice or in the modifications
thereof shall not be corrected within the said 30 days or any extension
thereof, the Township, in order to preserve the taxable values of
the premises and to prevent the common facilities from becoming a
public nuisance, may enter upon the same and maintain the same for
a period of one year. Said entry and maintenance shall not constitute
a taking of said common facilities and shall not vest in the public
any rights to use the common facilities except when the same is voluntarily
dedicated to the public by the residents and owners and such dedication
is acceptable to the Township. Before the expiration of said year,
the Township shall, upon its initiative or upon the request of the
organization theretofore responsible for the maintenance of said common
facilities, call a public hearing upon notice to said organization,
or to the residents and owners of the dwelling units attendant thereto,
at which hearing such organization or the residents and owners of
the aforesaid dwelling units shall show cause why such maintenance
by the Township shall not, at the election of the Township, continue
for a succeeding year. If the Township shall determine that such organization
is ready and able to maintain said common facilities, the Township
shall cease to maintain said common facilities at the end of said
year. If the aforesaid are not ready and able to maintain said common
facilities in a reasonable condition, the Township may, in its discretion,
continue to maintain said common facilities during the next succeeding
year and subject to a similar hearing and determination in such year
thereafter. The decision of the Township in any such case shall constitute
a final administrative decision subject to judicial review.
C.
The cost of such maintenance and enforcement proceedings by the Township
shall be assessed ratably, in accordance with the tax assessments,
against the properties that have the right of enjoyment of the common
facilities and shall become a lien on said properties. The Township,
at the time of entering upon such common facilities for the purpose
of maintenance, shall file a notice of such lien in the office of
the Prothonotary of Chester County, upon the properties affected by
such lien.
[Ord. No. 109-2004, § 626, 9/8/2004; as amended by Ord. 171-2014,
§ 6, 5/14/2014; and by Ord. No.
209-2023, 9/13/2023]
1.
Where water and/or sewer facilities are intended for dedication,
the requirements for easement shall be determined by the municipality
or municipal authority accepting such facilities. Easements shall
be similarly established as necessary for other utilities and for
road construction and maintenance. All utility easements shall be
a minimum 20 feet in width.
2.
Except for driveways serving single-family or two-family dwellings,
nothing shall be permitted to be placed, planted, set, or put within
the area of an easement. The area shall be kept as lawn or, where
necessary, as vegetative buffer.
3.
The owner of any lot, upon written request from the Township, and
at the owner's sole expense, shall remove anything placed, planted,
set or put (with or without knowledge of this regulation) within the
area of any easement.
4.
To the fullest extent possible, easements shall be adjacent to lot
lines.
5.
The required minimum setback and yard dimensions for any lot shall
be measured from the lot line, except where the Board of Supervisors
makes a specific determination that such dimension shall be measured
from the edge of an easement.
6.
Stormwater easements shall be provided as required by the Honey Brook Township Stormwater Management Ordinance, Chapter 20.
7.
The Board of Supervisors may require easements as prerequisites to
the approval of common driveways or other access arrangements, or
as a condition of approval of the creation of areas of common open
space.
8.
No right-of-way or easement for any purpose whatsoever shall be recited
or described in any deed unless the same has been shown on the approved
plan. Any such error found in a deed shall be immediately corrected
and re-recorded in the Chester County Recorder of Deeds office, at
the sole expense of the subdivider.
9.
Reserve strips, to control access to streets, alleys, subdivisions,
or adjacent areas, are prohibited.
[Ord. No. 109-2004, § 627, 9/8/2004; as amended by Ord. No. 122-2006, 12/15/2006; by Ord. No. 171-2014, § 7, 5/14/2014; and by Ord.
No. 209-2023, 9/13/2023]
1.
The management of stormwater on the site, both during and upon completion of the disturbances associated with the proposed subdivision or land development, and erosion and sediment controls shall be accomplished in accordance with the standards and criteria of the Honey Brook Township Stormwater Management Ordinance, Chapter 20.
2.
For all proposed developments, stormwater management site plans and erosion and sediment control plans shall be submitted to the Township for review and approval as part of the subdivision and land development approval process, in accordance with §§ 22-502, Subsection 1E, and 22-503, Subsection 1E, of this chapter and the Honey Brook Township Stormwater Management Ordinance, Chapter 20.
[Ord. No. 109-2004, § 628, 9/8/2004; as amended by Ord. 133-2008,
§ 15, 4/9/2008; and by Ord. No.
