Township of Pocopson, PA Design Standards and Improvement Specifications

Boulevards, median constrictions and islands, which separate opposing lanes of traffic and keep motorists from turning onto routes to be restricted. When they encroach on the edge of a wide travel lane, they give the appearance of narrowing the travel lane which tends to slow motorists.

Chokers and bulbouts, which are semicircular or longer extensions of the curb or roadside landscaping which tend to slow motorists.

Chicanes, which change the alignment of the roadway, creating brief curves in previously straight sections before returning the roadway to its original alignment.

Any property undergoing subdivision or land development shall be required to bring all existing structures or buildings into compliance with current Township and County Health Department standards for sewage disposal (including the identification of replacement areas), water supplies and all requirements of the Township’s Stormwater Management Ordinance.[1] If existing roadways, rights-of-way, easements or similar existing conditions prohibit the existing structure or building’s compliance with this provision, a waiver may be requested by the procedure set forth in § 190-50 and in compliance with the Municipalities Planning Code § 512.1, 53 P.S. § 10512.1, as amended.

[Added 11-26-2007 by Ord. No. 6-2007]

Editor’s Note: See Chs. 170, Sewers; 236, Water; and 178, Stormwater Management.

Any property undergoing subdivision or land development shall be required to bring all existing structures or buildings into compliance with ordinance requirements for sidewalks, trails or bikeways, as may be indicated on the Township’s trail and bikeway plans. Any property undergoing subdivision or land development shall be required to bring all existing driveways into compliance with ordinance requirements for proper driveway grades or locations, if existing driveways are, or may be, dangerous, and a reasonable and safe alternative can be designed, including the use of a shared driveway for the existing and new lots or buildings. If existing roadways, rights-of-way, easements or similar existing conditions prohibit the existing structure’s or building’s compliance with this provision, a waiver may be requested by the procedure set forth in § 190-50 and in compliance with the Municipalities Planning Code § 512.1, 53 P.S. § 10512.1, as amended.

[Added 11-26-2007 by Ord. No. 6-2007]

§ 190-26 Blocks.

The length, width and shape of blocks shall be determined with due regard to:

Provision of adequate sites for building of the type proposed.

Topography.

Requirements for safe and convenient vehicular and pedestrian circulation.

Thoughtful and innovative design to create an attractive community.

Blocks shall have a maximum length of 1,600 feet and, as far as practicable, a minimum length of 500 feet. In design of blocks longer than 1,100 feet, special consideration shall be given to access for fire protection.

Residential blocks shall be of sufficient depth to accommodate two tiers of lots, except where lots border an existing arterial, collector, or local road, in which case such lots shall be reverse frontage lots and the block shall contain a single tier of lots.

Blocks for nonresidential development may vary from the design standards herein specified if justified by the particular circumstances of the proposed use.

§ 190-27 Lots.

Lot areas, dimensions and yard requirements shall not be less than specified by applicable provisions of Chapter 250, Zoning.

Side lot lines shall be substantially at right angles or radial to street lines.

Except as provided herein, residential lots shall front on a residential street, existing or proposed as noted in § 190-29A(6). However, where the Board of Supervisors finds that it is necessary for the proper utilization of land to create an interior lot, such interior lot shall have an access strip serving only that lot, which access strip shall have a minimum width of 50 feet for its entire length. In no event shall more than two such interior lots be contiguous and such lots shall not comprise more than 10% of the total number of lots rounded to the lower number in a subdivision.

House numbers and street names shall be assigned to each lot in accordance with the program of street names and lot numbers developed by the West Chester Regional Planning Commission, as determined by the Township Secretary.

[Amended 5-9-2011 by Ord. No. 1-2011]

Any proposed lots abutting an existing or proposed arterial or collector street in the Township shall be designed as reverse frontage lots having direct access only to an interior residential street, as specified by Chapter 250, Zoning. This requirement may be waived by the Board of Supervisors if, in its judgment:

The advantages to the Township of compliance with this standard are outweighed by the applicant's resulting inability to meet other requirements of this chapter or Chapter 250, Zoning (minimum dimensions, layout of lots, disturbance of slopes, etc.); or

Compliance would be unreasonable or impractical due to the size of the proposed development, configuration of the site, etc.

§ 190-28 Recreation areas and community assets.

Provision shall be made for reservation and/or dedication of suitable areas for parks, playgrounds, trails, or other recreation area. Where the Board determines that the size, location, natural features, or configuration of the subdivision or land development make the requirement of such areas unreasonable or infeasible on the particular site, the applicant shall provide satisfactory off-site arrangements nearby or make a pro rata contribution for public acquisition and/or development of such sites.

In reviewing the subdivision plans, the Board will consider the adequacy of existing or proposed community facilities to serve the additional dwellings proposed by the subdivision.

§ 190-29 Streets.

Street systems.

All new streets constructed in the Township shall be classified as residential streets or collector streets.

Residential streets. A street shall be constructed as a residential street where it is designed to serve a development of single-family homes of a gross density no more than one unit for every two acres or if gross density is no more than one unit per acre and the total number of single-family homes on a given street is 50 homes or less; provided, however, that any residential street which connects two through roads or which might logically be extended in the future to make such a connection shall be constructed as a collector street. Such streets with more than 50 homes shall be built as a collector street.

Collector streets. A street shall be constructed as a collector street from the entrance to any development to the first intersection beyond which all streets are classified as residential streets. Irrespective of the foregoing, any street serving a subdivision or land development with a gross residential density exceed one unit per acre shall be designed as a collector street.

Streets serving commercial or industrial properties and entrance roads or driveways to commercial or industrial properties shall be designed as collector streets subject to the imposition of increased standards for paving and base design where prospective traffic loadings warrant.

The minimum right-of-way width for all residential streets shall be 50 feet. For all collector and arterial roads and streets serving commercial or industrial properties, the minimum right-of-way width shall be 75 feet.

Additional right-of-way and cartway widths may be required by the Board for the following purposes:

To promote public safety and convenience.

To provide parking space in commercial districts and in areas of high-density residential development.

The width of residential streets shall be increased to 20 feet for the first 100 feet of any subdivision of 24 or more homes and shall be increased to 20 feet through the curved sections of curves whose radii approach or are at a minimum radii.

Proposed streets shall be properly related to such street plans or parts thereof as have been officially prepared and adopted by the Township, including recorded subdivision plans and the Official Map of the Township.

Proposed streets shall further conform to such Township, county, and state road and highway plans as have been prepared, adopted, and/or filed as prescribed by law.

Thoughtful and imaginative design of streets and their relationship to the arrangement and shape of lots is required. An important element is the blending with topography to produce curvilinear design and reasonable grades. The rectilinear design of streets and lots, involving long straight sections of streets, should be avoided.

Residential streets shall be laid out as to discourage through traffic, but provision for street connections into and from adjacent areas will generally be required.

(9)

Where a proposed subdivision abuts an existing subdivision having a dedicated residential street dead-ending at a common property line, the proposed subdivision shall make provision for extension of such dedicated residential street within the proposed subdivision for a distance of not less than one lot depth and connection with another street. In the design of a proposed subdivision, provision shall be made for continuation of width, gradient, general alignment and direction of traffic flow of a collector street which dead-ends at a common property line or it is proposed in the Township Comprehensive Plan whenever such proposal has been adopted by resolution of the Board.

(10)

If lots resulting from original subdivision are large enough to permit resubdivision or if a portion of the tract is not subdivided, adequate street rights-of-way to permit further subdivision shall be provided as necessary. The design of such rights-of-way shall provide for radii of intersections as provided in Subsection C of this section.

