Township of Marshall, PA ARTICLE 300 Design Standards

§ 174-301 General provisions.

A. Minimum standards. The standards and requirements contained in this article shall apply as minimum design standards for subdivisions and/or land developments in the Township.

B. Zoning compliance required. Whenever Chapter 208, Zoning, provides that the use proposed by the applicant for subdivision or land development approval shall constitute a use by conditional use or when a variance from the terms of Chapter 208 is required to develop in accordance with the plan, the applicant shall obtain such conditional use approval from the Board or variance approval from the Township Zoning Hearing Board prior to the submission of the preliminary plan. The plan shall be designed and developed in accordance with any conditions which have been imposed upon the grant of such conditional use by the Board or variance by the Township Zoning Hearing Board.

§ 174-302 Site design standards.

A. Purpose. The design standards and requirements outlined in this article will be utilized by the Planning Commission and the Board in determining the adequacy of all plans for proposed subdivisions and land developments. To promote this purpose, the subdivision and/or land development shall reflect and consider the following standards which are designed to result in a well-planned community without adding unnecessarily to development costs.

B. Site design standards.

1. The location and design of the subdivision and/or land development should conform to the Township Comprehensive Plan with respect to design standards, streets, traffic circulation, public sites, proposed utilities and natural features.

2. Land shall be subdivided or developed only in conformance with all other ordinances and regulations in effect in the Township.

3. Subdivision and/or land development design shall consider the natural features and floodplain and riparian buffer as specified in § 174-319H.

4. Hazardous conditions. Land with unsafe or hazardous conditions, such as open quarries, abandoned oil and gas wells, unconsolidated fill, floodplains or steep slopes, shall not be subdivided or developed unless the subdivision plan or land development plan provides for adequate safeguards which are approved by the Board.

5. A land development must be coordinated with existing land development in the neighborhood so that the entire area may be developed harmoniously within the permitted uses of each zoning district.

6. All portions of a parcel being subdivided or developed shall be taken up in lots, streets, common open space lands or other proposed uses so that remnants and landlocked areas are not created.

7. Provide documentation that the design standards of this section have been reviewed and addressed.

§ 174-303 Floodplain areas.

All subdivisions and land developments shall comply with Chapter 83, Floodplain Management, of the Township Code.

§ 174-304 Street systems.

A. General. All streets proposed to be constructed within the Township shall conform to the following general design requirements:

1. Proposed streets shall be planned with regard to the existing street system, public convenience in terms of fire protection and pedestrian traffic, probable volumes of traffic, existing and proposed use of land on abutting properties and future development extensions of the street system.

2. The arrangement of streets shall provide for the continuation of existing or platted streets and for proper access to adjoining undeveloped parcels suitable for future development. Right-of-way access for future streets is required where practicable.

3. Streets shall be logically related to topography so as to produce reasonable grades, satisfactory drainage and suitable building sites.

4. The finished elevation of proposed streets shall not be more than one foot below the regulatory flood elevation. The Township may require profiles and elevations of streets to determine compliance with this requirement.

5. The streets must be properly located and constructed with regard to the proposed traffic functions, including the minimization of through traffic on minor streets and the protection of major street capacities from excessive marginal access.

6. The arrangement, character, extent, width, grade and location of all streets must conform to the Comprehensive Plan as amended.

B. Street layout. In general, all streets shall compose a convenient system to ensure circulation of vehicular and pedestrian traffic. Streets to be dedicated to the Township shall meet the Commonwealth of Pennsylvania Liquid Fuel Program Standards.

1. Dead-end streets. Dead-end streets shall be permitted as follows:

(a) Temporary streets with a circular turnaround (50 feet right-of-way and 40 feet pavement radius) in multi-phased development to permit future street extension into adjoining phases.

(b) Temporary turnarounds shall be installed in multi-phased developments at phase boundaries designed as circular turnarounds having a minimum radius to the outside edge of the paving or curb of 40 feet and a right-of-way having a minimum radius of 50 feet. Temporary reservation of the excess right-of-way from abutting lot owners shall require an easement on these lots (denoted on the final subdivision plan) which shall automatically vacate when the turnaround is removed, and the street is connected to the next phase.

(c) If the phase boundary occurs at an intersection, a tee/hammerhead turnaround may be installed in lieu of a circular turnaround, with a minimum right-of-way length of 80 feet across the top of the "T," a minimum cartway length of 50 feet across the top of the "T," a minimum right-of-way width of 50 feet across the side of the "T," and a minimum cartway width of 22 feet across the side of the "T."

2. When designed as public streets or private streets containing more than four lots with culs-de-sac:

(a) Public streets must be at least 300 feet in length;

(b) Any individual dead-end street shall serve no more than 30 lots. A linkage of dead-end streets that connect to an existing street shall serve no more than 60 lots. A development exceeding 60 lots will require two accesses from existing street(s).

(c) The terminus of a cul-de-sac shall be a circular turnaround having a minimum radius to the outside edge of the paving or curb of 40 feet and a right-of-way having a minimum radius of 50 feet.

3. When designed as private streets containing no more than four lots;

(a) A tee/hammerhead with a minimum right-of-way length of 80 feet across the top of the "T," a minimum cartway length of 50 feet across the top of the "T," a minimum right-of-way width of 50 feet across the side of the "T," and a minimum cartway width of 18 feet across the side of the "T"; or

(b) A circular turnaround having a minimum radius to the outside edge of the cartway of 35 feet and a right-of-way having a minimum radius of 45 feet.

4. Where adjoining areas are not subdivided, the arrangement of streets in a new subdivision shall make provision for the proper projection of streets. Where a new subdivision adjoins unsubdivided land susceptible of being subdivided and for the proper projection of streets, then the new streets shall be carried to the boundaries of the tract proposed to be subdivided.

5. Streets shall be laid out to intersect as nearly as possible at right angles; in any event, no street shall intersect another at an angle of less than 60°. Intersections of more than two streets shall be prohibited. Streets entering opposite sides of another street shall be laid out directly opposite one another or be separated by the standard for spacing required by PennDOT.

C. Street classifications.

1. Table 1 reflect the functional classification of all public streets within the Township.

Table 1 Functional Classification of Streets
Road Number/Name	Classification
Pennsylvania Turnpike	Freeway
I-79	Freeway
Route 19 (Perry Highway)	Arterial Principal
Pleasant Hill Road, Mingo Road, Warrendale-Bayne Road (Red Belt), Warrendale-Bakerstown Road (Red Belt), Wexford-Bayne Road (Route 910, Orange Belt)	Arterial Minor
Wexford Run Road, Brush Creek Road, Knob Road, Freeport Road, Thorn Hill Road, Commonwealth Drive	Collector Major
S.R. 2026/Green Hill Road	Collector Minor
All other Township streets are classified as minor, marginal access, alley or private.

2. Arterial street.

(a) Arterial, minor. Streets that carry a high volume of traffic for intra-county and intercommunity travel. These streets normally serve the higher classification streets (interstates and principal arterials).

(b) Arterial, principal. Streets that carry a high volume of traffic for intra-state, inter-county and inter-city travel. Traffic on this type of street normally has the right-of-way except in areas of high hazard, where controls are used.

3. Collector street.

(a) Collector, major. Streets that serve intra-county and inter-community travel, but at a lower volume than arterials. They usually connect to an arterial to provide access to the surrounding land. Access is generally not directed from this street but from a sub-street connected to the collector. They may serve community shopping centers, schools, parks and cluster developments.

(b) Collector, minor. Streets that serve intra-community travel at a volume below the major Collector. Minor collectors provide access to the land using lower order streets and sometimes direct access from itself.

4. Minor streets. Minor streets shall be those identified below:

(a) Residential streets. Residential streets shall be those streets which are used to provide access to properties and connect with other residential streets and/or streets of a higher classification.

(b) Marginal access streets. Marginal access streets are streets parallel to an arterial street to provide access to abutting properties and separation from through traffic. They serve to reduce the number of access points which intersect the larger street, thereby increasing the efficiency and safety of traffic flow along the major street while providing access to abutting development.

(i) The Board reserves the right to require marginal access streets along any street where local vehicular access to individual lots would create congestion and/or hazards to traffic flow and safety by reason of street grades, land forms, vegetation, frequency of driveway intersection, limited sight distances, heavy traffic volumes and/or high speed traffic flows.

(ii) Location of a marginal access street shall be essentially parallel to the street along whose margin it is located.

5. Private streets. Private streets may be permitted by the Board, upon recommendation of the planning commission. Private streets are generally intended to be used as permanent cul-de-sac streets rather than as through streets connecting two public streets. Private streets shall comply with the following:

(a) Private streets shall be constructed with a 40-foot right-of-way and when in a dead-end street configuration shall have a 90-foot diameter cul-de-sac right-of-way. No more than four lots or dwelling units shall be permitted on any private street or linkage of private streets that connect to an existing street. When serving more than four lots or dwelling units, private streets shall be subject to the same requirements as public streets, with the exception of existing private streets as of the effective date of this chapter. No subdivision plan containing an existing private street as of the effective date of this chapter, is permitted to be resubdivided to exceed four lots unless the street meets the restrictions for public streets. Private streets must be constructed with a minimum surface width of 18 feet and have a pavement section having a minimum of eight inches of 2A stone, 2.5 inches asphalt binder and a 1.5-inch asphalt wearing course.

(i) The Township shall have no maintenance obligation for approved private streets; maintenance of such private streets shall be the full and sole responsibility and subject to the criteria below:

(ii) An association or other legally binding organization of landowners with access rights on the private street shall be formed and administered for the purpose of maintenance of the private street. The association shall remain in perpetuity to ensure proper maintenance of the private street.

(iii) All property owners in such an association shall have an equal share in the rights and bear an equal share of the costs of maintaining the private streets.

(iv) Documents governing such association shall be in a form approved by the Township Solicitor.

(v) All properties depending on a private street for access shall be guaranteed an irrevocable right to that access under the terms of a right-of-way access easement agreement or other legal covenant. Such access right shall be clearly noted on the subdivision and/or land development plans that create a private street, shall be included in deeds for all properties with access rights and shall be recorded at the county Department of Real Estate.

(vi) Documents governing maintenance associations for private streets shall be recorded with each deed for properties with access rights.

(vii) Provision shall be made for private streets for emergency vehicles only as approved and seen as necessary by Township officials.

(b) Street grades and horizontal and vertical curve design of private streets shall be consistent this section.