209-2023, 9/13/2023]
1.
Conservation of Surface and Groundwater Resource.
A.
Disturbance to the following areas shall be prohibited, unless specifically
authorized by the Township Engineer as necessary, and with the minimum
feasible disturbance needed:
C.
In addition, the following regulations shall apply:
(1)
The Board of Supervisors may, when it is deemed necessary for
the health, safety, or welfare of the present and future population
of the area, and/or necessary to the conservation of water, drainage,
and sanitary facilities, prohibit subdivision or development of any
portion of the property which lies within the floodplain of any stream
or drainage course.
(2)
All floodplain areas shall be preserved from any and all destruction
or damage by clearing, grading, or dumping of earth, waste material,
stumps, or other material of any kind.
2.
Conservation of Agriculturally Suited Soils. In subdivisions and
land developments where permanent open space is to be retained, the
applicant shall, in conformance with other applicable ordinances,
include in such open space those agriculturally suited soils whose
acreage, location, and configuration offer continued or future opportunity
for agriculture use.
4.
Conservation Practices During Site Preparation.
A.
Protection of Vegetation from Mechanical Injury.
(1)
Where existing trees are to remain, no change in existing grade
shall be permitted within the drip line of the trees. 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.
(2)
Operators of heavy equipment shall not damage existing tree trunks and root systems. Roots shall not be cut or disturbed within the area circumscribed by the drip line of any tree. Individual trees shall be preserved by use of appropriate fencing as identified in Subsection 4A(1), above.
(3)
Tree trunks and exposed roots damaged during construction shall
be protected from further damage by fencing or other structural barrier.
Treatment of damaged trees shall be conducted immediately upon discovery
of injury, and shall be dictated by the nature of the injury, e.g.,
damaged bark should be cut back to a point where the bark is intact
and tight to the tree, exposed roots shall be cleaned up and covered
with topsoil.
(4)
Trees shall not be used for roping, cables, signs, or fencing.
Nails and spikes shall not be driven into trees.
(5)
The area around the base of existing woody vegetation shall
be left open. No storage of equipment, materials, debris, or fill
shall be allowed within the drip line of any existing tree.
(6)
Trees within 25 feet of a proposed 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.
B.
Protection of Vegetation from Grading Change. Grade changes to occur
at any location on the property shall not result in an alteration
to soil or drainage conditions which would adversely affect existing
vegetation to be retained following site disturbance, unless adequate
provisions are made to protect such vegetation and its root systems.
C.
Protection of Vegetation from Excavations.
(1)
When digging trenches for utility lines or similar uses, disturbance
to the root zones of all woody vegetation shall be minimized.
(2)
If trenches must be excavated in the root zone, all disturbed
roots shall be cut as cleanly as possible. The trench shall be backfilled
as quickly as possible, avoiding soil compaction.
D.
Protection During Cleanup. Fences and barriers placed around woody
vegetation during construction shall be maintained intact until construction
on the lot is complete and authorization for removal is granted by
the appropriate Township official.
[Ord. No. 109-2004, § 629, 9/8/2004; as amended by Ord. No. 121-2006, 9/26/2006; by Ord. No. 133-2008, § 16, 4/9/2008; by Ord. No.
171-2014, § 8, 5/14/2014; by Ord. 180-2016, 4/13/2016; and by Ord. No. 209-2023, 9/13/2023]
1.
Preservation and Protection of Existing Vegetation.
A.
All subdivisions and land developments shall be laid out in such
a manner as to minimize the removal and/or disturbance of healthy
trees and shrubs. Special consideration shall be given to ecologically
significant woodlands.
B.
It shall be incumbent on the applicant to prove that vegetation removal
is minimized. If challenged by the Township, the applicant shall produce
evidence, such as written documents or plans certified by a registered
landscape architect or other professional showing that no alternative
layouts are possible and that no alternative clearing or grading plan
would reduce the loss of mature trees, tree masses or woodlands.
C.
Mature trees, tree masses, or woodlands proposed for removal by the
applicant during construction shall be labeled "To Be Removed." All
other trees, tree masses, or woodlands shall be designated "To Remain."
D.
In addition to trees proposed "To Be Removed" by the applicant, a
mature tree, tree mass or woodland shall be considered "To Be Removed"
for the purposes of tree replacement if it meets the following criteria:
(1)
The distance from any proposed building, structure, paving,
parking or utilities (overhead or underground) is within five feet
from the outermost branches of the tree(s) or 20 feet from the trunk
of the tree(s).