(11)

Where a subdivision or land development abuts or contains an existing or proposed arterial, collector or rural road, the Board shall require the applicant to minimize the adverse impact of the subdivision or land development on traffic safety by:

Encouraging the applicant to designate areas abutting such arterial, collector or rural roads as open space areas rather than individual lots;

Requiring that any lots which abut such arterial, collector or rural roads be reverse frontage lots having direct access to a local street; and/or

Requiring the dedication of additional right-of-way to provide the minimum right-of-way hereinafter specified and, particularly in cases where any lots are proposed to have driveway access to such arterial, collector, or rural roads, requiring that such abutting arterial, collector or rural roads be widened and otherwise improved to meet specifications hereinafter set forth.

(12)

New half or partial streets shall not be permitted, except where essential to reasonable subdivision of tracts in conformance with other requirements and standards of this chapter and where, in addition, dedication of the remaining part of the street has been secured. Wherever a tract to be subdivided borders on an existing half or partial street, the other part of the street shall be plotted within such tract. Where half or partial streets are proposed, the acceptance of final plans shall be conditioned upon the provision of guarantees providing for the construction or completion of such streets to Township standards.

(13)

The reservation of strips of land which have the effect of controlling access to streets, in a proposed subdivision, shall not be approved.

(14)

Dead-end streets shall not be permitted, except as stubs to permit future street extension into adjoining tracts, or when designed as culs-de-sac.

(15)

Continuation of existing streets shall be known by the same name, but names for other streets shall not duplicate or closely resemble names for existing streets in the Township and the West Chester region. The Board may reject street names and suggest alternate names.

(16)

Where streets and other public improvements continue into adjoining municipalities, evidence of compatibility of design, particularly with regard to street widths, shall be submitted. The applicant shall coordinate such design with both municipalities to avoid abrupt changes in cartway width or in improvements provided.

(17)

Where, in the opinion of the Board of Supervisors, a proposed subdivision or land development will generate such additional traffic on abutting and nearby state and Township roads of substandard specifications as to pose a hazard to public safety, the Board may require improvements (including paving, widening, drainage, and improvement to horizontal or vertical alignment) to be made by the applicant, including off-site improvements within existing public rights-of-way, such as will alleviate such hazards to public safety, provided that the extent of required off-site improvements shall be economically feasible in relation to the size and scope of the proposed subdivision or land development. Under no condition shall the Township be required to bring a substandard road to specifications in order to serve a particular subdivision or land development.

(18)

Culs-de-sac or single-entry roadways permanently designed as such shall not serve more than 24 lots or dwelling units nor exceed 1,600 feet in length from existing Township roads or from proposed Township streets having more than one access and shall be provided with a closed end with a paved turnaround having a minimum diameter to the outer edge of 80 feet. The entire turnaround need not be paved. However, if it is not paved the diameter of the turnaround shall be increased to 100 feet and the minimum cartway shall be 12 feet. The Board shall insure that an area is designated for the disposal of snow at the end of the cul-de-sac, or in the center if the turnaround is not totally paved. Where the property shape permits, the Board shall require that the turnaround be a landscaped circle or "D" shaped, with a minimum curb or edge of paving radius of 30 feet and road width in the curves of not less than 16 feet. At the dead end of a "D" turnaround, there shall be a minimum curve radius of 50 feet, and within such turnarounds provisions shall be made for a minimum six-foot-deep flat area along the inside of the turnaround for snow storage. The Board may require that the turnaround island be designed as a groundwater recharge area. In any case, the land within any such turnaround shall, for purpose of density calculations, be apportioned equally to all lots having more than 75% of their frontage on such turnarounds.

Street alignment and grades.

Minimum sight distance at the center line of a height of five feet shall be provided as follows with respect to horizontal and vertical alignment:

[Amended 5-20-2019 by Ord. No. 3-2019]

Collector street: shall meet minimum stopping sight distance in accordance with current PennDOT design guidelines.

Cul-de-sac streets and residential streets: 250 feet.

Wherever street lines are deflected in excess of 5°, connection shall be made by a horizontal curve. Horizontal curves shall have a minimum radius on the center line as follows:

Collector streets: 200 feet.

Residential streets: 150 feet.

[Amended 5-20-2019 by Ord. No. 3-2019]

Cul-de-sac street: 100 feet.

Reverse curves shall be separated by tangents of not less than 100 feet. Sweeping curves of comparatively long radii are preferable to tangents connecting curves leading in the same direction.

Vertical curves shall be used at changes in gradient of more than 1%. The length of such curves shall not be less than 25 feet for each one-degree change in grade.

The following shall be the maximum and minimum gradients measured on the center line, for all vehicular traffic ways:

	Maximum	Minimum
Residential streets and culs-de-sac	10%	1%
Collector streets	7%	1%

The grade of any residential street or cul-de-sac at the approach to an intersection with another residential street or cul-de-sac shall not exceed 4% for a distance of 25 feet measured from the nearest right-of-way line of the intersecting street.

The grade of any residential street, cul-de-sac, or collector street at the approach to an intersection with a collector street or Township road, state highway or road shall not exceed 4% for a distance of 50 feet measured from the nearest right-of-way line of the intersecting street.

Street intersections.

Right-angle intersections shall be used whenever practicable, especially when residential streets empty into major streets. Deceleration lanes of appropriate length (a minimum of 100 feet) to serve anticipated traffic volumes shall be provided on the existing street; acceleration lanes may be required, particularly where sight distances are limited. There shall be no intersection angle, measured at the center line, of less than 75°.

No more than two streets shall cross at the same point.

Streets entering the opposite sides of another street shall be directly across from each other or offset by at least 200 feet from center line to center line.

A minimum curb or edge of paving radius of 30 feet shall be provided at all street intersections with existing Township roads and state highways and with all collector streets. Minimum curb or edge of paving radius for intersections of residential streets shall be 20 feet. The Board may increase the required radii when they consider such design advisable.

All intersections of proposed streets with existing Township roads and state highways shall be stop sign intersections for the proposed street. Internal intersections within new developments shall have a through street and stop street designated on the plan. In all cases, residential streets shall be stop streets when intersecting with collector streets.

Sight triangles at all intersections shall be provided in accordance with the diagram in Appendix A.[1] Sight distances at intersections between proposed streets or driveways and state highways shall be in accordance with regulations published by the Pennsylvania Department of Transportation for Access to and Occupancy of Highway by Driveways and Local Roads (67 Pa. Code Ch. 1), or by the sight distance requirements specified in this chapter, whichever are more stringent.

[Amended 11-19-2003 by Ord. No. 3-2003]

Editor's Note: Appendix Sheets 1 through 17 are included at the end of this chapter. See Art. IX, Appendices, below.

Wherever practicable, intersections with major streets shall be kept to a minimum, and shall be located at least 1,000 feet apart, except in cases where, without endangering the safety of the public, the Board allows closer spacing to serve the public convenience.

All necessary street name signs and traffic control signs shall be provided and erected by the applicant, in accordance with the Pennsylvania Department of Transportation regulations governing these matters, as revised. The street name signs shall be subject to approval by the Board. Signs shall be erected before acceptance of the street.

(9)

All entrances onto Township or state roads shall require an appropriate highway occupancy permit and shall be constructed to state specifications.

Street construction. All materials entering into the construction of streets and the methods of construction and drainage shall be in accordance with the applicable requirements of Pennsylvania Department of Transportation Specifications Form 408, dated 1994, or the latest revision thereof, and shall be supplied by vendors approved by the Pennsylvania Department of Transportation for the supply of such materials. Cross-sections shall be as directed in the Appendix and attached hereto.[2] Inspection of materials and construction methods shall be as approved in § 190-45 of this chapter.