D. Street widths.

1. Streets rights-of-way shall be 50 feet in width. The Board may require a lesser or greater width due to special conditions or topography or traffic circulation. The Developer may request easements from abutting landowners for grading purposes, although those landowners are under no obligation to do so.

2. Intersecting right-of-way shall be connected by a curve with a minimum radius of 25 feet.

3. When a property to be subdivided borders on an existing street containing less than the required 50-foot right-of-way, the Township may request that the developer dedicate the portion of his or her property within 25 feet of the centerline of the street (i.e., half of the remaining portion of the street needed to comply with the required right-of-way width.)

E. Street names. Proposed streets which are in alignment with other already existing and named streets shall bear the names of the existing streets. In no case shall the name of a proposed street duplicate or be similar in sound and spelling to an existing street name in the Township and corresponding communities within the Northern Regional Police Department service area, or the postal districts of the Township, irrespective of the use of the suffix "street," "avenue," "boulevard," "drive," "place," "court," "lane," etc. All street names shall be subject to the approval of the Board.

F. Street grades.

1. No local street shall have a grade in excess of 12% or less than 1%.

2. Streets shall have a grade not to exceed 4% for a distance within 40 feet from the edge of pavement of any intersecting street.

3. Center line grade at a cul-de-sac shall not exceed 5%.

G. Horizontal and vertical curve design.

1. Vertical curves in profile design. For main thoroughfares, profile grades shall be connected by vertical curves of a minimum length equivalent to (twenty) 20 times the algebraic difference between the rates of grade, expressed in feet per hundred; and for secondary and minor streets 15 times.

2. Horizontal curves. A minimum center-line radius of 125 feet will be required for all horizontal curves on local streets.

3. All center-line changes in direction shall be joined by a horizontal curve of appropriate radius.

§ 174-305 Street improvements.

A. General. All public streets shall be paved to a minimum of a 22-foot cartway and, in addition, shall have a 24-inch width of integral wedge curb and gutter, constructed in accordance with Township standards and placed on both sides of the paved street.

B. Grading.

1. The full width of the right-of-way of each street in a proposed subdivision shall be graded and suitably prepared for the installation of paving, drainage structures, curbs, gutters and sidewalks in accordance with the appropriate standards for the class of street.

2. The subgrade shall be free of sod, vegetation matter or other similar material. Where poor subsurface drainage conditions exist, adequate drainage shall be installed as recommended by the Township Engineer. The subgrade shall be rolled with a roller of not less than 10 tons in weight. The subgrade shall not vary more than one inch from the approved grade.

3. Grading, filling and excavating shall be in accordance with the provisions of Chapter 88, Grading, Excavating, and Fill, of the Township Code, which is incorporated herein by reference.

C. Street cross section design.

1. All components of the pavement structure shall be designed and constructed in accordance with PennDOT Publication 408, latest edition.

2. Minimum requirements. The following shall be considered to be minimum standards for street construction and be consistent with the Township construction details (see appendix[1]) as prepared by the Township Engineer.

(a) An aggregate base course consisting of six inches of No. 4 aggregate (limestone and three inches of No. 2A aggregate (limestone) shall be placed and compacted on the prepared subgrade for streets and alleys.

(b) Flexible pavement consisting of a four-inch Superpave 25-millimeter binder course (fine grade mix design) and 1/2-inch FJ-1 course shall be placed and compacted on the prepared aggregate base course.

(c) When permitted by Subsection D below, final asphalt wearing courses shall be applied on the street. The wearing courses shall consist of a 1 1/2-inch Superpave 9.5 millimeter course (fine grade mix design).

[1] Editor's Note: Said appendix is included as an attachment to this chapter.

3. Curbs shall be provided on all public streets and parking compounds located within non-residential, multifamily and apartment building developments. Curbs or other drainage controls shall be installed to properly control surface drainage and protect the streets from erosion. Curbs shall be asphalt wedge type curb and constructed with a two foot width.

4. Minimum requirements for collector and arterial streets shall meet the minimum standards for local street construction with the exception as follows:

(a) Pavement lanes and widths shall be designed pursuant to a traffic impact study and as approved by the Township Traffic Engineer.

(b) Plain cement concrete curb gutter and pavement base drains, pursuant to PennDOT standard drawings, shall be required on all roads within the Planned Industrial Park (PIP) and Residential, Research and Technology Park (RRTP) zoning districts.

(c) An aggregate base course consisting of eight inches of No. 4 aggregate (limestone or slag) and four inches of No. 2A aggregate (limestone only) shall be placed and compacted on the prepared subgrade.

(d) Flexible pavement consisting of a six-inch Superpave 25 millimeter binder course shall be placed and compacted on the prepared aggregate base course.

D. Timing of construction.

1. This section shall only apply to asphalt streets.

2. No asphalt paving shall occur between the dates of October 31 and April 1, unless otherwise approved by the Township Engineer. Asphalt paving shall only be performed during weather conditions approved by the Township Engineer.

3. Crushed or base aggregate course for new streets must be paved with asphalt prior to October 31, and therefore will not be permitted to remain uncovered during the winter months.

4. Asphalt streets in a subdivision shall be prepared in accordance with Subsection C(1), except that after the asphalt binder is applied, the street shall be covered with 1/2 inch of FJ-1 asphalt.

5. After 90% of the homes are constructed in all phases planned, if construction is in phases, or three-years’ time has lapsed from the date of the performance guarantee, an asphalt wearing course as specified in Subsection C(2) shall be applied as specified in Subsection C(1). The term "constructed," as used above, shall mean when the Township Building Inspector has inspected and approves the foundation and framing. The Township may grant a one-month waiver and permit the application of the asphalt wearing course after 35 months due to the pending expiration of the performance guarantee.

6. After the asphalt wearing course has been applied and the streets inspected by the Township, the street, if desired by the developer and constructed in accordance with this chapter and any other applicable ordinance, law, rule or regulation, may be accepted by the Township.

E. Acceptance. Streets not constructed or installed in accordance with this chapter shall not be accepted by the Township.

F. Combination curb and gutter. Minimum curb or pavement edge radii at street intersection shall be 15 feet for intersections of a minor street with another minor street or a minor street with a collector street or a minor street with an alley; 25 feet for other intersections or such greater radius as is suitable to the specific intersection.

G. Walls, slopes and traffic guide rails. Where the grade of the street is three feet or more above the grade of the adjacent land, guide rails shall be built to protect travel if recommended by the Township Engineer.

H. Fire hydrants. Fire hydrants shall be installed in a manner to satisfy standards established by the Fire Marshal.

§ 174-306 Sidewalks and trails.

A. Sidewalks.

1. Sidewalks shall be provided:

(a) On all existing and proposed streets and parking compounds located within or abutting multifamily and apartment building developments.

(b) On all existing and proposed streets within or abutting subdivisions or land developments in which the average lot size of all lots containing houses is one acre or less or as an extension of an existing network.

(c) In all non-residential land developments.

(d) On any change of use for a building, whether from a residential use to a nonresidential use or from a non-residential use to another nonresidential use.

(e) Sidewalks shall be located in multifamily apartments, nonresidential and other areas so as to provide safe and efficient access between parking areas and residential buildings and between parking areas and nonresidential buildings.

2. Minimum requirements. The following shall be considered to be minimum standards for sidewalk construction:

(a) Minimum width for sidewalks shall be five feet. The Board may determine that a greater width is necessary due to an anticipated high volume of pedestrian traffic.

(b) Sidewalks shall not extend outside the legal right-of-way line of public streets or private streets unless easements are recorded in the county Recorder of Deeds or the Department of real estate guaranteeing public pedestrian access. All pedestrian easements shall be a minimum of 15 feet in width.

(c) A tree lawn of a minimum of six feet in width must be provided in one of the two following ways:

(i) If the tree lawn is to be located between the street and the sidewalk, a street tree shall be planted no more than 40 feet on center.

(ii) If the tree lawn is to be located outside the back edge of the sidewalk, a street tree shall be planted no more than 40 feet on center with a continuous row of flowering or evergreen shrubs for the length of the sidewalk. If the tree lawn is to be located outside the back edge of the sidewalk, the sidewalk can be located no closer than five feet from the edge of the curb.

(d) All sidewalks shall be constructed in accordance with the typical detailed drawings in Appendix A[1] for construction of sidewalks as exist at the time of construction.

[1] Editor's Note: Appendix A is included as an attachment to this chapter.

3. Sidewalks shall not exceed 12% grade. Should a 12% grade not be obtainable, then steps or ramps may be used after approval of the Board.

4. A non-slip surface texture shall be used on all sidewalks.

5. At all corners and pedestrian crossings, sidewalks shall be extended to the street curbline.

6. The grades and paving of sidewalks shall be continuous across driveways.

7. Where required in major subdivisions, sidewalks shall be installed by the developer on all vacant lots within three years of completion of initial street construction including final wearing course, unless performance security consistent with the requirements of this chapter and approved by the Solicitor is provided by the developer for all uncompleted sections of the sidewalk.

B. Trails.

1. Trails shall be required:

(a) On one side of all proposed streets and on all existing streets within or abutting subdivisions in which the average lot size of all lots containing houses is greater than one acre.

(i) A sidewalk meeting the requirements of § 174-306(A)(2) of this chapter may be substituted for a trail required in this Subsection B(1)(a).

(ii) Minor subdivisions shall be required to provide a trail easement in accordance with this section instead of constructing a trail only if there is not an existing or approved trail or sidewalk within 200 feet of the property.

(b) On all subdivisions or land developments that contain trails shown on the master trail map in the Township's Parks, Recreation, and Open Space Plan.

2. Minimum requirements. The following shall be considered to be minimum standards for trail construction:

(a) Trails shall be constructed at a width of six feet.

(b) Trails shall not extend outside the legal right-of-way line of public streets or private streets unless easements are recorded in the County Recorder of Deeds or Department of real estate which guarantee public pedestrian access. Access easements for any trail shall be granted to the Township of at least 15 feet in width.

(c) For all trails that are located adjacent to a right-of-way, a tree lawn of a minimum of six feet in width must be provided in one of the two following ways:

(i) If the tree lawn is to be located between the street and the trail, a street tree shall be planted no more than 40 feet on center.

(ii) If the tree lawn is to be located outside the back edge of the trail, a street tree shall be planted no more than 40 feet on center with a continuous row of flowering or evergreen shrubs for the length of the trail. If the tree lawn is to be located outside the back edge of the sidewalk, the trail can be located no closer than five feet from the edge of the cut.

