Township of Honey Brook, PA Part 6 DESIGN STANDARDS

§ 22-601 Application.

[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.

§ 22-602 Land Requirements.

[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.

3. No plan of subdivision or land development shall be approved which would result in lots or land use, or which would in any other way be, inconsistent with the Township Zoning Ordinance, Chapter 27, then in effect for the zoning district in which the land to be developed or subdivided is located.

§ 22-603 Blocks.

[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.

§ 22-604 Lots and Lot Sizes.

[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.

B. Double frontage lots are prohibited, except as provided in Subsection 4, below.

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.

§ 22-605 Street System.

[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.

§ 22-606 Cul-de-Sac and Other Single-Access Streets.

[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.

§ 22-607 Street Width.

[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.

§ 22-608 Street Alignment.

[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.

2. To ensure adequate sight distance, minimum center line radii for horizontal curves shall be as follows:

A. Local streets: 150 feet.

B. Collector streets: 300 feet.

C. Arterial streets: 400 feet.

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.

§ 22-609 Street Grades.

[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:

(1) Local streets: 200 feet.

(2) Collector streets: 300 feet.

(3) Arterial street: 400 feet.

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.

§ 22-610 Street Intersections.

[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

§ 22-611 Acceleration, Deceleration and Turning Lanes.

[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

§ 22-612 Traffic Impact Study.

[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:

(1) A capacity analysis report prepared under the supervision of a qualified and experienced transportation engineer.

(2) The study area for the capacity analysis report shall only include all proposed intersections.

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.

(1) Trip distribution can be estimated using any one of the following three methods:

(a) Analogy.

(b) Trip distribution model.

(c) Surrogate data.

(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:

(a) Determine the percentage of shared trips in the total trips generated.

(b) Estimate a trip distribution for the shared trips.

(c) Perform two separate trip assignments, based on the new and shared trip distributions.

(d) Combine the shared and new trip assignment.

(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.

§ 22-613 Street Construction.

[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.

§ 22-614 Private Streets.

[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.

§ 22-615 Driveways.

[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:

(1) Intersection separation distances involving an entrance and exit at the same opening along arterial, major collector and minor collector streets shall be 200 feet.

(2) Intersection separation distances along any other street classification shall be 50 feet.

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.

4. Additional Driveway Requirements for Agricultural Uses.

A. Driveways serving agricultural uses, other than the single-family dwelling, shall be a minimum of 12 feet wide within the right-of-way and 10 feet wide at all other points.

B. Driveways shall be a minimum of 10 feet from adjacent lot lines.

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

§ 22-616 Alleys and Service Streets.

[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

§ 22-617 Parking Areas.

[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.

G. Parking area landscaping shall be in compliance with the requirements of § 22-629, Subsections 5 and 6.

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.

N. Lighting shall comply with the requirements in the Township Zoning Ordinance, Chapter 27, § 27-913.

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:

(a) 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.

(b) Superpave Asphalt Mixture Design, 19 mm, PG 64-22, Binder Course, 0.0 to 0.3 million ESALs, SRL H, 2 1/2 inches depth.

(c) Six inches PA No. 3 modified stone base.

(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:

(a) Superpave Asphalt Mixture Design, 9.5mm, PG 64-22, Wearing Course, 0.3 to 3.0 million ESALs, SRL H, two inches depth.

(b) Superpave Asphalt Mixture Design, 19 mm, PG 64-22, Binder Course, 0.3 to 3.0 million ESALs, SRL H, three inches depth.

(c) Eight inches PA No. 3 modified stone base.

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.

§ 22-618 Sidewalks and Paths.

[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.

§ 22-619 Curbs.

[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.

§ 22-620 Street Lights.

[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.

§ 22-621 Monuments.

[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.

§ 22-622 Sewage Treatment and Disposal.

[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).

§ 22-623 Water Supply.

[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.

§ 22-624 Other Utilities.

[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.

§ 22-625 Recreational and Open Space Land.

[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.

F. Notwithstanding the terms of Subsection 3D and E, above, the Board of Supervisors may, as it deems appropriate in individual cases, agree to terms for the collection of the required fee at a point or points subsequent to those stipulated in the above subsections.

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.

H. Where the developer desires to satisfy the requirements of this § 22-625 using either a fee-in-lieu of open space land, or combination of land dedication and fee-in-lieu, the amounts of such dedicated land and/or fee-in-lieu shall be established at time of preliminary plan approval.

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:

(1) Define ownership.

(2) Establish necessary regular and periodic maintenance responsibilities.

(3) Estimate staffing needs, insurance requirements, and associated costs, and define the means for funding same on an ongoing basis.

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.

§ 22-626 Easements, Rights-of-Way, Reserve Strips.

[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.

§ 22-627 Stormwater Management.

[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.

§ 22-628 Natural Features Conservation.

[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:

(1) Natural swales, channels and riparian buffer zones.

(2) Wetland areas, areas with seasonally high water tables, and areas of surface water concentration.

B. Encroachment within riparian corridors or Flood Hazard District boundaries shall be regulated under the terms of the Township Zoning Ordinance, Chapter 27, and Floodplain Management Ordinance, Chapter 8.

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.

3. Conservation of Woodlands.

A. Site preparation and development shall meet the requirements of § 27-807 of the Township Zoning Ordinance, Chapter 27.

B. Disturbance to or removal of vegetation occupying environmentally sensitive areas shall be undertaken only when necessary and on a limited, selective basis to minimize the adverse impacts of such actions in accordance with § 27-807 of the Township Zoning Ordinance, Chapter 27.

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.

§ 22-629 Landscaping.

[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.

2. Replacement of Existing Vegetation. Replacement of existing vegetation shall be governed by the requirements in § 27-807, Subsections C and D.

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.

C. Plantings used to comply with the minimum number of plantings required as above shall be:

(1) Deciduous trees: 2 1/2 inches caliper, minimum.

(2) Evergreen trees: eight feet in height, minimum.

(3) Shrubs: 24 inches to 30 inches in height, minimum.

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. In areas within the Riparian Corridor Conservation District, as defined in Part 8 of the Honey Brook Zoning Ordinance, Chapter 27, a corridor management plan may be required for the following activities as determined by the Township upon recommendation of the Township Engineer:

(1) A subdivision or land development plan submission.

(2) As part of a mitigation measure proposed under § 27-805, Subsection I(2), of the Honey Book Township Zoning Ordinance.

(3) As result of an activity as specified in the Honey Brook Zoning Ordinance, § 27-805, Subsection H(2).

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.

(2) Specific functional and design objectives of the plantings as outlined in § 22-629, Subsection 6A and B, above.

(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.

(3) Certificates. When approved, the landscape plan must show:

(a) The signature and seal of the registered landscape architect responsible for preparing the landscape plan and details.

(b) The signature of the subdivider, developer or builder.

§ 22-630 Additional Requirements for Applications Within the WHP - Wellhead Protection District.

[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:

(a) Closed depressions.

(b) Seasonal high water table indicators.

(c) Outdrops of bedrock.

(d) Surface drainage into ground.

(e) Lineaments and faults.

(f) Quarries and mines.

(g) Oil and gas wells.

(h) Geologic contacts.

(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.