[Amended 11-19-2003 by Ord. No. 3-2003]

Street design.

Thickness of base of paving for new Township streets shall meet the following minimum requirements. For Road Classification 1, Residential Streets: six inches of subbase; five inches of BCBC; two inches of ID-2 Binder; and 1 1/2 inch surface course. For Road Classification 2, Collector Street: six inches of subbase; six inches of BCBC; two inches of ID-2 Binder; and 1 1/2 inches of surface course. Paving to comply with PennDOT Publication 408. See Appendix A.[3]

	Road Classification 1 — Residential Street.
	Road Classification 2 — Collector Street

Editor's Note: Appendix Sheets 1 through 17 are included at the end of this chapter. See Art. IX, Appendices, below.

Paving design is based on overall soil conditions in the Township. The Board may require additional paving, base or subbase materials where soil types are inferior, wet or otherwise unsuitable as indicated by the "Soil Survey of Chester and Delaware Counties, Pennsylvania," prepared by the U.S. Soil Conservation Service or where, in the opinion of the Board, such conditions exist.

Subgrade.

The area within the limits of the proposed road surface shall be shaped to conform to the line, grade and cross section of the proposed road and shall be extended a width of eight inches for residential streets and 12 inches for collector streets, beyond the width of surface course paving, unless curbs are provided.

Remove or stabilize all unsuitable subgrade materials.

Wet or swampy areas shall be permanently drained and stabilized.

Fills shall be made with suitable materials approved by the Township Engineer and thoroughly compacted for full width in uniform layers of not more than eight inches thick. No more than two feet of fill will be laid without inspection by the Township Engineer.

The subgrade shall be thoroughly compacted by rolling with a minimum ten-ton three-wheel roller. Equivalent sheeps foot or rubber tired rollers may be used at the discretion of the Township Engineer. Subgrade shall be compacted, tight and dry, to 95% compaction at optimum moisture, and shall not be soft and spongy under the roller nor contain boulders. Compaction of the subgrade shall extend the full width of the cartway, including the width to be occupied by the shoulders.

At the option of the Board, in fill areas over three feet thick, compaction tests may be required in each eight-inch layer at one-hundred-fifty-foot intervals. The tests must be performed by a certified testing laboratory acceptable to the Township and the results submitted to the Township Engineer. All compaction must be 95% compaction at optimum moisture. Any layer not coming up to standard will be removed or rerolled until suitable compaction is obtained.

Paving.

Paving and base thickness and materials shall be as specified in Subsection D(1) of this section.

The subbase course shall be installed and compacted in accordance with Pennsylvania Department of Transportation specifications and shall extend 12 inches on all streets beyond the paving line when curbs are not to be installed.

Bituminous base, binder and surface courses shall be laid to the specified thickness measured, after compaction. All bituminous courses shall be laid with a mechanical bituminous paver in accordance with specifications of the Pennsylvania Department of Transportation Specifications, Form 408, dated 1976, or the latest revision thereof.

Crown board and straight edge shall be used for checking street construction. Maximum tolerance shall not exceed 1/4 inch in the finished surface.

Delivery slips for all material deliveries shall be furnished to the Board.

Failure to adhere to the above specifications shall give the Board cause to refuse to accept streets for dedication.

Grading and shoulders.

Roadways shall be graded for the full width of the right-of-way on each side, except where such grading would damage important trees or other important natural features. Shoulders or berm areas, including strips behind curbs, shall be graded with a minimum slope of 3/8 inch per foot and a maximum slope of one inch per foot. Beyond the limits of this grading, banks shall be sloped to prevent erosion but this slope shall not be less than three to one vertical in fill and cut sections. All unpaved areas between the limit of grading and the edge of paving or curb (as the case may be) shall be covered with not less than four inches of topsoil, fertilized and seeded in the manner and with materials approved by the Board.

On both collector and residential streets where curbs are not required, there shall be a six-foot-wide shoulder which shall consist of 12 inches of Pennsylvania 2a aggregate rolled and compacted in accordance with Pennsylvania Department of Transportation specifications. The aggregate 2a shall be overlain with a minimum of four inches of topsoil, fertilized and seeded in a manner and with materials approved by the Board.

Editor's Note: Appendix Sheets 1 through 17 are included at the end of this chapter. See Art. IX, Appendices, below.

§ 190-30 Alleys, driveways, and private streets.

Alleys. Alleys in residential developments shall have a minimum cartway width of 14 feet and a minimum right-of-way width of 30 feet. In commercial developments without expressly designed loading areas, the Board of Supervisors may require alleys with minimum cartway widths of 20 feet and minimum right-of-way widths of 30 feet, and which otherwise conform to the standards for public streets in § 190-29 of this chapter.

Driveways. To insure compliance with maximum grade requirements for driveways, all driveways which must traverse slopes exceeding 8% grade shall be located on the plan. All new driveways shall require a permit from the Township Roadmaster prior to building permit application. Fees for the driveway permit shall be as established by resolution of the Board of Supervisors.

Driveways for single-family residences.

Private driveways on corner lots shall be located at least 40 feet from the point of intersection of the nearest street right-of-way lines.

Grades shall not exceed 8% where the driveway is north-facing (any compass reading north of WNW to ENE). Grades shall not exceed 12% on all other driveways.

Sight distance from a point on the driveway 12 feet behind the curbline, or edge of outside lane where there is no curb, shall be in accordance with the chart in § 190-29B(1).

[Amended 11-19-2003 by Ord. No. 3-2003]

All driveways shall be located, designed and constructed in such a manner as not to interfere or be inconsistent with the design, maintenance and drainage of the highway, and appurtenant or abutting drainage facilities or swales. Drainage pipes shall be installed under all driveways where drainageways or swales parallel the road. If vertical clearance is not available for a culvert, the Township Engineer may approve a driveway swale.

In order to provide safe and convenient ingress and egress, private driveways shall have a minimum width of 10 feet. In addition, the width of private driveway entrances shall comply with the following design criteria:

[Amended 5-20-2019 by Ord. No. 3-2019]

For driveways accessing local residential streets, 45° flares (or equivalent) shall be provided and the minimum width at the cartway edge or curbline shall be 20 feet.

For driveways accessing local collector streets or state highways, minimum fifteen-foot radii shall be provided and the minimum width at the cartway edge or curbline shall be 40 feet.

If the dwelling is located farther than 500 feet from the public right-of-way, the adequacy of the access to the site for emergency vehicles shall be subject to review by the Fire Marshal or his designee, and approval by the Board of Supervisors.

Material specifications.

The first 50 feet of a driveway shall be constructed with one of the following material specifications:

[Amended 5-20-2019 by Ord. No. 3-2019]

[a]

A minimum base of graded aggregate stone compacted to six inches with a surface of at least 1 1/2 inches asphalt wearing course; or

[b]

A minimum base of graded aggregate compacted to four inches with a surface of at least six inches of reinforced Portland Cement Concrete with a minimum compressive strength of 4,000 psi and steel reinforcement for temperature and shrinkage control; or

[c]

An approved equal, using progressive or innovative paving materials. The alternative design shall be submitted to the Township Engineer for approval.

The remaining length of the driveway shall be surfaced with nonerosive materials.

(g)

Whenever a driveway will slope toward a public road, measures shall be required to prevent rainwater running off from flowing onto the public road.