(2)
The distance from any proposed changes in grade or drainage,
such as excavations, mounding or impoundments, is within five feet
from the outermost branches of the tree(s) or 20 feet from the trunk
of the tree(s).
E.
Existing vegetation designated "To Remain" as part of the landscaping
of a subdivision or land development shall be identified in the field
prior to any clearing and shall be physically protected throughout
the construction process. Appropriate fencing four feet in height
shall be placed at the dripline on all sides of individual trees,
tree masses or woodlands prior to major clearing or construction,
at the discretion of the Township Engineer. The barrier shall be placed
to prevent disturbance to, or compaction of, soil inside the barrier
and shall remain until construction is complete. The barrier shall
be shown on the erosion and sedimentation control plan and the landscape
plan.
3.
Screening.
A.
Screening shall be required in the following situations:
(1)
When a proposed nonresidential use in any zoning district abuts
an existing residential use in any zoning district or a residential
zoning district boundary (A, RC, NR, MUR).
(2)
When a residential use proposal of greater density abuts an
existing residential use in any zoning district or residential zoning
district boundary (A, RC, NR, MUR).
B.
Screening Requirements. The screen shall be composed of evergreen
and deciduous trees spaced in two alternating rows on ten-foot centers.
(1)
Earthen Berm. In the event such plantings do not alone provide
an effective screen, the Board, upon recommendation of the Planning
Commission, may require plantings to be placed on an earthen berm
having a height of three feet to five feet to increase the effectiveness
of the screen.
(2)
Existing topographic conditions, such as embankments or berms,
in conjunction with existing vegetation, may be substituted for part
or all of the required property line buffers at the discretion of
the Township. The minimum visual effect shall be equal to or exceed
that of the required buffer or screen.
4.
Landscaping. Any part or portion of a lot or tract that is not occupied
by buildings nor used for loading and parking areas, sidewalks and
designated storage areas shall be landscaped in accordance with a
landscape plan, prepared and approved as part of applicable subdivision/land
development plan(s).
5.
Minimum Planting Standards. All required plantings shall meet the
minimum planting standards, criteria for selection of plant material,
and design standards of this section.
A.
The total number of plantings required in a subdivision or land development
shall be no less than the total calculated from all columns in Table
629-1. The total number of required plantings may be dispersed throughout
the tract to meet the objectives of this section, subject to the approval
of the Township Engineer. Additional plantings may be provided.
|
Table 629-1
| |||
|---|---|---|---|
|
Minimum Plant Standards
| |||
|
Improvement/Conditions
|
Deciduous Trees
|
Evergreen Trees
|
Shrubs
|
|
Per 2,000 square feet of gross building area (building "footprint")
|
Nonresidential: 1
Residential: 1
|
Nonresidential: 1
Residential: 1
|
Nonresidential: 1
Residential: 2
|
|
Per 100 linear feet of off-street parking or loading area, excluding
driveways less than 18 feet wide
|
2
|
2
|
2
|
|
Per 100 linear feet of new and existing public or private road
frontage, measured on both sides where applicable
|
1
|
1
|
0
|
|
Per 100 linear feet of existing tract boundary, where not coincident
with existing or proposed road frontage
|
1
|
2
|
2
|
|
*
|
Not applicable when screening buffer is required
|
B.
Where the calculation of the minimum number of plantings required
above results in fractions of plants required, the minimum number
of plants required shall be rounded up to the nearest whole number.
D.
Plantings and their measurements shall conform to the standards of
the publication "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, shall be free of disease, and
shall be nursery-grown, unless it is determined by the Township that
the transplanting of trees partially fulfills the requirements of
this section.
E.
Additional plantings may be provided to further the purposes of this
section. Plantings provided in excess of the minimum required need
not comply with the dimensional standards herein.
F.
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.
6.
Landscape Design Standards.
A.
Consistent with the terms of this section, the applicant shall plant
trees and shrubs and make other landscape improvements (e.g., berms,
fencing) as necessary to mitigate any adverse impacts, including visual
impacts, which the applicant's proposed subdivision or land development
will have on his property, adjoining properties, and the Township
in general.
B.