(d) Minimum requirements: the following shall be considered to be minimum standards for trail construction:

(i) A geotextile fabric shall be installed for the full width and length of the prepared subgrade of the trail, if condition warrant and/or as directed by the Township Engineer.

(ii) An aggregate subbase consisting of six inches of No. 2A aggregate (limestone) shall be placed and compacted.

(iii) Flexible pavement consisting of a three-inch Superpave (19-mm) millimeter modified binder course (fine graded material added to binder).

(iv) All edges of the trail shall be properly backfilled, seeded and mulched.

(v) Provide cross drains at intervals necessary to ensure integrity of the trail.

(vi) Provide underdrain where required to address groundwater conditions.

3. Where required in subdivisions, trails shall be installed by the developer on all vacant lots within three years of completion of initial road construction including final wearing course. Unless performance security consistent with the requirements of this chapter and approved by the Solicitor is provided by the developer for all uncompleted sections of the sidewalks or trails.

§ 174-307 Driveways.

A. All entrance and exit driveways shall be located to afford maximum safety to traffic, to provide for safe and convenient ingress and egress to and from the site and to minimize conflict with the flow of traffic.

B. Driveway design for internal access to land developments.

1. At the discretion of the Board driveways may be permitted for access for commercial developments where all ownership is under one entity.

2. Grade. The driveway within the legal right-of-way of any Township or state street or road shall not exceed a grade of 5%. The remaining driveway beyond the right-of-way shall not exceed a grade of 12%.

3. Material. The minimum required paved area of the driveway shall consist of one of the following materials and be in accordance with Chapter 208, Zoning, of this Code.

(a) Bituminous surface constructed with six inches of 2A subbase and Superpave asphalt mix design, hot mix asphalt wearing course, PG 64-22, 0.3 to < 3 million ESALs, 9.5 mm mix, 2.5 inches depth, SRL-L (minimum).

(b) Brick paver designed for single-axle trucks. Construction specifications must be submitted and approved by the Township Engineer.

(c) Reinforced pavement systems, such as GeoBlocks, designed for single-axle traffic. Construction specifications must be submitted and approved by the Township Engineer.

(d) At a minimum the pavement within the right-of-way shall match the existing road pavement.

4. Width. No driveway shall be less than 12 feet wide within the limits of the legal right-of-way.

5. Drainage. The gutter line, wherever possible, shall be maintained as a paved swale and shall have a minimum depth of four inches and a minimum width of 24 inches. Where required by the Township, culverts or pipes shall be installed under driveways to provide unobstructed flow of water in swales and shall be approved by the Township Engineer. Also, driveway longitudinal drainage shall be provided as needed.

6. Angle of intersection. The desirable intersection angle of the center line of the driveway and the street shall be 90°. However, when 90° is not practicable, the minimum angle between the driveway and the street shall be not less than 75°.

7. Curbs. All driveways in curb areas must have a depressed curb at the driveway entrance in accordance with RC-64M, PennDOT Publication 72.

C. Sight distances. Any exit driveway or driveway lane shall be designed in conformance with PennDOT standards and specifications.

D. Where a site occupies a corner of two intersecting roads, no driveway entrance or exit shall be located nearer to the intersection than a point, as measured along the traveled cartway center line, a distance of 80 feet from the intersection point of the center lines of the traveled cartways, unless otherwise approved by the Board. In the case of four-lane roadways, measurement shall be made from the center line of the lanes traveling one direction (i.e., center line of northbound lanes).

E. No entrance or exit driveway shall be located on a rotary, a ramp of an interchange or within 20 feet of the beginning of any ramp or other portion of an interchange.

F. In any nonresidential district, where two or more driveways or two or more access points (curb cuts) for a single driveway connect a single site to any one street, a minimum clear distance of 200 feet measured along the right-of-way line shall separate the closest edges of any two such driveways or access points. Where such development fronts on an arterial street, access to parking and service areas, where practicable, shall be provided by a single access to the arterial street.

G. In any residential district, where development fronts on any arterial or collector street and two or more driveways or two or more access points (curb cuts) for a single driveway connect a single site to any one road, a minimum clear distance of 200 feet measured along the right-of-way line shall separate the closest edges of such driveways or points of access.

H. All driveways shall be constructed in such a manner as not to impair drainage within the right-of-way, alter the stability of the street or roadway subgrade or materially change the drainage of adjacent areas. Where open shoulders or berms exist, the grade of a paved access driveway(s) shall slope away from the highway pavement at the same rate as the existing shoulder (unless advised to the contrary by the Township Engineer) for the prevailing width of the shoulder. The gradient of a driveway beyond this point (within the street or roadway right-of-way) shall not be less than 1/2 inch per foot.

I. Driveway ramps may extend from the face of the curb up to the outer edge of the sidewalk area in those cases where a planted area occurs between multiple driveways. The rate of slope for such driveway ramps preferably should not exceed one inch per foot. Where conditions are such that the one inch per foot slope is not obtainable, the sidewalk area of the driveway may be lowered sufficiently to obtain the allowable ramp slope and the sidewalk may be warped up to meet the normal sidewalk grade at a rate of slope not to exceed 3/8-inch per foot.

J. Where a drainage ditch or swale exists, adequate pipe shall be installed under the driveway (by the permittee) in accordance with PennDOT specifications. Minimum diameter of such drainage pipe shall be 15 inches unless otherwise specified by the Township Engineer. Under no circumstances shall the diameter of such drainage pipe be less than 12 inches.

K. In residential districts, where a lot abuts two or more streets, access to the lot shall be provided to the street where there is lesser potential for traffic congestion.

L. Driveway angle.

1. Two-way operation. Driveways used for two-way operation shall intersect the road at an angle to as near 90° as site conditions will permit and in no case will be less than 75°.

2. One-way operation. Driveways used by vehicles in one direction of travel (right turn only) shall not form an angle smaller than 45° with a road unless acceleration and deceleration lanes are provided.

§ 174-308 Monuments and markers.

A. Specifications. Monuments and markers must be constructed as specified in Table 2.

Table 2 Monument and Marker Specifications
	Material	Minimum Size
Monument	Concrete with iron pin	4 inches by 4 inches by 30 inches
Marker	Iron pipes or iron or steel bars	15 inches by 3/4 inch (diameter)

B. Placement and marking. Monuments and markers must be placed by a professional land surveyor so that the scored or marked point coincides exactly with the point of intersection of the lines being monumented. They must be set so that the top of the monument or marker is level with the surface of the surrounding ground. The monument must be permanently marked on top.

C. Location of monuments. Monuments must be set:

1. At the intersection of lines forming angles in the boundaries of the original tract of the development or subdivision.

2. On the right-of-way lines of the streets at the following locations:

(a) At least one monument at each intersection.

(b) At changes in direction of street lines, excluding curb arcs at intersections.

(c) At each end of curbed street line, excluding curb arcs at intersections.

(d) An intermediate monument wherever topographical or other conditions make it impossible to sight between two otherwise required monuments.

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

3. The concrete monuments must be installed and inspected by the Township Engineer prior to final plan approval. However, a modification of requirements can be requested to post financial security in lieu of installing monuments if it is determined that the monuments would be disturbed by construction activities.

4. Location of markers. Markers must be set:

(a) At the beginning and ending of curves along street property lines.

(b) At points where lot lines intersect curves either front or rear.

(c) At angles in property lines of lots.

(d) At all other lot corners.

5. Removal. Any monuments or markers that are removed must be replaced by a professional land surveyor at the expense of the lot owner or person removing them.

§ 174-309 Wetlands, lakes and stream frontage.

A. The applicant must determine if wetlands exist on the property in the proposed subdivision or land development. The applicant must also determine if any wetlands will be impacted off-site from the property. This determination shall be made in accordance with the current requirements of the PADEP and the United States Army Corps of Engineers.

B. Lake and stream frontage shall be preserved as open space whenever possible. In minor subdivisions and land developments lake and stream frontage may be preserved through conservation easements.

C. Access points to the water and maintenance easement areas shall be provided at intervals of no more than one-half mile. These access points shall be no less than 25 feet in width.

D. No disturbance is permissible within 25 feet of the edge of any flowing stream, lake or wetlands.

§ 174-310 Natural features.

A. Topography.

1. The natural terrain of all proposed subdivision or land development tracts will be retained wherever possible. Cut and fill should be kept to a minimum necessary to achieve acceptable street grades, parking areas or building sites where no feasible alternative exists or where it will be used to enhance the site, such as berms or swales, which add visual interest or perform a function such as drainage or screening. Topographic alterations shall be in accordance with Chapter 88, Grading, Excavating, and Fill, of the Township Code.

B. Topsoil shall be removed from the areas of construction and stored separately. The topsoil shall be stabilized to minimize erosion during storage. Upon completion of initial road construction, including final wearing course, the topsoil must be uniformly redistributed on the site at a depth not less than four inches and the site shall be seeded and mulched in a manner that is deemed appropriate by the Township.

1. Such provisions regarding restoration of lots shall apply to lots within major subdivisions.

2. Such restoration, seeding, and mulching shall occur on vacant lots within three years of the completion of initial road construction, including final wearing course.

§ 174-311 Water supply.

A. Each new dwelling created within the Township shall be individually self-sufficient for water supply, and the water supply system shall be public, community or individually owned, maintained, and operated by the owners of each dwelling.

B. The provisions of this section are intended to ensure that 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 and, where feasible, for fire protection.

C. On-lot water supply. Where there is no existing public water supply and a connection to a public water supply system and a central community system is not feasible, each lot in the development must be provided with an individual on-lot water supply system in accordance with minimum standards approved by the PADEP.

D. Public water supply. Where connection to a public water supply is possible or feasible, the plan for the installation of such water supply system must be prepared for the development with cooperation of the applicable public water authority or public utility and approved by the Township Engineer. Upon completion of the water supply system, a reproducible as-built plan of the system must be filed with the Township pursuant to § 174-213, Record plans, of this chapter.

§ 174-312 Sewage service facilities.

A. Acceptable types of systems. Each new dwelling created within the Township shall be provided with sewage service acceptable to the Township. The developer shall provide the most effective type of sanitary sewage disposal consistent with the natural features, location and proposed development site. The following types of sanitary sewage disposal are listed in order of preference:

1. Connection to a public sewage disposal system.

2. Provision by the developer of a community sanitary sewage disposal system capable of being tied into a public system in accordance with the requirements of the PADEP and acceptable to the Township.