Driveways for two single-family dwellings: Except as authorized in Subsection C, privately owned driveways shall not be permitted to provide access to more than two single-family dwellings. In cases where property access poses a particular safety problem with respect to inadequate sight distance or similar concerns, the Board may require the construction of a common driveway in the place of two individual driveways to serve two adjacent lots, provided that the required street frontage and all other applicable requirements of Chapter 250, Zoning, and this chapter are complied with on each lot. In addition to the requirements for individual driveways for single-family residences in § 190-30B(1), common or shared driveways shall also comply with the following requirements:

[Amended 5-9-2011 by Ord. No. 1-2011; 5-20-2019 by Ord. No. 3-2019]

Driveways serving two dwellings shall be constructed with the minimum pavement sections specified in § 190-30B(1)(f) above for the entire length of the shared portion of the driveway. The remaining length of the driveway shall be surfaced with nonerosive materials.

The first 50 feet of the shared driveway shall have a minimum width of 18 feet. In addition, if the length of the shared portion of the driveway exceeds 100 feet, additional passing areas shall be provided at intervals as determined by the Board of Supervisors. Passing areas shall have a total width of 18 feet and be 30 feet long.

Terms for ownership and maintenance of the driveway shall be approved by the Board. When a subdivision and land development agreement is required, the terms of the driveway agreement shall be included in the development agreement. The required driveway maintenance agreement shall provide, among other things, lien authority and a method for compounding interest on unpaid portions of costs incurred where one owner is unwilling or unable to pay for needed improvements or repairs. It shall be the responsibility of the subdivider, or lot owners, as applicable, to have such an agreement recorded at the Office of the Recorder of Deeds of Chester County and indexed against the deeds of the abutting property owners. The recording of the driveway agreement shall take place simultaneously with recording of the subdivision and/or land development plan. A recorded copy of such document shall be provided to the Township prior to issuance of building permits.

Driveways shall not interfere with drainage patterns for the subdivision.

Private streets. Private streets may be permitted by the Supervisors in accordance with the following:

Subdivider shall enter into an agreement with the Township specifying that said streets shall not be offered for dedication and shall not be accepted by the Township unless said streets are constructed to Township standards then existing at the time of the offer of dedication and said agreement shall be recorded at the Office of the Recorder of Deeds of Chester County.

[Amended 5-9-2011 by Ord. No. 1-2011]

Subdivider shall present with the minor subdivision plan, or the application for final approval, whichever is applicable, an agreement which shall obligate the property owners abutting said private streets to provide for the perpetual maintenance of the private streets. Such agreement shall provide that:

The Township, at its sole option, shall have the right but not the duty to maintain said private streets and to charge the cost thereof, by appropriate legal procedures, including the filing of any municipal liens, against the property owners abutting said private street;

A simple majority of dwelling unit or lot owners may obligate each lot owner for maintenance and improvements;

The Township Engineer shall break any tie votes, and that liens (with monthly compounded interest and penalty fees) may be assessed for nonpayment of assessments;

The form and substance of the agreement shall be acceptable to the Township Solicitor.

The design of private streets shall comply with Township standards otherwise applicable to the construction of streets to be dedicated to the Township with the exception of variances from the standards relating to widths and horizontal curve limitations that are approved by the Board of Supervisors. Grades, sight distances, type of paving, storm drainage facilities, and other elements of street design shall be in accordance with the standards contained herein.

Lots fronting on private streets shall meet the requirements of Chapter 250, Zoning, as amended, with regard to lot width and setbacks.

Private streets shall serve no more than nine dwelling units or lots, whichever is greater in number.

§ 190-31 Sidewalks and trails.

Sidewalks shall be provided, in areas of high potential pedestrian use, such as the vicinity of schools, commercial centers, or high-density residential development. In addition, trails shall be provided in cluster developments to provide access to and across common open space areas. The Board of Supervisors shall also require land proposed for subdivision or land development to provide trails in accordance with the comprehensive trail and bikeway system (as defined in § 250-6 of Chapter 250, Zoning) or provide links to the system, and to identify such public use trails on the plan.

[Amended 3-4-2002 by Ord. No. 1-2002]

When constructed, sidewalks shall be either concrete or bituminous mix with a minimum of four feet width and four inches thick except at driveway crossings when the sidewalk thickness shall be increased to six inches.

§ 190-32 Curbs.

Curbs shall be provided on collector streets serving multifamily housing, as provided in a planned residential development, and shall be provided as directed by the Board where collector streets serve commercial or industrial properties, at intersections with major highways and where required on collector streets to direct and control traffic. On all other collector streets and residential streets, curbs will not be required unless accumulation of water and/or the degree of grade of the street create erosion velocity conditions (in excess of 4.5 feet per second) in gutter lines. Sheet 3 of Appendix A[1] provides guidelines with regard to the capacity and velocity of flow in grass gutterlines. Grass gutterlines shall not be used at street grades in excess of 6% and curbs shall be installed from the street high point through inlet locations at the street low point, irrespective of intermediate grades which may be less than 6%.

Editor's Note: Appendix Sheets 1 through 17 are included at the end of this chapter. See Art. IX, Appendices, below.

§ 190-33 Surface and stormwater drainage.

Objectives. The surface and stormwater drainage system to serve a subdivision shall be provided to permit unimpeded flow of natural watercourses, drain low points along streets and other areas of impervious cover, to intercept stormwater runoff along streets and other areas of impervious cover at intervals related to the area and grade of the area to be drained, to accommodate expected volumes of stormwater runoff within all areas of a subdivision or land development, and to provide fire protection, provided that:

Stormwater, to the maximum extent possible, shall either be stored and reused or retained on site, and ultimately percolated into the ground, rather than being permitted to drain off, in order to reduce the flood-enhancing potential of a subdivision or land development and to maximize the recharge of groundwater supplies within Pocopson Township;

[Amended 12-10-2007 by Ord. No. 8-2007]

Erosion of soil, both during and after construction shall be minimized, and the subdivision or land development shall, with respect to control of erosion, comply with the standards set forth in § 190-34 hereof;

Stormwater shall not be discharged onto adjacent properties in a manner which results in either an increase in volume of discharge or a concentration of flow over and above the volume and pattern of concentration existing prior to development of the tract; and

[Amended 12-10-2007 by Ord. No. 8-2007]

Retention basins with all-season fire hose hookups, or a fire hose hookup and facilities to create a temporary dam on a perennial stream, shall be provided in subdivisions with 10 or more dwellings. As an alternative, and with the approval of the Board of Supervisors, off-site arrangements can be made to install all-season fire hose hookups on farm ponds within 1,000 feet of the property. In the case of such an off-site alternative, the Township shall require the submission of appropriate easements or similar documentation demonstrating that the rights to utilize the adjacent pond for fire-fighting purposes on the subject tract have been secured; such documentation shall be recorded with the final approved plan. In all cases, the protection of groundwater resources shall be assured.

Performance standards.

Runoff.

[Amended 12-10-2007 by Ord. No. 8-2007]

During and after construction, there shall be no net increase in the total volume of stormwater discharged from the site over that which was calculated for the predevelopment condition [as defined in § 178-4B(2)(a) of the Stormwater Management Ordinance] as a result of the runoff generated by the two-year, twenty-four-hour storm. It should be recognized that under disturbed soil conditions, this volume will exceed that of the stabilized site. If the soils of a detention basin are determined by the Township Engineer to have a poor infiltration rate or other percolation-related problems, an underdrain(s) may be required to facilitate gradual drainage of the facility. The postdevelopment peak discharge rates for all storms, up to two years, shall not exceed 50% of that discharged prior to development. Storms over two years, up to and including the ten-year event, shall not exceed the predevelopment discharge rate for the two-year event, given the predevelopment cover assumptions per § 178-4B(2) of the Stormwater Management Ordinance. For events greater than the ten-year event, up to the one-hundred-year event (i.e., the twenty-five- , fifty- , and one-hundred-year events), the postdevelopment discharge rates shall not exceed the peak predevelopment discharge rates, given the predevelopment cover assumptions per § 178-4B(2) of the Stormwater Management Ordinance, except as noted below:

Where perforated concrete seepage tanks and/or storage and reuse facilities are adequate to infiltrate and/or store and reuse all roof runoff from the two-year storm, the roof areas that drain to such tanks and/or reuse facilities will be considered to have no runoff after development.