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 land disturbance
actions. Consideration of the type, quantity, and arrangement of plantings
must consider the mature plant size and life cycle. Consideration
in the planting design should also be given to providing shade, improving
energy conservation, protecting the character of residential, business,
institutional and industrial areas, and conserving the value of land
and buildings on surrounding properties and neighborhoods.
C.
Earthen Berms. If berms are used as a landscape or screening feature,
plantings are to be installed on both sides of the berm, not solely
at the ridgeline or top of the berm, and shall be subject to the review
and approval of the Township. Side slopes shall not exceed a ratio
of 3:1, and berms shall be designed to blend with adjoining property
topographic conditions or similarly landscaped buffered areas rather
than end abruptly at the property line.
D.
Street Trees. Shade trees of varying species shall be planted as
street trees along all streets, located five feet to 10 feet outside
the ultimate right-of-way line, spaced approximately 40 feet to 50
feet apart, staggered where appropriate due to intersections, utilities,
or other critical site features, along all sides of existing streets
adjoining the subject property and both sides of proposed streets.
E.
No trees shall be planted closer than 15 feet from overhead utility
lines, fire hydrants, streetlights, or stop signs. No trees shall
be planted closer than six feet from underground utility lines or
three feet from curbs and sidewalks.
F.
Off-Street Parking. All off-street parking areas, except those intended
solely for use by individual single-family residences, shall be landscaped
with trees and shrubs of varying species, in accordance with the following:
(1)
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; and to assist
in the management of stormwater in controls such as bioretention islands.
(2)
Planting areas shall be placed as to facilitate snow removal
and to provide for safe movement of traffic without interference of
proper surface water drainage, Planting areas shall be bordered appropriately
to prevent erosion or damage from automobiles.
(3)
Landscaping shall be reasonably dispersed throughout the parking
lot, except where there are more than 20 spaces, in which case the
following shall apply:
(a)
Landscaped areas at least 10 feet wide shall be provided around
the perimeter of parking areas. Such areas shall extend the full width
and length of parking areas, except for necessary accessways, in order
to prevent the encroachment of moving vehicles into parking areas.
(b)
Landscaped islands at least 10 feet wide shall be provided between
each set of two parking bays.
(c)
Landscaped islands the size of a parking space shall be provided
at the end of each parking aisle.
(d)
No parking aisle shall contain more than 20 parking spaces in
a row without a landscaped island the size of a parking space.
(e)
All parking lots shall be designed to provide safe, reasonable
pedestrian access. Parking lots with more than 50 spaces shall include
paved or concrete pedestrian walkways. Pedestrian walkways may be
located along or through landscaped islands or other landscaped areas
adjacent to the parking lot.
G.
Site Elements. Site elements such as dumpsters, trash disposal areas, recycling areas, mechanical equipment, service and loading docks, outdoor storage areas, sewage treatment plants and pump stations shall be adequately screened to mitigate the adverse visual impacts which proposed land uses or site elements will have on the subject tract, adjoining properties and the community in general. Screening shall include opaque fencing and/or evergreen plantings to fully screen the element as specified in the Zoning Ordinance, Chapter 27, where applicable, or as determined by the Township Planning Commission.
H.
Stormwater Facilities. All aboveground stormwater facilities shall
be landscaped to enhance the functionality of the basin. Infiltration
basin bottoms shall be planted with water-tolerant seed mixtures and
plantings. Dry stormwater management facilities shall be landscaped
to mitigate the visual impacts of the basin on the surrounding landscape.
No landscaping shall be planted within the basin spillway or within
15 feet of the outlet structure.
7.
Riparian Corridor Management Plan and Planting Requirements.
A.
B.
The content of the submitted corridor management plan shall comply
with the following minimum requirements:
(1)
The existing trees within Zone One shall be preserved and retained.
The existing tree cover shall be surveyed and inventoried on the plans
to assess the need for any new plantings. Plot samples by a qualified
consultant shall be conducted in order to obtain a representative
sampling of the existing tree cover. Existing tree species included
on the noxious/invasive plant species list, Appendix 22-B,[1] shall be removed where conditions warrant.
[1]
Editor's Note: Said appendix is included as an attachment to this chapter.
(2)
New trees shall be planted at a minimum rate of 15 feet on center
or one tree per 225 square feet in staggered, naturalized rows or
an equivalent informal arrangement within the area defined as Zone
One by the RCCD, if the Township determines that the existing trees
are insufficient. Alternative arrangements may be permitted by the
Township based upon existing site conditions to maximize the effectiveness
of the buffer.