3. Capped sewers with temporary, approved on-lot sewage disposal system facilities.

4. On-lot sewage disposal systems consisting of septic tanks with tile fields or other approved system.

B. Connection to a public sewage disposal system. Connection to a public sewage disposal system shall be required where such a system can feasibly be provided to adequately fulfill the sewage disposal needs of the proposed subdivision or land development.

C. Installation of capped sewers. Where a public sewage disposal system is not yet accessible to the site, but has been scheduled and a preliminary design has been prepared for such an extension to the subdivision or land development within a 10-year period, the developer shall install sewer lines, including lateral connections, as may be necessary, to provide adequate service to each lot when connection with the sewer system is made. The sewer lines shall be suitably capped at the street right-of-way line. When capped sewers are provided, on-site disposal facilities shall also be provided. Design of the capped system shall be in accordance with the standards of the PADEP and subject to the approval of the Board.

D. Provision of on-lot sewage disposal system. In subdivisions or land developments where connection to a public sewage disposal system is required, sewage disposal consisting of septic tanks and absorption fields shall be provided on individual lots. The physical features of the tract on which on-lot disposal is provided shall meet the criteria established by the PADEP, the County Health Department and the Township for on-lot sewage disposal systems.

E. All sewage service facilities shall be constructed and maintained in compliance with the standards of the applicable municipal sewer authority.

§ 174-313 Common facilities.

A. Ownership standards. Facilities to be held in common, such as private streets, greenway land, common open space, community sewage disposal system, community water system shall be held using one of the following methods of ownership subject to the approval of the Board:

1. Homeowners' association. The facilities may be held in common ownership by a homeowners' association organized pursuant to the Uniform Planned Community Act (68 Pa.C.S.A. §§ 5101 – 5414). The association shall be formed and operated in accordance with the provisions of Subsection B of this section.

2. Condominium. The facilities may be held as common element under a condominium agreement. Such agreement shall be in conformance with the Pennsylvania Uniform Condominium Act (68 Pa.C.S.A. §§ 3101 – 3414).

B. Homeowners' association regulations. The following regulations shall be considered minimum standards governing the homeowners' association:

1. Bylaws describing the formation and the duties of the association, including the responsibilities for maintenance of the common open areas, shall be defined and presented to the Township for review and approval as part of the final plan submission.

2. Membership shall be mandatory for all residents served by the facility. Membership and voting rights shall be defined.

3. Rights and duties of the Township and members of the association, in the event of a breach of the covenants and restrictions, shall be defined.

4. The bylaws shall include a statement which grants to the association the legal authority to place liens on the properties of members who are delinquent in the payment of their dues. The bylaws shall also grant the Township such power, but not the duty, to maintain the common facilities, and to assess the cost of the same as provided within the MPC.

C. Maintenance standards.

1. The common facilities shall be operated and maintained by a professional organization specializing in the required services and approved by the Board. The agreement between the association or condominium and the professional organization shall be subject to review by the Township Solicitor and approval by the Board.

2. The Township shall, upon request, be given access to all records of the association or condominium and all records of the professional organization relating to operation and maintenance of the common facilities.

§ 174-314 Utilities.

A. Underground wiring.

1. All electric, telephone, television and other communication facilities, both main and service lines servicing new developments, shall be provided by underground wiring within easements or dedicated public rights-of-way unless special conditions require otherwise. Utilities shall be installed in accordance with the prevailing standards and practices of the utility or other companies providing such services.

2. Lots which abut existing easements or public rights-of-way where overhead electric or telephone distribution supply lines and service connections have been previously installed may be supplied with electric and telephone service from those overhead lines, but the service connections from the utilities' overhead lines shall be installed underground. In the case of existing overhead utilities, should a road widening or an extension of service or other such condition occur as a result of the subdivision and necessitate the replacement or relocation of such utilities, such replacement or relocation shall be underground.

3. Where overhead lines are permitted as the exception, the placement and alignment of poles shall be designed to lessen the visual impact of overhead lines as follows:

(a) Alignments and pole locations shall be carefully routed to avoid locations along horizons;

(b) Clearing swaths through tree areas shall be avoided by selective cutting and a staggered alignment;

(c) Trees shall be planted in open areas and at key locations to minimize the view of the poles and the alignments; and

(d) Alignments shall follow rear lot lines and other alignments where possible.

4. Buffer planting strip. A screening in accordance with § 174-319 of this chapter, of any utility apparatus appearing above the surface of the ground, other than utility poles, shall be required.

5. All 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 any building to be served by such utility.

B. Underground utility notifications. In accordance with the provisions of the Underground Utility Line Protection Act (73 P.S. § 176 et seq.), also known as the "PA One Call Law," as amended, any applicant shall contact all applicable utilities and accurately determine and show the location and depths of all underground utilities within the boundaries of the tract proposed for development and in the vicinity of any proposed off-site improvement, prior to excavation. A list of all the applicable utilities, their telephone numbers and the PA One Call Service Number shall appear on the cover page of plans submitted for review.

C. Aboveground utilities. Notwithstanding vertical separation distance required by the utilities, no line shall sway closer than 15 feet above the ground directly below the wire at any point along the line.

§ 174-315 Utility, conservation, and drainage easements.

A. Width and location. Easements with a minimum width of 20 feet shall be provided for poles, wires, conduits, storm and sanitary sewers, gas, water, and heat mains and/or other utility lines intended to service the abutting lots and for access to facilities. Easements with a minimum width of 20 feet shall be provided for pedestrian paths. Also, easements shall be provided for all stormwater management facilities. Whenever possible, such easements shall be centered on the side or rear lot lines or along the front lines.

B. Petroleum, gas, and electric transmission lines. Where any petroleum, petroleum products, natural gas or electric transmission line traverses a subdivision or a land development, the developer shall confer with the applicable transmission or distribution company to determine the minimum distance which shall be required between each structure and the center line of such transmission line. However, the minimum distance from a high-pressure gas line shall be a minimum of 25 feet Additionally, a letter from the owner of the transmission line stating any conditions on the use of the parcel and the right-of-way width, or a copy of the recorded agreement which shall contain the above data, shall be required to be submitted with a preliminary plan application.

C. Watercourse, drainage channel, stream, pond or lake. A drainage easement shall be provided where a subdivision and/or land development is traversed by a watercourse, drainage channel, stream, pond or lake. The easement width shall be determined by the Township Engineer, and it shall conform substantially with the line of the watercourse, drainage channel, stream, pond or lake, and its width shall be adequate to preserve the unimpeded flow of natural drainage or for the purpose of widening, deepening, relocating, improving or protecting such drainage facilities or for the purpose of installing a stormwater sewer. Under no circumstances shall the easement be less than 20 feet.

§ 174-316 Parkland and recreation requirements.

A. General standards.

1. The Township has determined that, in order to promote the best interest of residents of the Township and individuals working in the Township, adequate and usable land for parks and active recreation purposes shall be provided to serve the needs of the public at large. The Township's goals of promoting and utilizing land for parks and active recreation purposes are set forth at length in the Township's Comprehensive Recreation, Park and Open-Space Plan, as amended and updated. It is acknowledged and recognized that both residential and non-residential uses of land in the Township create a demand for facilities which require and utilize land for active recreation. Non-residential development, whether standalone or part of a mixed-use development, creates its own demands for usable land for parks and active recreation purposes as individuals employed in the Township couple their work activities with non-work recreational activities within the Township. As a result of non-residential development, there is also an influx of business invitees and others who, due to the proximity and availability of Township recreation facilities, utilize and will in the future utilize parks and active recreation facilities. It is a vital Township objective to ensure that as residential and non-residential development continue, usable and adequate land for parks and active recreation purposes which meet the Township's design standards is developed and that existing facilities located within the Township are maintained and upgraded as needed.

2. The dedication of land or fees in lieu thereof set forth in this section shall not apply to public schools, or buildings associated therewith, or to the Township any other Township agency, municipal sewer authority or municipal water authority on the basis that schools and local government agencies serve an overriding public interest which warrants an exemption from dedication of land or non-residential recreation fees in lieu thereof.

3. The Township has established this dedication of land and fee-in-lieu thereof requirement with the intent to promote the retention and utilization of land for parks and active recreation purposes within the Township for use by future inhabitants of new developments, including Township residents and individuals employed in or visiting the Township. The dedication requirement or the amount of the applicable fee corresponds to the gross building size of the relevant non-residential development and should bear a reasonable relationship to the typical expected increase in employee and business invitee traffic within the Township and reduction of available land for parks or recreation purposes within the Township. In the event that the Township staff determines, in its sole discretion, that application of the non-residential dedication of land requirement or fee in lieu thereof would be grossly disproportionate to the impact of a non-residential development and in violation of applicable Pennsylvania law, the Township's staff shall be empowered to recommend any modification it deems necessary to carry out the intent of this chapter.

B. Mandatory dedication of land for parks and active recreation purposes.

1. As a condition precedent to final approval of any subdivision or land development intended for residential use, the applicant shall dedicate land for parks and active recreation purposes meeting the design standards in this section, or upon agreement with the Township, pay a fee in lieu of mandatory dedication.

2. As a condition precedent to final approval of any land development intended for non-residential use, the applicant shall dedicate land for parks and active recreation purposes meeting the design standards in this section, or upon agreement with the Township, pay a fee in lieu of mandatory dedication.

3. The non-residential dedication of land for parks and active recreation purposes or the fee in lieu thereof set forth in this section shall not apply to de minimus non-residential development. "De minimus" non-residential development shall be defined as construction of a non-residential building of 1,500 square feet or less of gross non-residential building area.

4. For residential developments, the applicant shall provide for a minimum of 0.056 acre of land for parks and active recreation purposes for each dwelling unit and also construct the active recreation facilities. For non-residential developments, the applicant shall provide for a minimum contiguous area of land for parks and active recreation purposes equal to 5% of the total square feet of gross non-residential building area. Required sidewalks shall not count toward the calculated amount of land for either residential or non-residential developments.

5. Within the area determined for residential developments by this section, at least the 10% of the acreage shall be dedicated to the public for passive recreational purposes.

6. Within the area determined for residential developments by this section, at least 90% of the acreage shall be dedicated to the public for active recreation. All such land proposed for active recreation open space shall be suitable for the use intended.

7. The developer shall install active recreation facilities on the dedicated land that are appropriate to the needs of the inhabitants of the proposed subdivision or land development.

8. The type of active recreation facilities proposed shall be subject to approval by the Board. In determining the facilities' appropriateness, the Board shall consider the safety of the general public and future liability and maintenance costs to the Township.