By phasing development and installing roof drainage seepage beds or storage and reuse systems, the land developer may reduce the storage size of detention or retention basins.

If the peak discharge rate of a detention or retention basin would exceed the peak discharge rate prior to development at the particular location of the discharge, the Township may require further reductions in discharge rates or other ameliorative measures.

Subdivisions shall be designed so that the peak discharge rate of stormwater runoff after construction shall be no greater than that which existed prior to development. During development, there shall be no discharge from the detention facilities until the storage level for a two-year storm volume is exceeded. After development, in any storm of two years or more frequent occurrence, there shall be no increase in total runoff volume over that which occurred prior to development from a storm of two years or more frequent occurrence. Except as previously noted for conditions during development, the peak discharge rate during and after development for all storms, up to and including the ten-year frequency, shall not exceed the peak discharge rate of a two-year storm prior to development. Storms of lesser frequency, such as the twenty-five- , fifty- , and one-hundred-year storms, shall not exceed the peak discharge rates for those respective storms before development. During the development, the Township Engineer may require staging of the development in order to minimize the amount of disturbed earth on the site. If site development will involve the disturbance, including denuding of topsoil and vegetation, of more than 25%, or 10 acres of a site, whichever is less, at one time, the Township Engineer shall require that the applicant provide peak and volume runoff calculations during development and size detention and retention facilities accordingly to meet the volume and runoff rate standards noted above. Peak runoff rates and total volumes of runoff shall be computed for each drainage area within a site. In general, neither the rates nor the volumes of runoff shall be allowed to increase on the whole site or in individual drainage areas.

During construction and after all buildings, roads, and improvements are installed, there shall be no increase in peak discharge rates from the site for all storms in excess of the ten-year (twenty-four-hour) storm of 5.0 inches and up to and including the one-hundred-year storm including:

A twenty-five-year (twenty-four-hour) storm of 5.6 inches of rainfall.

A fifty-year (twenty-four-hour) storm of 6.3 inches of rainfall.

A one-hundred-year (twenty-four-hour) storm of 7.2 inches of rainfall.

Under certain conditions, the Township, upon recommendation by the Township Engineer, may impose the following additional restrictions on stormwater discharges:

Peak discharge rates on storms in excess of the ten-year storm may be further restricted when it can be shown that a probable risk to downstream structures or unique natural areas exists or that an existing severe flooding problem would be further aggravated.

Measures shall be imposed to protect against groundwater or surface water pollution where the type of business or the nature of the soils underlying a runoff structure constitutes risk of contamination.

[Amended 12-10-2007 by Ord. No. 8-2007]

In establishing the antecedent conditions for calculating runoff prior to land disturbance, the following assumptions shall apply:

Average antecedent moisture conditions;

A type II distribution storm;

Woodland shall be used as the prior condition for those portions of the site having more than one viable tree of a DBH of six inches or greater per 1,500 square feet, where such trees existed within six years of construction and/or four years of subdivision application;

[Amended 12-10-2007 by Ord. No. 8-2007]

Meadow shall be used for all other areas, including areas of existing impervious surface, and off-site areas draining through the site.

[Amended 12-10-2007 by Ord. No. 8-2007]

In calculating runoff after land disturbance, all areas that are graded, modified, filled, used for vehicle access, or otherwise disturbed shall use the curve numbers set forth in the Stormwater Management Ordinance, § 178-4B(2)(b), since scientific studies have confirmed the long-term reduction in infiltration capabilities of compacted soils.

[Amended 12-10-2007 by Ord. No. 8-2007]

All plans and designs for stormwater management systems and facilities submitted to the Township Engineer for approval shall determine stormwater peak discharge and runoff by the use of the Soil Cover Complex Method as set forth in Urban Hydrology for Small Watersheds, Technical Release No. 55, with specific attention given to antecedent moisture conditions, flood routing, and peak discharge specifications included therein, and in Hydrology National Engineering Handbook, Section 4, both by the U.S. Department of Agriculture, Soil Conservation Service. The Township Engineer, however, may permit the use of the Rational Method for calculation of runoff on land developments of 20 acres or less and for the design of storm sewers. Other recognized methods (SWMM, SLAMM, etc.) may be approved at the discretion of the Township Engineer.

[Amended 12-10-2007 by Ord. No. 8-2007]

Lots shall be laid out and graded to provide for drainage away from buildings. Surface drainage shall generally be directed along lot lines.

[Amended 12-10-2007 by Ord. No. 8-2007]

The design storm for storm drains shall be the ten-year frequency storm. The design storm for culverts shall be the fifty-year storm, unless required otherwise by § 178-4C(6) of the Stormwater Management Ordinance. The design storms for detention or retention facilities shall be the two- , ten- , twenty-five- , fifty- , and one-hundred-year-frequency storms. Storm drainage facilities serving a drainage area larger than 1/2 square mile shall be constructed only after a permit has been obtained from the Pennsylvania Department of Environmental Protection. Storm drainage facilities shall be adequate for the anticipated watershed conditions when the area is fully developed. Runoff indices or factors shall be based on up-to-date published data as per Chester County Conservation District. Hydraulic calculations shall be based on accepted methods appropriate to the hydraulic situation. Where conveyance systems, such as swales, channels or ditches, are proposed on soil, grass, or sod, the applicant shall be required to demonstrate that these structures will not be subject to erosion when passing the fifty-year flow. The Township Engineer may require a higher design storm, as conditions require. All conveyance channels shall be designed with a minimum of one foot of freeboard above the design water surface elevation.

[Added 12-10-2007 by Ord. No. 8-2007]

Construction standards.

Materials and methods of construction for all storm drainage facilities shall conform to Pennsylvania Department of Transportation Specifications, Form 408, as latest revised.

Where required, storm sewers shall be placed out of street paving within the street right-of-way or within easements not less than 15 feet wide.

Storm drains shall have a minimum internal diameter of 15 inches and a minimum grade of 0.5% (1/2 of 1%) unless alternatives are specifically approved by the Township Engineer.

Changes in horizontal alignment shall be by straight sections connected by inlets or manholes, provided that, with approval of the Township Engineer, special curved drain sections may be used where circumstances so warrant.

Manholes shall be constructed at all changes in horizontal or vertical alignment; and shall be spaced not more than 300 feet apart on pipe of 24 inches internal diameter or less, and not more than 500 feet apart where larger sizes are installed.

Inlet spacing shall be so arranged that 95% of the gutter flow will be captured. Inlets at street intersections shall be placed on the tangent and not on the curved portions. The gutter adjacent to and immediately upgrade from the inlet shall be so warped as to direct water into the inlet.

Manhole and inlet castings, covers and frames shall conform to Pennsylvania Department of Transportation Specifications.

Bridges and culverts shall have ample waterway to carry expected flows, and conform to Pennsylvania Department of Environmental Protection and Department of Transportation Specifications. Culverts shall be provided with wing walls and be constructed for the full width of the right-of-way. Bridges shall be provided with a paved flow line and with apron and wing walls at each end.

[Amended 11-19-2003 by Ord. No. 3-2003]

§ 190-34 Grading and erosion control.

All earthmoving activities on the site shall be conducted in accordance with the conservation plan required to accompany preliminary and final plans, in accordance with § 190-24 hereof. The conservation plan will be reviewed to assess the suitability of the proposed erosion and sediment control measures. No building permits shall be issued, or plans approved, without submission to the Township of an NPDES construction stormwater permit, where applicable.