(3)
New trees shall be a variety of sizes ranging from a minimum
four- to five-foot branched whip to an approximate 1 1/2 inches
caliper balled and burlapped planting stock.
C.
Restoration and Conversion of Landscapes.
(1)
Landscapes shall be restored by removing invasive vines, removing
invasive trees, cleaning out trash, correcting soil erosion problems,
planting appropriate plants, and properly maintaining all new plantings.
(2)
Landscapes shall be converted to a more-effective landscape
by removing existing incompatible vegetation, planting plants that
are appropriate for the proposed landscape type and the site, and
maintaining and protecting the plantings from invasive plants, deer,
and other long-term problems.
D.
Vegetation Selection. To function properly, dominant vegetation proposed
as part of a corridor management plan or mitigation measure shall
be selected from a list of plants most suited to the riparian corridor.
Plants not included on the lists may be permitted by the Board, in
consultation with the Township Engineer, when evidence is provided
from qualified sources certifying their suitability. The Township
may require species suitability to be verified by qualified experts
in the Chester County Conservation District, Natural Resources Conservation
Service, Pennsylvania Fish and Boat Commission, the United States
Fish and Wildlife Service, or state and federal forestry agencies.
(1)
In Zone One, dominant vegetation shall be composed of a variety
of native riparian tree and shrub species and appropriate plantings
necessary for stream bank stabilization.
(2)
In Zone Two, dominant vegetation shall be composed of riparian
trees and shrubs, with an emphasis on native species and appropriate
plantings necessary to stabilize the soil.
8.
Plant Materials Maintenance and Guarantee. The following standards
shall apply to all plant materials or transplanted trees as required
under this chapter:
A.
Maintenance.
(1)
Required plant material shall be maintained for the life of
the proposed development to achieve the required visual effect of
the buffer or screen. It shall be the ultimate responsibility of successive
property owners to ensure that the required plantings are properly
maintained. Dead or diseased plant material shall be removed or treated
promptly by the property owner and replaced at the next planting season.
(2)
Safety. All sight triangles shall remain clear, and any plant
material that could endanger safety, such as unstable limbs, shall
be removed and the plant material replaced if necessary. It shall
be the responsibility of the property owner to maintain all plantings
and architectural elements to ensure a safe environment.
(3)
Maintenance guidelines for the plantings are encouraged to be
published by the planting plan designer, to be used by grounds maintenance
personnel to ensure that the design's buffering and screening
concepts are continued.
B.
Landscape Financial Security.
(1)
Any tree or shrub that dies within 18 months of planting shall
be replaced by the current landowner or developer. Any tree or shrub
that, within 18 months of planting or replanting, is deemed, in the
opinion of the Township Engineer, not to have survived or not to have
grown in a manner characteristic of its type shall be replaced. Substitutions
for certain species of plants may be made only when approved by the
Township Engineer.
(2)
The developer or landowner shall deposit with the Township a
sum of money equal to 15% of the amount necessary to cover the cost
of purchasing and planting all vegetative materials for a period of
18 months.
(3)
A detailed cost estimate shall be submitted with the public
improvement escrow, showing the value of all proposed landscaping,
including all labor and materials.
9.
Plant Species Selection.
A.
Required plantings and their measurements shall conform to the requirements of § 22-629 and the list of recommended planting materials contained in Appendix 22-A.[2] Alternative species not contained on the recommended planting
list in Appendix 22-A must be approved by the Township Engineer. Plantings
listed in Appendix 22-B, Invasive Plants,[3] shall not be utilized.
[2]
Editor's Note: Said appendix is included as an attachment to this chapter.
[3]
Editor's Note: Said appendix is included as an attachment to this chapter.
B.
Species selection and planting locations shall reflect careful site
evaluation and in particular the following considerations:
(1)
Existing and proposed site conditions and their suitability
for the plant materials, based upon the site's geology, hydrology,
soils, and microclimate.
(3)
Maintenance considerations such as hardiness, resistance to
insects and disease, longevity, and availability.
(4)
Because of the many benefits of native plants (ease of maintenance,
longevity, wildlife habitat, etc.), the use of nursery-grown free-fruiting
native trees and shrubs is required unless demonstrated by the applicant
that such species are not available. Species selection should reflect
species diversity characteristic of the native deciduous woodland.
10.
Plan Requirements.
A.