9. All land proposed for active recreation use shall be seeded and ready to be used for the purpose intended within 12 months of occupancy of the first dwelling unit or non-residential building in that phase of the subdivision or land development.

10. All construction for active recreation shall be subject to the requirements of Section 509 of the MPC[1] for posting financial security to guarantee the completion of required public improvements.

[1] Editor's Note: See the Municipalities Planning Code, 53 P.S. § 10509.

11. The applicant or developer shall offer land for parks and active recreation purposes subject to approval by the Board and the execution of legal agreements between the applicant or developer and the Board for construction of active recreational facilities on said land by the applicant or developer. Dedication and construction of facilities shall be subject to posting of the performance and maintenance bonds required for public improvements to be accepted by the Township.

12. The applicant or developer shall prepare a legal description with metes and bounds of the land being offered for dedication.

13. The applicant may transfer land for parks and active recreation purposes by:

(a) Dedicating said land to the Township.

(b) Dedicating said land to a land trust, acceptable to the Township.

(c) Conveying ownership to the homeowner's association consistent with the provisions of § 174-402F of this chapter.

14. A maintenance agreement to be recorded in the County Department of Real Estate may be required by the Board for the ownership and management of any private recreational facilities and common open space. The Township shall have the right to make annual inspection of any private recreational facilities and common open space and may institute the procedures for maintenance of such facilities authorized by Section 705(f) of the MPC.[2]

[2] Editor's Note: See the Municipalities Planning Code, 53 P.S. § 10705(f).

15. The plan for recording shall set forth the location of any park and active recreational land and shall reflect either the dedication or the method by which the perpetual administration and maintenance of the land and facilities is to be accomplished.

16. A sign with a map identifying future recreational facilities, parks, or common open space shall be prominently posted along the perimeter at public access points and other locations determined by the Township. Said sign shall be visible, weatherproof, a minimum of six and a maximum of 32 square feet.

C. Criteria for land to be dedicated to the Township.

1. The land for parks and active recreation purposes shall be easily, safely, and legally accessible from all areas of the development to be served, shall have safe ingress and egress, and shall have a minimum of 100 feet of frontage on a public road. Land set aside for active recreational facilities shall be located within 2,000 feet of all inhabitants of the proposed development with no major physical impediments or barriers to cross.

2. The land for parks and active recreation purposes shall have suitable topography and soil conditions for use as a park and active recreation area. At least 1/2 of any land proposed as open space shall be above the 100-year-flood elevation. No area to be dedicated shall be comprised of wetlands.

3. At least 1/2 of the area to be dedicated shall have slopes less than 10% which are suitable for active and passive recreation. Slopes greater than 10% shall be accepted for passive recreation only.

4. The size, shape and location of land for parks and active recreation purposes shall be suitable for development as a park to provide active recreation. No single side of a property with a rectangular configuration shall amount to more than 40% of the perimeter of the entire tract provided for recreational purposes.

5. The land for parks or recreation purposes shall be easily accessible to essential utilities, including power, water, sewage and telephone. If any of these facilities are placed underground, no part of them or their supportive equipment shall protrude above ground level, except as may be authorized by the Board after a determination that there will be no adverse impact on the health, safety or welfare of the general public.

6. The finished grade of the land for parks or recreation purposes shall have a slope of 3% or less.

7. Land for active recreation purposes dedicated to the Township in each subdivision and land development shall be contiguous in order to avoid small, remote, or unusable areas. The Board may waive, at its sole discretion, this contiguous acreage requirement.

8. Land for active recreation purposes shall include the following amenities and features, which shall be in compliance with the applicable provisions of the Americans with Disabilities Act, 42 U.S.C. § 12101 et seq. (as amended) to be constructed at the sole expense of the applicant or developer:

9. A pavilion with restrooms and utilities, at least 10 feet by 20 feet in total size;

10. At least one sports field or sports court;

11. At least one water fountain;

12. An asphalt-paved parking area to provide four parking stalls per acre; and

13. A playground structure with a use zone at least 500 inches by 500 inches.

D. Fees in lieu of mandatory dedication.

1. Where the applicant or developer elects not to offer to dedicate land for active recreation purposes or the Board determines, after review, that as a result of size, shape, location, topography or other physical features of the land offered for dedication that the setting aside of land as required by this section is impractical, not feasible or inconsistent with the goals of the Township Comprehensive Recreation, Parks and Open-Space Plan, the applicant or developer shall be required to pay a fee in lieu of dedication, in order to finance the provision by the Township of parks and active recreation facilities for use by future inhabitants of the subdivision or land development.

2. The fees in lieu of mandatory dedication are as follows:

(a) Residential: $1,200 per dwelling unit.

(b) Residential (Conservation Subdivision): $1,000 per dwelling unit.

(c) Non-residential: $0.40 per square foot of gross non-residential building square footage.

(d) Mixed Use: In mixed development projects involving any combination of single-family, multi-family and/or non-residential use, the applicant shall calculate the recreation open space requirements for the residential portion first, and then calculate the fee for the non-residential use. The total fee shall be a combination of the residential fee and the non-residential fee.

3. The fee authorized by this section shall be payable at the time of application for a building permit and, upon receipt by the Township, shall be deposited in the Township Recreation Capital Reserve Fund under an interest-bearing account. All fees collected shall be clearly identified as to the plan from which they were collected and the specific recreational purpose accessible to the future inhabitants of the plan for which they are intended to be expended. Interest earned on such accounts shall become funds of that account. Funds from such accounts shall be expended only in properly allocable portions of the cost incurred for providing, acquiring, operating or maintaining park or recreational facilities. The Township Manager shall maintain such financial records for the Recreation Capital Reserve Fund to show the source and disbursement of all revenues and ensure that moneys are expended in accordance with the requirements of the MPC.

4. The fees in lieu of the mandatory dedication of land for parks or recreation purposes shall be used, unless the person paying such fee shall agree otherwise, only for the purpose of providing, acquiring, operating or maintaining park and recreational facilities accessible to the subdivision or land development for which such fees are paid. Upon request of any person who paid any fee under this section, the Township shall refund such fee, plus interest accumulated thereon from the date of payment, if the Township had used the fee paid for a purpose other than the purposes set forth in Section 503(11) of the MPC.[3]

[3] Editor's Note: See the Municipalities Planning Code, 53 P.S. § 10503(11).

§ 174-317 Lots.

A. Land shall be reasonably suited to the purpose for which it is to be subdivided, whether for residential, business, industrial or recreational use.

B. The lot arrangement and design shall be such that all lots will provide satisfactory and desirable building sites properly related to topography and the character of surrounding development.

C. All corner lots, whether they are located at the intersection of the rights-of-way of two streets or of an alley and a street shall have a curve with a minimum radius of 25 feet adjoining the two side lines of said rights-of-way.

D. Business or industrial lots shall conform to the requirements of Chapter 208, Zoning, of this Code, and also shall be of such size and shape as may be suitable for their prospective use and to provide sufficient space for off-street parking and loading and water supply and sanitary sewage disposal (if either or both are to be provided by individual on-lot facilities).

E. General standards.

1. Within the requirements of Chapter 208, Zoning, the size, shape and orientation of lots shall be appropriate for the type of development and use contemplated.

2. Insofar as practical, side lot lines shall be at right angles to straight lines or radial to curved street lines. Acute angles or small projections should be avoided. However, different lot shapes will be permitted if they can be shown to be necessary or desirable to relate building sites to the terrain or to provide better site utilizations and building relationships.

3. Where feasible, lot lines shall follow rather than cross Township boundaries in order to avoid jurisdictional problems.

4. Depth and width of parcels intended for nonresidential uses shall be adequate for the use proposed and sufficient to provide satisfactory space for on-site parking, loading, unloading, setbacks, landscaping, etc.

F. Lot frontage.

1. All subdivisions shall have lot frontage on an existing or proposed public or private street.

2. Where a corner lot or double frontage lot fronts on a public residential street, a note on the plan must indicate that lots must access interior residential streets; access to arterial or collector streets is prohibited.

G. Lot access. Residential lots having direct access to an arterial street shall be avoided whenever possible.

H. Flag lots. Flag lots are permitted subject to the following:

1. The "flagpole" shall maintain a width of at least 50 feet from the front lot line to the front edge of the "flag."

2. The flagpole shall not be a private street but shall be an integral portion of the lot.

3. The flagpole shall remain free of any structures, and a note is included on the Final Subdivision Plan that this area is non-buildable.

4. The front lot line of the flag lot is at the end of the flag pole so that front yards for flag lots must not include the flagpole and must abut the rear yard of the front lot.

5. No more than two flag lots are permitted in any subdivision.

6. The area of the lot located within the flagpole shall not be counted toward meeting the minimum lot requirement size for the district in which the flag lot is located.

§ 174-318 Woodland preservation.

A. Purpose. The purpose of this section is to protect and preserve existing canopy and understory trees and natural vegetation associated with land development to protect the Township's water and soil resources and to eliminate invasive species.

B. Furthermore, it is the intent of these regulations to meet the following objectives.

1. To preserve the existing natural systems and features of the Township, particularly existing plant communities, habitats and wildlife.

2. To maintain visual buffers of natural vegetation between areas of new development and adjacent roads and properties.

3. To buffer the impacts of man-made developments from air pollution, noise pollution, bright lights and glare.

4. To assist in the control of surface stormwater runoff across lawn and other open areas by preserving existing vegetation, hedgerows and buffer areas of natural vegetation to slow and retain such surface runoff.

5. To preserve and strengthen the existing green space character of the Township by preserving interconnected buffer areas of natural vegetation between developed areas.

6. To minimize erosion and stabilize sloped areas on the development site.

7. To protect mature trees as assets of the site.

8. To minimize the cost of providing and maintaining new landscaping.

C. Applicability.

1. This section applies to all land development and major subdivision projects equaling 10 acres or more as defined, except those activities listed under Subsection C(2).

2. Exceptions. This section does not apply to any of the following activities:

(a) Minor subdivisions

(b) Any agriculture operation as defined under Chapter 208, Zoning, Article 900, Definitions and Word Usage.

(c) Any timber harvesting or clear cutting as defined under Chapter 208, Zoning, Article 900, Definitions and Word Usage.

(d) Cutting or clearing trees in a utility or road right-of-way, provided that such operations shall be performed in a manner that minimize loss of tree cover.

(e) Routine or emergency maintenance of an existing stormwater management facility, including an existing access road, or other emergency as designated by the Township.

(f) Removal of noxious or invasive trees and vegetation.