[Amended 12-10-2007 by Ord. No. 8-2007]

The developer is directed to use, in the preparation and implementation of erosion control measures, techniques and specifications approved by the Chester County Conservation District and those prescribed by the Regulations of the Pennsylvania Department of Environmental Protection, set forth at Title 25, Chapter 102. In case of a conflict between the standards and specifications of the stormwater management provisions of this chapter, Chester County Conservation District and DEP, the more stringent regulation, standards, or specifications shall apply.

[Amended 11-19-2003 by Ord. No. 3-2003]

Both during and after construction, clearing of vegetation, earth-moving or other surface disturbing activities, total waterborne sediment leaving the site, and/or entering a watercourse on the site, shall not exceed the amount of sediment which would have naturally left the site prior to surface-disturbing activities, assuming in the case of sites previously tilled that natural conditions are equivalent to meadow.

During construction, the dropping of mud on existing roads from construction vehicles leaving the site shall be minimized by covering the first 100 feet of construction entrances and exits with stone and other measures which may be necessary.

Periodic inspection of the site during construction shall be conducted by the Pocopson Township Supervisors or their representatives and any observed violations of this chapter shall be cause for immediate issuance of an order to cease construction activity until such conditions are corrected.

§ 190-35 Landscape design, installation and maintenance standards.

[Amended 11-19-2003 by Ord. No. 3-2003]

Applicability. Landscaping conforming to the provisions of this section shall be provided on any tract subject to subdivision or land development approval, or any lot or tract occupied by a use or activity subject to the provisions of § 250-97 of Chapter 250, Zoning, as follows:

General landscaping requirement. Any part or portion of any lot or tract, which is not occupied by buildings or structures or used for loading, parking spaces and aisles, sidewalks and designated storage areas, shall be landscaped according to an overall landscape plan, prepared and approved as provided in this section, or shall be left in its natural state (e.g., forest, meadow or hedgerow).

Perimeter buffer requirement. Except for residential lots not subject to subdivision or land development, the entire perimeter of any lot or tract shall be provided with a minimum twenty-foot-wide buffer planting strip as a separation between uses and to enhance the visual appearance of the tract. The perimeter buffer strip shall be designed, installed, and maintained in compliance with the requirements set forth hereinafter.

Required screening. Screening in accordance with the provisions set forth in Subsection C(6) shall be provided where imposed by the Zoning Hearing Board or otherwise required by the Township as a condition of any approval or permit and where found necessary as provided hereinafter. In consideration of any approval or permit, the Township may require screening or buffering to provide privacy for dwellings, separate incompatible land uses, shield incompatible structures from view, protect scenic views identified by the Township or the Pennsylvania Scenic Rivers Program, abate noise, or reduce light or glare.

Street trees. Street trees shall be provided on both sides of all streets as set forth in Subsection C(7).

Parking lot landscaping requirement. All parking lots or areas shall be landscaped in accordance with the provisions of Subsection C(8) below.

Landscape plan.

All required landscaping and screening shall be installed and maintained in accordance with a landscape plan that is prepared by a registered landscape architect and approved by the Township. The landscape plan shall depict all proposed plantings required to complement, screen or accentuate buildings, roads, parking areas, sidewalks, walkways, sitting areas, service or maintenance structures, courtyards, entry road treatments, and other site features or structures. Plant sizes, spacing, types, and use shall be in accordance with this section.

All required landscape plans shall be submitted when all other required applications and plans are submitted (e.g., sketch, preliminary, or final land development plan submission, conditional use approval application, change in use). These plans shall address the following objectives:

Respond appropriately to the functional and aesthetic characteristics of the tract or lot and the existing and proposed structures and other improvements.

Preserve to the maximum extent feasible existing topography, landscaping, and other natural features such as hedgerows and woodlands, and incorporate them into the design.

Provide effective screening for proposed uses or activities from adjoining properties and Township-designated scenic roads.

Enhance views and create visual interest for the users or residents of the proposed project.

Provide effective stormwater management while utilizing strategies that minimize soil erosion and sedimentation, and create opportunities for infiltration and groundwater recharge (e.g., bioretention, biofiltration).

Maximize the use of plants (particularly along roads, tract perimeters and common open spaces) which are native to Chester County or the Pennsylvania Piedmont; are tolerant of the conditions in which they are installed (e.g., salt-tolerant near roads); are appropriate to the ecosystems in which they are planted (e.g., hydrophytes in wet areas); are located and spaced to achieve required screening, compatible groupings and other effective purposes; and are not injurious to people, property, natural ecosystems, or pedestrian and vehicular circulation.

Submitted landscape plans shall include notes, diagrams, sketches or other depictions appropriate to demonstrate consideration and analysis of the following:

Consistency with the objectives stated in Subsection B(2), above, as well as the design standards of Subsection C below.

Analysis of existing site conditions, including topography and vegetation, and views to and from areas proposed for development.

Analysis of any screening needs related to the proposed development or use.

Landscape design standards.

All required landscaping shall be designed, installed and maintained in accordance with the standards herein.

Total plantings required. The minimum number of plantings required on any lot or tract shall be determined in accordance with Subsection D below. The total number of required plantings may be utilized anywhere on the subject site for purposes of compliance with general landscape standards as well as specific standards for screening, perimeter buffer, street trees, and parking area landscaping, as applicable. Additional plantings may be provided to further the purposes of this section. Regardless of the total number of plantings provided, required plantings utilized for street trees and parking lot landscaping and screening shall not be less than as specified in Subsection D(2) as applicable. Plantings provided in excess of minimum requirements need not comply with the dimensional standards herein. Existing trees and shrubs to be retained and protected may be credited toward the minimum planting standards on a one-for-one basis, subject to review and approval by the Township. Where existing trees have been identified for credit, the Township shall require the applicant to protect trees during construction, and commit to a tree replacement program for nonsurviving plants.

Mitigation of development impacts. Consistent with the terms of this section and the results of the screening analysis conducted in accordance with Subsection B(3)(c), applicant shall provide landscape improvements and screening as necessary to mitigate any adverse impacts the proposed project or action has on the subject property, adjoining properties, or the Township in general.

General landscape design.

Plantings and other landscape improvements shall be located and arranged to meet the specific design requirements set forth herein and in a manner that has an overall benefit to the landscape and responds to site-specific conditions, including the proximity of existing dwellings, compatibility with adjacent uses and existing landscapes, views into and across the subject site, and consideration of the privacy of neighboring residential properties.

Native plant species shall be used to the maximum extent practicable, consistent with the design objectives set forth herein, and particularly in roadside and perimeter buffer areas and major common open space areas.

Use of linear measurements for purposes of calculation is not intended to specify linear arrangement of plantings. Groupings of plantings are encouraged in lieu of linear arrangement, consistent with the provisions of this section.

In selecting the location and mix of required plantings, consideration shall be given to the natural landscape characteristics of the setting, the environmental conditions to be created following site disturbance, and the texture, coloration and compatibility of different plant species. It is strongly encouraged that improved landscapes be designed in such a manner as to be creative and attractive while maintaining the integrity of the natural landscape within which such work is proposed.

The locations, dimensions, and spacing of required plantings shall be adequate for their proper growth and maintenance, taking into account the sizes of such plantings at maturity and their present and future environmental requirements, such as moisture and sunlight. In selecting locations for shade trees, consideration also shall be given to aesthetic qualities of the site and to the protection of solar access.