The landscape plan shall show the following:
(1)
Sensitive Features: the location of existing mature trees standing
alone; outer limits of tree masses and other existing vegetation;
and the location of floodplains, wetlands, riparian buffers, and other
natural features that may affect the location of proposed streets,
buildings, and landscape plantings.
(2)
Existing and Proposed Features:
(a)
Location of all existing and proposed buildings and structures.
(b)
Location of all existing and proposed roads, parking, driveways
and access drives, service areas, and other paved areas.
(c)
Location of all outside storage and trash receptacle areas.
(d)
Sidewalks, berms, fences, walls, freestanding signs and site
lighting.
(e)
Existing and proposed underground and aboveground utilities,
such as site lighting, electric, gas, water/sewer, stormwater facilities/storm
sewer etc.
(f)
All existing and proposed contours at two-foot intervals to
determine the relationship of planting and grading; areas with slopes
in excess of 3:1 shall be highlighted on the plan.
(g)
Existing mature trees, woodlands and tree masses marked as "To
Remain" or "To Be Removed."
(h)
Location of all proposed landscaping, including required street
trees, stormwater basin landscaping, parking lot landscaping, property
line buffer, and site element screen landscaping.
(i)
A planting schedule listing the scientific and common name,
size, quantity, and root condition of all proposed plant material.
(j)
A schedule showing calculation of all landscape requirements
and plantings proposed for each category.
(k)
Planting details, including method of protecting existing vegetation,
and landscape planting methods.
(l)
Information in the form of notes or specifications concerning
seeding, sodding, ground cover, mulching, and the like, etc.
[Ord. No. 109-2004, 9/8/2004; as added by Ord. No. 130-2007, § 4, 10/10/2007; as amended by Ord. No. 171-2014, § 9, 5/14/2014; and by Ord.
No. 209-2023, 9/13/2023]
1.
The following requirements pertain only to those subdivision or land development applications located within the Township's WHP - Wellhead Protection District overlay identified in § 27-803 of the Township Zoning Ordinance, Chapter 27.
A.
It shall be the responsibility of the Township Planning Commission
to recommend approval, disapproval or approval with conditions or
modifications, of the proposed subdivision or development plan, so
as to ensure compliance with the provisions of this section.
B.
For subdivisions or land developments within Zone 1, 2 or 3, for which stormwater management controls are required pursuant to the Honey Brook Township Stormwater Management Ordinance, Chapter 20, infiltration shall be permitted subject to approval of the Township and Water Authority. If the site runoff has the potential to negatively impact the wellhead protection zone, measures to prevent or limit infiltration such as impermeable detention basin liners may be required by the Township.
C.
Subdivisions and land developments within Zones 1, 2 or 3 which are
proposed for on-lot sewage disposal shall provide a tested and suitable
primary absorption area and a tested and suitable secondary absorption
area on each lot.
D.
Subdivisions and land developments within Zones 1, 2 or 3 shall have the following preliminary plan requirements in addition to those requirements listed in § 22-502 of this chapter:
(1)
A recognized professional with competence in the field shall
review aerial photographs, soils, geologic and other available related
data as the data relates to the subject property. The professional
shall also conduct a site inspection of the property.
(2)
Based on the work required above, the professional shall prepare
a map of the site showing all topographic, geologic and other pertinent
physical features. The mapping shall indicate, but shall not be limited
to, the following:
(3)
Based upon the work performed above, the professional shall
determine what further testing should be done by the applicant to
ensure compliance with this chapter. Testing methodology shall be
reasonable under the circumstances, including (a) the scale of the
proposed development, and (b) the hazards revealed by examination
of available data and site inspection.
(4)
The applicant shall cause the additional testing established
above to be completed. A study report shall be submitted and referred
to the Township Engineer and the Honey Brook Borough Authority (HBBA).
This study shall include a map of the area, all test results and a
recommendation on the mitigation measures to be taken.
(5)
The Township Engineer shall consider the HBBA's comments,
if any, and report to the Planning Commission, with a copy to the
landowner, his or her opinion as to the adequacy of the study and
as to the capability of the site to support the proposed development
in a manner in which the risks attendant to the development in carbonate
areas are either eliminated or minimized. Recommendations for site
development including building location may be included. Additional
studies or testing as deemed necessary by the Township Engineer in
order to produce an adequate study given the scale of the proposed
development and the hazards revealed may be required of the applicant.