D. Preservation, establishment, and protection of woodlands.

1. Preservation. No more than 45% of any woodland may be cleared or developed as part of a land development project. The remaining 55% shall be maintained as permanent common open space.

2. The developer may clear or develop more than the area of woodlands otherwise permitted to be disturbed by this section, provided that no more than 70% of woodlands may be disturbed. Should the developer clear or develop more than 45% of a woodland area then:

(a) The developer shall designate a new woodland area on an unforested part of the site.

(b) The new woodland area shall consist of 1.5 times the surface acreage of the woodland area disturbed for that portion of the area of disturbance which exceed the 45% area of disturbance for woodlands.

(c) No clearing or timbering of any woodland may occur unless connected with an approved site plan.

(d) Native canopy and understory trees with a diameter at breast height (DBH) of six inches or larger shall not be removed unless they are located:

(i) Within an area approved for grading, or the area to be occupied by a building; and

(ii) Within the proposed cartway or sidewalk portion of the street right-of-way;

3. No person may, for the purpose of increasing or enhancing the visibility of any sign, damage, trim, destroy or remove any native trees, shrubs or other vegetation located:

(a) Within the right-of-way of any public street or buffer planting strip unless the work is done pursuant to the express written authorization of the Township or other agency having jurisdiction over the street.

(b) On property that is not under the ownership or control of the person doing or responsible for such work, unless the work is done pursuant to the express authorization of the person owning the property where such trees or shrubs are located.

(c) In any area where such trees or shrubs are required to remain under a permit issued under this chapter.

E. Establishment and maintenance of new woodlands. The developer may designate a new woodland area on an unforested part of the site as required under Subsection D above. The establishment of a new woodland area shall conform to the following standards:

1. The new woodland area shall consist of 1.5 times the surface acreage of the woodland area disturbed for that portion of the area of disturbance which exceed the 45% area of disturbance for woodlands.

2. No area of woodland shall be less than 50 feet wide.

3. The following plant material shall be provided per acre of woodland when required to be established. Fractional requirements (resulting from fractions of acres to be established) shall be rounded up to the nearest whole number.

Table 1 Woodland Plant Material Sizes
Woodland Plant Materials Required per Acre	Minimum Size
5 slower growing canopy trees	3-inch caliper
10 canopy trees	2-inch caliper
20 faster growing canopy trees	1-inch caliper
30 slower growing canopy trees	5 feet high
10 understory trees	1-inch caliper
100 shrubs	3 feet high

§ 174-319 Sustainable landscaping.

A. Purpose. The purpose of the landscaping regulations contained in this section is to enhance health and safety, as well as the scenic and environmental quality of the Township. These regulations are designed to promote sustainable landscapes; to provide visual screening between dissimilar land uses; to conserve and restore healthy soils; to reduce the use of irrigation for landscapes; to improve water quality; to provide wildlife habitat; and to restore and protect native plant species.

B. Landscape plan.

1. A landscape plan consistent with the provisions of this section shall be required as a component of all major subdivision and all land development applications. The landscape plan shall be submitted with the preliminary plan in accordance with § 174-205 of this chapter.

2. The landscape plan shall include all land areas within a subdivision or land development not containing existing buildings or structures, impervious surface or other improvements that preclude landscaping.

3. The landscape plan shall be drawn at a scale of not less than one-inch equals 40 feet. It may display required information on multiple drawing sheets if required for graphic clarity. It shall contain the following information in addition to all other inclusions required by this chapter:

(a) Certification, including signature, seal and date, by a landscape architect licensed in the commonwealth.

(b) All existing and proposed structures and site improvements, including, but not limited to, fences and walls; streets; parking areas; loading areas; utilities; walks and paved areas; site furnishings; outdoor trash and receptacle areas; lighting; rights-of-way; and property lines and easements.

(c) Existing and proposed topography and grading with a minimum two-foot contour interval.

(d) Adjacent land uses and zoning classifications.

(e) The location and general type of existing vegetation. The plan shall note any existing vegetation to be removed.

(f) The location and type of proposed plantings. The plan shall include a plant schedule, listing all proposed plants with scientific and common names, required and proposed quantities, spacing, native plant status, and size at the time of planting, as well as the expected mature size (width and height) of each plant. The plant schedule must also include any plant symbols used on the plan drawing.

(g) Existing soil types shall be shown.

(h) Proposed protection of existing trees to remain and details of the protection measures, in accordance with § 174-318, Woodland preservation, of this chapter.

(i) Planting and installation details as necessary to ensure compliance with the standards of the Penn State publication "Planting and After Care of Community Trees."

C. Plants. Unless otherwise specified, nursery-grown plant materials shall conform to requirements listed in the "American Nursery Stock Standard,” Z-60.1 (2014), published by American Hort. The following guidelines are the minimum required for all nursery-grown plant materials as required in this section:

1. Plants for landscaping shall be hardy in United States Department of Agriculture (USDA) Hardiness Zone 6a.

2. All trees, shrubs, and plants shall be sound, healthy and vigorous, and shall be free from disease, insects, insect eggs and larvae.

3. No invasive plants, including “watch list" species listed in the most recent edition of the Pennsylvania Department of Conservation and Natural Resources (PADCNR) publications "Invasive Plants in Pennsylvania" and "Invasive Plant Fact Sheets," shall be utilized. No plants listed in the Pennsylvania Department of Agriculture (PADA) "Noxious Weeds List" shall be planted.

4. Plants used to fulfill the requirements for a native plant must conform to the definition provided in this chapter.

5. The type(s) of plantings shall be limited to species that will not create conditions hazardous to public safety within public street rights-of-way, underground and aboveground utilities, and clear sight distances including at all intersections of streets and/or driveways. Such hazards shall include, but are not limited to, low-hanging branches, excessive shallow root mass, poisonous or toxic plants, and plants with thorns.

6. The locations, dimensions and spacing of required plantings shall be adequate for their proper growth and maintenance, considering the sizes of such plantings at maturity and their present and future environmental requirements, such as soil moisture and sunlight.

7. The species planted shall be as listed in the Approved Plant List (Appendix B)[1] unless otherwise approved by the Township. To allow for design flexibility, plant material substitutions from the requirements may be permitted at the discretion of the Township. In such cases, the applicant must demonstrate to the satisfaction of the Township that the general intent of this section is achieved.

[1] Editor's Note: Appendix B is included as an attachment to this chapter.

8. Shade trees for all requirements, except riparian buffers, shall have a minimum caliper of two inches at installation. Shade trees for riparian buffers shall have a minimum caliper of one inch at installation.

(a) A minimum of 75% of shade trees shall be native plants.

(b) Acceptable shade tree species are listed in the Approved Plant List (Appendix B).

9. Large street trees shall have a minimum caliper of two inches at installation, and a mature height of greater than 30 feet.

(a) A minimum of 75% of the large street trees shall be native plants.

(b) Acceptable large street tree species are listed in the Approved Plant List (Appendix B).

10. Small street trees shall have a minimum caliper of 1.5 inches at installation, and a mature height of less than 30 feet. These trees may be used in areas with overhead utilities.

(a) Multiple-trunk trees should be identified as such in the plant list. Multiple-trunk trees shall be counted as one tree.

(b) A minimum of 50% of all small street trees shall be native plants.

(c) Acceptable small street tree species are listed in the Approved Plant List (Appendix B).

11. Evergreen trees shall have a minimum height of six feet at installation.

(a) A minimum of 50% of evergreen trees shall be native plants.

(b) Acceptable evergreen tree species are listed in the Approved Plant List (Appendix B).

12. Shrubs shall be spaced according to their mature size, growth characteristics, and intended use shrubs shall comply with the following requirements:

(a) Large shrubs are defined as shrubs or cultivated varieties of shrubs with a mature height of more than four feet; and shall be a minimum size of two feet in height at planting.

(i) A minimum of 50% of the large shrubs shall be native plants.

(b) Small shrubs are defined as shrubs or cultivated varieties of shrubs with a mature height of less than four feet; and shall be a minimum size of 15 inches in height or 15 inches in spread at planting, depending on variety.

(i) A minimum of 50% of the small shrubs shall be native plants.

(ii) Acceptable shrub species are listed in the Approved Plant List (Appendix B).

13. Ground covers include both woody and herbaceous perennials that have a mature height of 18 inches or less, excluding lawn and herbaceous annuals These plants can be used to prevent soil erosion.

(a) Ground cover plants shall be installed with spacing appropriate for their mature size.

(b) Ground cover plants shall be spaced so that 100% of the planting area is covered after three years’ growth.

(c) Herbaceous perennials, including grasses, may be installed as seed, plugs, or plants.

14. A variety of plant species are encouraged to avoid monocultures, to encourage long-lived species, and to promote wildlife habitat. Of the required tree and shrub plantings, no more than 33% may be of one species.

D. Street trees. Street trees shall be planted along all proposed streets. In redevelopment projects street trees shall also be planted along all existing streets. Street tree standards include:

1. Trees must meet the requirements of § 174-319C, Plants, of this chapter, for large and small street trees.

2. Tree staking is not required but may be performed at the developer’s discretion. Any trees that are leaning within 12 months of planting shall be corrected by the developer at its cost.

3. Large street trees shall be spaced a maximum of 50 feet on center. Small street trees shall be spaced a maximum of 30 on center. Minimum spacing should be based on the mature width of the species being planted.

4. Street trees shall be planted between the right-of-way line and the building setback line street trees shall be not more than 12 feet from the edge of street, and at least three feet from sidewalks.

5. Use of multiple species is encouraged in street tree plantings for biodiversity and resilience.

6. Trees shall be planted so as not to interfere with the installation and maintenance of sidewalks, lights, and utilities. Street trees shall be set back 10 feet from underground utilities; tree canopies or crowns at maturity shall not interfere with overhead utilities. Small street trees may be placed beneath overhead utilities if the mature size of the tree will not interfere with the lines.

7. Existing trees to remain may count towards the number of street trees required in this section if the trees are between the right-of-way line and the building setback line, are at least four inches in diameter, measured 12 inches above the ground, and are limbed up at least eight feet in height.

8. Street trees are the property and responsibility of the lot owner. Maintenance of street trees, including watering, pruning, pest control, and removal, if necessary, is the responsibility of the lot owner. If a street tree dies, it shall be removed and replaced by the lot owner, with the same size and species of tree indicated on the development plan, or alternate size and species acceptable to the Township.

E. Parking lot landscaping.

1. All parking lots with six or more spaces shall be designed and effectively landscaped with trees and shrubs to:

(a) Reduce the visual impact of glare, headlights, and parking lot lighting.