Plantings shall be limited or carefully selected for locations where they might be disturbed or contribute to conditions hazardous to public safety. Examples of such locations include but shall not be limited to the edges of parking areas; public street rights-of-way; underground and aboveground utilities; and sight triangle areas required for unobstructed views at street intersections. No trees shall be planted closer than 15 feet from fire hydrants, street lights, or stop signs.

Perimeter buffer.

The Board of Supervisors may require that any portion of the minimum twenty-foot-wide perimeter buffer strip required under Subsection A(2) above be designed and planted to establish an effective visual screen of buildings, structures, uses or activities on any lot or tract, as further provided in Subsection C(6) below. Where effective screening is not required, the perimeter buffer need not be planted entirely with trees and shrubs, but is intended to blend into the surrounding landscape.

The Township may reduce or eliminate the perimeter buffer requirement where any tract abuts similar uses such that the Board of Supervisors agrees that buffering is not necessary or where the applicant can demonstrate to the satisfaction of the Board of Supervisors that existing vegetation, structural or topographic conditions will, on a year-round basis, buffer the subject development or use from view from adjacent tracts.

Except for post-and-rail or board fences less than four feet in height and stone landscape walls, no fences or walls shall be located within any required perimeter buffer along any public street or road. Fences and walls provided for security or access control purposes, and constructed of chain link or any solid material or exceeding four feet in height, may be located behind the perimeter buffer and shall be screened from view in accordance with the provisions of this section.

The perimeter buffer strip may include or coincide with areas where screening is otherwise required and may be included in restricted private open space, common or public open space, or a combination thereof. Where approved by the Board of Supervisors, the perimeter buffer strip or portion thereof may be included within private lot area and may be utilized to meet any required yard setback

Screening.

Where a need for visual screening has been identified, an effective visual screen shall be provided, subject to review and approval by the Township. Screening shall be accomplished by a combination of plantings, berming or fencing as may be required to achieve the desired screening effect (i.e., an opaque barrier or filtered view) and permitted by Township ordinances. Screening shall occur on those portions of the site where, as determined by analysis and approved by the Township, it will be most effective (e.g., a screen may be required near the property or right-of-way line, immediately adjacent to the item to be screened, or somewhere in between depending on the circumstances of the site and the objects to be screened).

Vegetative screening shall include a variety of native deciduous and evergreen species so as to provide a year-round visual screen except where an opaque barrier is required to obscure an offensive use. In the latter case, berms, evergreens, or fences, as appropriate, shall be installed. In keeping with the landscape of Pocopson Township, deciduous species shall be utilized to the greatest extent possible on the side of the screen facing the property's exterior or the street.

All plants shall be installed at intervals sufficient to create an effective visual screen, while allowing the plants to thrive (i.e., plant spacing depends on species used). Evergreen plantings shall be at least seven feet to eight feet in height and planted at intervals appropriate to the desired level of screening. Where the Township agrees that an eventual screen (in three years to five years) is acceptable in lieu of an immediate screen (to buffer future development, for example), evergreen plantings shall be at least four feet to five feet in height, substituted at a ratio of two to one and planted at intervals of 10 feet on center. To the greatest extent possible, plants will be situated in locations and under conditions substantially similar to those in which they naturally occur (e.g., hydrophytes in wetter situations, drought-tolerant plants on ridge tops, etc.).

Screening shall incorporate earthen mounds or berms where appropriate to provide sound as well as visual buffering. Where earthen berms are used, they shall be designed to be low-profile, and supplemented with plantings so that an effective visual screen of at least eight feet in height measured from the crown of the adjoining public street is created, particularly where used to screen outdoor storage, truck or heavy equipment parking, storage and loading areas or trash dumpsters from public view. If berms are used as a landscape or screening feature, plantings are to be installed on both sides of the berm, not solely at the ridgeline or top of the berm, and shall be subject to the review and approval by the Township. Side slopes shall not exceed a 3:1 ratio, and berms shall be designed to blend with adjoining property topographic conditions or similarly landscaped buffer rather than end abruptly at the property line.

Other than street trees, no trees shall be placed with their centers less than five feet from any property line, and no shrubs with their centers less than three feet from any property line.

Screening shall be designed so as not to obstruct sight distances at intersections.

(g)

Vegetative screening shall be continuously maintained for the duration of operation of the use for which screening is required. During such period, any plant material which does not survive shall be replaced prior to the start of the next growing season.

Street trees.

Any subdivision or land development shall provide street trees along the entire length of any existing or proposed public street that forms a property boundary and on both sides if the land is part of the subdivision and land development application. Street trees of varying species shall not be planted so close to the cartway edge that they become a maintenance problem, but close enough to the cartway edge to provide shade. The arrangements and locations of all street trees should be shown on the landscape plan and are subject to review and approval by the Township. The specific arrangements and locations of street tree plantings shall respond to specific site conditions and development design objectives, consistent with the criteria set forth herein.

Selected street trees shall be hardy, indigenous species with minimal maintenance requirements, and shall be selected such that, at maturity, they shall provide adequate summer shade along the public road. Selected street tree species shall be of the nongrafted type. A Suggested Plant List is included in Subsection H; a more extensive list can be made available by the Township.

The spacing between street trees shall be no greater than 50 feet.

At the time of planting, street trees shall be at least 10 feet to 14 feet in height and three inches to 3 1/2 inches caliper in size.

Parking lot landscaping and screening. All off-street parking areas, except those intended solely for use by individual single-family residences, shall be landscaped with trees and shrubs of varying species, in accordance with the following:

Off-street parking areas shall be landscaped to reduce wind and air turbulence, heat and noise, and the glare of automobile lights; to reduce the level of carbon dioxide; to provide shade; to ameliorate stormwater drainage problems; to replenish the groundwater table using bioretention islands; to provide for a more attractive setting; to protect the character and stability of residential, business, institutional, and industrial areas; and to conserve the value of land and buildings on surrounding properties and neighborhoods.

Parking lot screening. Any parking for five or more vehicles on a lot which abuts a residential district or a lot for residential purposes, whether single-family or multifamily, shall be screened from the adjacent property by an effective visual screen the entire length of said parking lot, in accordance with the requirements of this section and Subsection C(6), Screening. The minimum number of plantings utilized for parking lot screening shall be as specified in Subsection D(2), Item 3.

Parking lot landscaping. The interior of parking areas or lots containing less than 10 parking spaces shall have at least two shade trees. For every additional 10 parking spaces, one additional shade tree shall be provided. All such shade trees shall meet the standards provided for street trees in Subsection C(7) above. Additional parking lot landscaping may be required to enhance the overall appearance and function of the parking lot.

Planting areas shall be placed so as to facilitate snow removal and to provide for safe movement of traffic without interference of proper surface water drainage. Planting areas shall be bordered appropriately to prevent erosion or damage from automobiles. Bollards may be used to protect trees from vehicular movement.

Planting areas utilized for stormwater management/bioretention can count toward parking lot landscaping minimum requirements. Such planting area design and maintenance shall be clearly described in the applicant's stormwater management plan submitted as part of a subdivision or land development application.

The landscaping and planting areas shall be reasonably dispersed throughout the parking lot, except where there are more than 20 spaces in which the following shall apply:

Landscaped areas at least 20 feet wide shall be provided around the periphery of parking areas. Such areas shall, at a minimum, extend the full length and width of the parking areas, except for necessary access ways, to prevent the encroachment of moving vehicles into parking areas.

Landscaped islands at least 20 feet wide shall be provided between each set of two parking bays, except as otherwise approved by the Township Board of Supervisors.

Landscaped islands shall be provided at the end of each parking bay where such parking bay abuts or opens onto any street or accessway. Such landscaped islands shall be at least 15 feet in width and shall extend parallel to the parking spaces in each abutting parking area the length of one parking space. No more than 20 parking spaces shall occur between islands. Parking bays providing more than 20 spaces in a single bay shall be broken by a similar landscape island.