(b) Facilitate vehicular circulation by delineating driving lanes and defining rows of parking.

(c) Provide shade to reduce the amount of reflected heat.

(d) Facilitate pedestrian circulation and safety.

(e) Provide filtering of impervious surface runoff to one or more stormwater infiltration best management practices (BMPs) contained in the Pennsylvania Stormwater Best Management Practices Manual.

2. Quantities and types of shade trees required for parking lots are as follows:

(a) Shade trees appropriate for parking lot plantings are indicated in the Approved Plant List (Appendix B).[2]

[2] Editor's Note: Appendix B is included as an attachment to this chapter.

(b) Provide one shade tree within the parking lot for every 10 car parking spaces in the lot, or portion thereof. These trees count toward the requirements of island, perimeter, and divider strip landscaping and are not in addition to those requirements. Decimal values shall be rounded up; for example, a lot with 25 car parking spaces would require three trees.

(c) Provide one shade tree for every five truck, recreational vehicle, or semitrailer parking spaces in the lot, or portion thereof. The location shall be approved by the Township. To accommodate turning maneuvers of large vehicles, trees may be located outside of the parking lot in groups, infiltration areas, or fence rows.

3. Planting islands shall conform to the following standards:

(a) Planting islands shall be distributed throughout the parking lot, so that one planting island, a minimum of 10 feet wide by 18 feet long, shall be located at the end of each parking row and at intervals of no greater than 10 parking spaces. A planting island shall separate the last parking space from the drive aisle at the end of each interior parking row.

(b) In a 90° double bay parking row, the islands shall be a minimum of 10 feet wide and 36 feet long. Angled parking lot islands must have a minimum of 10 feet width.

(c) Each planting island shall contain at least one shade tree and ground cover to cover the entire planting area at maturity. A minimum of 50% of all trees and ground cover shall be native plants.

(d) The placement of light standards shall be coordinated with the landscape plan to avoid a conflict with electric lines and provide adequate lighting.

4. Divider strips shall conform to the following standards:

(a) Divider strips shall be placed every other bay of parking, running the length of the rows of parking, and landscaped with plantings of shade trees, shrubs, and ground cover to cover the entire planting area at maturity. A bay of parking is the width of pavement needed to accommodate either one or two rows of parking stalls plus one access lane. The use of stormwater infiltration BMPs is strongly recommended in divider strips, where geologic conditions are appropriate, and in accordance with Chapter 165, Stormwater Management, of the Township Code.

(b) Divider strips shall be a minimum of 10 feet wide unless a sidewalk is proposed within the divider strip. If a sidewalk is proposed within the strip, the sidewalk must be placed to one side. The divider strip width shall be increased to a minimum of five feet to accommodate the sidewalk.

(c) A minimum of one shade tree shall be required for each 30 feet of divider strip. The trees need not be spaced evenly apart; however, the maximum spacing between trees (on center) shall be 50 feet. Trees, shrubs, and ground covers shall be at least 50% native plants. Ground cover, perennials, or shrubs shall be installed over the remainder of the divider island to stabilize the soil and cover the entire planting area at maturity. Shrubs within six feet of the ends of divider islands shall not exceed two feet in height at maturity so as not to block visibility. This shall not preclude the use of taller shrubs elsewhere within the divider strip.

5. Parking lot perimeter landscaping shall be provided to visually screen parking lots, limit glare from headlights, and enhance the community streetscape character. Such landscaping shall conform to the following standards:

(a) The parking lot perimeter landscape strip shall have a minimum width of 10 feet measured from the street right-of-way line or property line. Parking lots set back more than 50 from the property line shall have the perimeter landscaping width measured from the edge of the parking lot.

(b) Within the landscape strip, the screening shall consist of a combination of trees, shrubs, ground cover or earthen berms to provide a minimum four-foot height screen along property lines, and a minimum three-foot height screen along streets.

(c) Parking lot perimeter landscaping shall be broken only at points of vehicular or pedestrian access and shall comply with height limitations in clear sight triangles.

(d) The plants shall provide an immediate visual screen of 50% opacity, and an effective visual screen of 75% opacity within three years of installation.

(e) Plantings shall be placed between parking lots and buildings to break up long stretches of façade, shade the building and provide a more comfortable pedestrian environment.

(i) Plantings are required for all sides of a building facing parking lots. Planting is not required along the sides of buildings containing service or loading areas. If part of a side of the building faces parking, only that portion is subject to these requirements. Loading areas must be appropriately screened according to the requirements of § 174-319G, Screening, of this chapter.

(ii) The minimum planting requirement shall be one tree, and 10 shrubs per 50 feet of building façade.

(iii) At least 40% of the plantings shall be evergreen and at least 50% shall be native plants.

(iv) Acceptable parking lot species are listed in the Approved Plant List (Appendix B).

F. Zoning and use buffers.

1. General buffer requirements. Buffers must include landscaping and may include berms, walls and fences. Buffers are adjacent to property lines.

(a) Existing plants may be used to meet buffer requirements, as long as the buffer width, opacity, and minimum evergreen requirements are met.

(b) Stormwater management facilities and related structures may be maintained within a buffer, but the existence of such stormwater management facilities and related structures shall not be a basis for a failure to meet the landscaping requirements.

(c) A buffer may contain pedestrian, bike, or equestrian trails, provided that the total width of the buffer is maintained, and all other regulations of this section are met. In no event, however, shall swimming pools, tennis courts or other impervious surfaces for recreation purposes be permitted in buffers. In no case shall this relieve the owner of the obligation to provide the required plantings.

(d) Plants shall be installed so that at maturity they do not encroach on neighboring properties. Shade trees shall be installed at least 10 feet from property lines. Plants may be grouped into beds as long as each neighboring property has a substantial visual screen to the area with more intensive use.

(e) Plants shall meet the requirements of § 174-319C, Plants, of this chapter.

(f) Buffer areas not planted with trees and shrubs shall be stabilized with ground cover or meadow. Meadow areas shall meet the requirements of § 174-319I, Meadows, of this chapter.

(g) Buffers adjacent to agricultural uses shall provide a meadow that meets the requirements of § 174-319I, Meadows, of this chapter.

(h) Berms are encouraged and shall conform to the following standards:

(i) Berms shall be a minimum of two feet in height and shall not be steeper than three foot horizontal distance to one foot vertical distance.

(ii) Berms should be located to work in conjunction with vegetation, fences, and/or natural features to provide an effective buffer. They shall be laid out to replicate naturally occurring landforms.

(iii) Stormwater flows onto adjacent property shall not be created, increased, decreased, relocated or otherwise altered without written consent of the adjacent property owner(s).

(iv) Berms shall not be constructed within the root zones of existing trees.

2. Types of buffer strips:

(a) Buffer planting strip A is designed to block 50% of the view at a six-foot height during the summer months at maturity using trees and shrubs. At least 25% of the plants must be evergreen. This buffer strip is a minimum of 20 feet wide, and must contain a minimum of the following plants per 100 feet of buffer length or portion thereof:

(i) Two shade trees; and

(ii) One evergreen tree; and

(iii) 20 large shrubs.

(b) Buffer planting strip B is designed to block 75% of the view at a six-foot height at maturity using trees and shrubs. At least 50% of the plants must be evergreen. This buffer strip is a minimum of 25 feet wide, and must contain the following plants per 100 feet of buffer length or portion thereof:

(i) Three shade trees; and

(ii) Five evergreen trees; and

(iii) 25 large shrubs.

(c) Buffer planting strip C is designed to block 100% of the view at a six-foot height using shrubs and trees or other structural elements, within five years of installation. At least 50% of the plant material must be evergreen. The use of higher berms or a fence or masonry wall is recommended. The buffer strip is a minimum of 40 feet wide, and must contain the following plants per 100 feet of buffer length or portion thereof:

(i) Three shade trees; and

(ii) Three small street trees; and

(iii) Eight evergreen trees; and

(iv) 30 large shrubs.

(d) Buffer planting strip D is designed to block 100% of the view at a six-foot height using a six-foot height fence or masonry wall and dense plantings of trees and shrubs on the side of the fence or wall facing neighboring property. At least 50% of the plant material must be evergreen. The plants shall be located to produce the greatest reduction of light, noise and views. This buffer strip is 20 feet wide and must contain the following plants per 100 feet of buffer length or portion thereof:

(i) Two shade trees; and

(ii) Eight evergreen trees; and

(iii) 24 large shrubs.

3. Buffers are required between zoning districts and dissimilar uses. Buffer strips shall be installed along zoning district boundaries or property lines, based on the following matrix which references the four types of buffers listed above.

Table 32 Bufferyard Matrix
Adjacent Zoning District or Use[3]
Proposed Use	CR*	SR	MDR	TC	RB	HC	PORBP	RRTP	RTO	OSPC
Agriculture	–	–	–	–	–	–	–	–	–
Dwelling, single-family detached and/or two-family	A	–	–	–	–	–	–	–	–	–
Dwelling, all other types, including mixture with single-family detached	–	A	–	–	–	–	–	–	–	–
Mixed use	C	C	C	–	–	–	–	–	–	B
Institutional	B	B	B	B	–	–	–	–	–	B
Commercial**	C	C	C	–	–	–	–	–	–	B
Industrial	D	D	D	D	D	C	C	C	C	D

Notes:

*The greater of this requirement vs. applicable requirements in D, special bufferyard shall apply.

** Uses proposed in the Route 910 Transitional Overlay adjacent to residential neighborhoods must show Buffer Planting Strip D in the landscape plan or greater screening as required by the Township to mitigate impacts such as noise and glare.

– Buffer strip not required.

[3] Editor's Note: A, B, C and D are defined in § 174-319F2.

4. Special Conservation Residential (CR) zoning district buffer.

(a) Any major subdivision and/or land development in the Conservation Residential (CR) zoning district shall maintain a 150-foot buffer from all external street or roadway rights-of-way and a 50-foot buffer along all other tract boundaries. Notwithstanding the foregoing, the special buffer required by this Subsection F(4) shall not be required to exceed 30% of the gross area of a parcel.

(i) Existing vegetation in this buffer shall not be disturbed, other than the removal of dead or diseased trees or other vegetation, except that any area within a street right-of-way or easement may be disturbed to the extent necessary to provide streets, public utilities, access drives, essential services, or stormwater management facilities.

(ii) The quantity and type of required vegetation within this buffer is set forth in this Subsection and Appendix B.[4] This shall be required along any property line or portion thereof adjoining property in a residential zoning district.

[4] Editor's Note: Appendix B, Approved Plant List, is included as an attachment to this chapter.

(iii) Should a stormwater management facility be proposed within this buffer, a detailed landscaping plan for said facility must be submitted to and approved by the Township.

(b) When the width of a required buffer specified in this Subsection F(4) is in conflict with the minimum setback requirements of this chapter, or any other applicable Township ordinance, the greater distance shall apply. The owner and/or developer shall adhere to the buffer planting requirement regardless of the yard requirements.

(c) In instances where an existing structure houses the principal use of the property and is located within any required buffer, a buffer of not less than the minimum distance from the existing structure to the property line shall be required. This reduced buffer width shall apply only to the yard area which the existing structure encroaches upon. If the existing structure is located within the required buffer on one side of the building, the required buffer as determined by this subsection shall apply on all other yard areas. All landscaping requirements shall be adhered to regardless of the buffer width unless approved by Township.

(d) If the location of lots fall within the buffer, a conservation easement would be required to preserve buffer in perpetuity and maintain specified buffer depths.

Table 43 Special Bufferyard Standards
Special Conservation Bufferyard
Any major subdivision or land development in the Conservation Residential (CR) zoning district shall maintain a 150-foot buffer from all external roadway rights-of-way and a 50-foot buffer along all other tract boundaries. The buffer must contain the following plants per 100 feet of buffer length or portion thereof.
Quantity	Plant Type	Specifications
7	Shade trees	Min. 2.5-inch caliper with 5-inch diameter mulch ring.
5	Evergreen trees	Min. 7-foot tall with 5-foot diameter mulch ring.
6	Ornamental tree (small street tree)	Min. 1.5-inch caliper or 6-foot height with 5-foot diameter mulch ring.
50	Whip trees (shade trees or evergreen trees)	Min. 3-foot tall, spaced 10-foot on center, with 5-foot diameter mulch ring, should be a mix of species.
50	Shrubs (small or large shrubs)	Min. 3 gallon or equivalent, plant in random groups with continuous mulch beds.
As needed to infill between trees and Shrubs	Meadow seed mix*1	Seed mixes should contain only native species and be selected based on site conditions. Mix must contain a minimum of 10 wildflower species and a minimum of 3 grass species. Cutting 1 to 2 times per year is suggested.
As needed on slopes to stabilize soils	Slope seed mix*2	Seed mixes should be non-invasive, grow enough to stabilize slopes in one growing season, and need minimal maintenance. Cutting 1 to 2 times per year is suggested.

Notes:

* Suitable seed mixes are available through online seed catalogs such as Ernst Conservation Seeds.

¹ Possible seed mixes from Ernst include: ERNMX-230-1 PA Valley & Ridge Province UPL Meadow; ERNMX-221 PA South Allegheny Plateau Province FACW; ERNMX PA Southern Allegheny Plateau Province OBL; ERNMX-223 PA Southern Allegheny Plateau Province Riparian Mix.

² Possible seed mixes from Ernst include: ERNMX-111 Ernst Native Habitat for Strip Mines Mix; ERNMX-181 Native Steep Slope Mix with Annual Ryegrass; ERNMX-181-1 Native Steep Slope Mix with Grain Oats; ERNMX-181-2 Native Steep Slope Mix with Grain Rye; ERNMX-194 Flight 93 Memorial Steep Slope Mix.

G. Screening.

1. Screening is required for outdoor storage, off-street loading, trash collection areas, and outdoor mechanical and fuel equipment. Screening shall provide a reduction of views, light, and noise.

2. Screening may include evergreen landscape plantings, berms, walls, and fences.

3. Existing plants may be used for the screening, as long as the height, opacity and evergreen requirements are met.

4. Screens shall provide a 100% visual barrier to the element at a height of four feet at the time of installation. Screens shall provide a 100% visual barrier to the element at a height of six feet within two years of installation. Landscape plants shall be placed in multiple staggered rows.

H. Riparian buffers.

1. At a minimum, a 30-foot riparian buffer is required adjacent to all watercourses including streams, creeks, lakes, ponds, and wetlands. The riparian buffer width is measured from the top of bank on each side of the watercourse. When these watercourses are part of a parcel or parcels of land being subdivided, developed or redeveloped, the buffer shall be planted or maintained as woodlands in accordance with the following:

2. Existing trees may be used to meet buffer requirements, as long as the trees provide a continuous canopy or are spaced less than 25 feet apart.

3. Plant material shall conform to § 174-319C, Plants, of this chapter.

4. Within 30 feet of a watercourse, the area shall be planted with shade trees at a spacing not to exceed 25 feet on center. Plantings shall not be precisely arranged in geometric rows but shall be arranged to allow periodic mowing to control invasive species. Utilize the Pennsylvania Stormwater Best Management Practices Manual for guidance on native plant selection. No permanent structures or pavement are allowed within this 30-foot buffer, except for permitted road crossings and stormwater management facilities. Areas of utility rights-of-way and clear sight triangles may be planted as meadow, provided that woody plants are restricted or prohibited.

I. Meadows. Meadows may be used in place of ground cover (see § 174-319C, Plants, of this chapter) or turf in any area required to be landscaped, according to the following standards:

1. Of the plants installed in a meadow, 100% shall be native plants. No plants on the PADCNR "Invasive Species List," including Watch List species, or the PADA "Noxious Weeds List" shall be allowed to grow in the meadow.

2. Meadows shall consist of a minimum of three grass species and four flowering perennial species. Meadows may be installed using seeds, plugs, or plants.

3. A meadow planting shall have a minimum four-foot wide mown turf border along any road, sidewalk, or property line. A minimum four-foot tall visual barrier, such as shrubs, fence, or masonry wall, may be used in place of the turf border between the meadow and a property line.

4. The mature height of a meadow must meet all requirements for plant material in a clear sight triangle and adhere to any other size and species requirements noted for the specific application.

5. Meadows may not be mown more than twice per year; once in March or April to cut stems that were left standing through the winter, and once more during the growing season if needed to control invasive species.

J. Guarantee and maintenance. The estimated, or if known, the actual cost of all landscape materials depicted on the approved landscape plan and installation costs shall be provided and be financially secured, guaranteed and maintained consistent with the following subsections.

1. Improvements. Planting and maintenance of vegetation shall include, as appropriate, but not necessarily limited to, provisions for surface mulch, staking, tree straightening, irrigation, fertilization, insect and disease control, pruning, mulching, weeding and watering.

2. The applicant shall make arrangements acceptable to the Township that all landscape improvements installed in accordance with this chapter shall be guaranteed and maintained in a healthy and/or sound condition, or otherwise be replaced by equivalent improvements, for a period of 18 months following Township acceptance of a street, except as may otherwise be required by this subsection.

3. After installation and prior to commencement of the guarantee period required above, the Township shall perform an inspection of the finished site for compliance with the approved landscape plan. Following this inspection, an as-built landscape plan shall be furnished to the Township by the applicant. Provided the finished site is found to be in compliance, the first 12-month guarantee period shall commence five days from the date of inspection. All plants shall be in a vigorous and thriving condition at the end of the 12-month period as determined above. A final inspection of the site following the 12-month period will be made by the Township. It is recommended that trees and shrubs be planted between September 15 and November 1 or between March 1 and May 15.

4. Plants found to be in poor health during the 12-month guarantee period shall be replaced with nursery-grown plants, in accordance with the approved landscape plan, within 30 days of being notified by the Township. If notification is made out of season, replacements shall be made during the next planting season. If the original plants declined due to poor species selection, substitute plants, determined by the Township to be more suitable for the site’s environmental conditions or planting scheme, shall be used, and a modified landscape plan shall be filed with the Township. Replacement plants shall be inspected by the Township after installation. All replacement plants shall be subject to a new 12-month guarantee period and inspections by the Township as prescribed in Subsection J(2) and J(3), above.

5. Where accidental damage or vandalism of plants occurs, the applicant shall replace the damaged plant material in accordance with the original or an approved modified landscape plan.

6. The Township may require an applicant to post financial security for the maintenance and/or replacement of the proposed vegetation, including compensatory plantings, during the 12-month guarantee period. The amount of the financial security shall be equal to 110% of the amount of the cost estimate submitted with the approved landscape plan. Financial security is not required for existing preserved trees outside the construction limits or for plants not being used to satisfy the minimum requirements of this chapter.

7. The applicant shall make arrangements acceptable to the Township for the long-term landscape maintenance of common open space and other common facilities. Landscape improvements required by this chapter may be the subject of suitable restrictive covenants and, if practicable, rules and regulations governing the use and maintenance of common open space and other common facilities, which covenants, rules and regulations shall be in form and substance acceptable to the Township and, in the case of covenants, recorded as encumbrances running with the land on which the improvements are installed. The covenants, rules and regulations shall, without limiting the forgoing, require the maintenance and replacement, and prohibit the destruction or removal, of all landscape materials and improvements depicted on the approved landscape plan, empower the Township to enforce said obligations, and prohibit the amendment or termination of any of the mandatory terms thereof without the express joiner of the Township.

K. Slope reforestation. To restore local ecology and to prevent erosion, all constructed slopes having a vertical raise of 10 feet or more, with the exception of embankments associated with designated stormwater management facilities, shall be landscaped in conformance with the standards below.

1. The surface of all cut or fill slopes with a grade in of 3:1 or more shall:

(a) Provide minimum top dressing of six inches of topsoil and planting with a native seed mix free from any invasive species and/or ground cover plants; and

(b) Be planted with a combination of shrubs and trees, in addition to grass or ground cover plants.

(i) Shrubs shall be spaced at not to exceed 10 feet on center.

(ii) Trees shall be spaced at not to exceed 25 feet on center. Deciduous trees shall be planted at a minimum caliper size of 1.5 inches. Evergreen trees shall comprise a minimum of 15% and a maximum of 25% of the total trees planted to meet the requirements of this section. Evergreen trees shall have a minimum height of two to three feet at installation.

(c) All reforestation areas shall be located in greenway land, common open space, or in a conservation easement.

2. Tree, shrub and ground cover plant species shall be selected from the Approved Plant List (Appendix B)[5] unless otherwise permitted at the discretion of the Township. In such cases, the applicant must demonstrate to the satisfaction of the Township that selected plants will provide effective erosion control, with consideration for soils and climatic conditions, planting methods, and maintenance.

[5] Editor's Note: Appendix B is included as an attachment to this chapter.