[4]

Two feet of each parking stall adjacent to planting strips required in Subsection C(8)(f)[1] and [2] above shall be of a permeable surface (e.g., concrete paver blocks filled with stone) to allow water to percolate into the ground.

(g)

Parking lots which do not conform to the criteria listed above shall be planted with the same ratio of trees to parking spaces as conventional parking lots but these may be planted in more varied configurations.

(h)

All parking lots shall be designed to provide for safe, reasonable pedestrian access. Parking lots with more than 50 spaces shall include paved pedestrian walkways. Pedestrian walkways may be located along or through landscaped islands or other landscaped areas adjacent to the parking lot.

Minimum planting standards.

All required landscaping shall meet the minimum planting standards, criteria for selection of plant material, and design standards of this section. The total number of plantings required shall be no less than the total calculated from all subsections in the following tables, as applicable. The total number of required plantings for general landscaping, perimeter buffering and screening may be dispersed throughout the tract to meet the objectives of this section. Plantings required as street trees and for parking lot landscaping and screening shall not be less than the numbers set forth in the charts below. Additional plantings may be provided.

All nonresidential developments shall install plantings to meet the requirements of the table below:

Improvement/Conditions			Trees	Shrubs
1.	General landscaping, perimeter buffering and screening		(Mixed deciduous and evergreen trees and shrubs depending upon effective screening needs)
	a.	Per 1,000 square feet gross floor area, ground floor only (building "footprint")	3	8
	b.	Per 100 linear feet of new and existing public or private road frontage, measured on both sides where applicable	3	5
	c.	Per 100 linear feet of existing tract boundary, where not coincident with existing or proposed road frontage	3	8
2.		Parking lot landscaping per 10 parking spaces (min. of two shade trees for the first 10 parking spaces)	1 (deciduous trees only)	Not specified
3.	Parking lot screening per 2,000		2	4
	square feet off-street parking or loading area, excluding driveways less than 18 feet wide. (Note: This item is additional to any other required perimeter screening.)		(Mixed deciduous and evergreen trees and shrubs depending upon effective screening needs)
4.	Street trees per 100 linear feet of new and existing public or private road frontage, measured on both sides where applicable		2 (deciduous trees only)	0

All residential development shall install plantings to meet the requirements of the table below:

Improvement/Conditions			Trees	Shrubs
1.	General landscaping, perimeter buffering and screening		(Mixed deciduous and evergreen trees and shrubs depending upon effective screening needs)
	a.	Per 1,000 square feet gross floor area, ground floor only (building "footprint")	3	4
	b.	Per 100 linear feet of new and existing public or private road frontage, measured on both sides where applicable	3	0
	c.	Per 100 linear feet of existing tract boundary, where not coincident with existing or proposed road frontage	3	4
	d.	Per 2,000 square feet off-street parking or loading area, excluding driveways less than 18 feet wide; parking lots with more than five parking spaces also shall meet the requirements of Subsection D(2), Item 2	2	4
2.	Street trees per 100 linear feet of new and existing public or private road frontage, measured on both sides where applicable		2 (deciduous trees only)	0

Where applicant can demonstrate to the satisfaction of the Township that existing vegetation, structural or topographic conditions located within 100 feet of existing tract boundaries will conceal, on a year-round basis, the proposed development or activity from view from such tract boundary (including road frontage), the linear footage of such tract boundary may be excluded from the calculation of required landscape plantings as provided in Subsections D(2), Item 1, and D(3), Item 1, above, but shall not reduce any requirement for street trees or parking lot landscaping or screening.

Where calculation of the minimum number of plantings required as above results in fractions of plants required, the minimum number of plants required shall be rounded up to the nearest whole number.

Except as specifically provided above, plantings used to comply with the minimum number of plantings required shall be:

Deciduous trees: 2 1/2 inches to three inches in caliper, minimum.

Evergreen trees: seven feet to eight feet in height, minimum

Shrubs: 24 inches to 30 inches in height, minimum.

Plantings and their measurement shall conform to the standards of the publications "American or U.S.A. Standard for Nursery Stock," American National Standards Institute (ANSI) or U.S.A.S. Z60.1 of the American Association of Nurserymen, as amended. All plant material used on the site shall have been grown within the same U.S. Department of Agriculture (USDA) hardiness zone as the site, shall be free of disease, and shall be nursery grown, unless it is determined by the Township that the transplanting of trees partially fulfills the requirements of this section. At the discretion of the Township, plantings required as above may be waived or reduced if applicant can demonstrate to the satisfaction of the Township that retaining existing plant material or other means of landscaping substantially achieves the objectives of this section. The applicant shall note, on all appropriate submittals, the location, type, extent, and condition of the existing plant materials or other means of landscaping that would be the basis for the proposed waiver or reduction. Should the Township issue a waiver or reduction, the approved, existing plant materials or other means of landscaping shall be protected during construction from impacts such as, but not limited to, root compaction, debarking, and soil stripping. The Township shall conduct a postconstruction inspection, and reserves the right to require additional plantings if the existing plant material or other means of landscaping are damaged or did not survive construction.

Criteria for selection of plant material.

Species selected by the applicant shall reflect careful evaluation of the required site analysis plan and in particular the following considerations:

Existing and proposed site conditions and their suitability for the plant materials, based upon the site's geology, hydrology, soils, and microclimate.

Specific functional and design objectives of the plantings, which may include but not necessarily be limited to provision for landscape buffer, visual screening, noise abatement, energy conservation, wildlife habitats, and aesthetic values.

Maintenance considerations such as hardiness, resistance to insects and disease, longevity, availability, and drought and salt resistance.

Use of native plants, because of their many benefits (such as ease of maintenance, longevity, wildlife habitat, etc.), is generally required to meet the requirements of this section. A Suggested Plant List is included in Subsection H; a more extensive list can be made available by the Township.

Species for shade trees, including street trees, shall be selected with particular emphasis on hardiness, growing habit for pedestrian and vehicle passage, minimal need for maintenance, and compatibility with other features of the site and surrounding environs.

For the purposes of promoting disease protection, minimum maintenance, diverse natural plant associations, and long-term stability of plantings, the applicant is encouraged to choose those combinations of species which may be expected to be found together under more-or-less natural conditions on sites comparable to those where the trees and shrubs are to be planted.

Conservation of existing vegetation and natural features. All landscape plans shall be designed to conserve woodlands, hedgerows, watercourses, specimen trees, and riparian buffer areas, and to minimize woodland disturbance. Applicants shall make all reasonable efforts to harmonize their plans with the conservation of existing vegetation and natural features. Care shall be exercised to protect remaining vegetation from damage during construction.

Site maintenance and guarantee.

All landscape improvements, to be provided in accordance with this section, shall be installed and maintained by accepted practices as recognized by the American Association of Nurserymen. Planting and maintenance of vegetation shall include, as appropriate, but not necessarily be limited to, provisions for surface mulch, guy-wires and stakes, irrigation, fertilization, insect and disease control, pruning, mulching, weeding, and watering.

Applicant shall provide arrangements acceptable to the Township to ensure that all landscaping incorporated into the landscape plan and proposed in accordance with this chapter shall be maintained in a healthy and sound condition, or will be replaced by equivalent plant material and improvements, for 18 months after dedication of improvements. Prior to Township acceptance of the site improvements, representatives of the Township shall perform an inspection of the finished site for compliance with approved landscape plan(s).

Installation of landscape improvements shall be guaranteed along with all other site improvements in accordance with applicable provisions of this chapter. The costs of landscape material and installation shall be considered in determining the amount of any performance guarantee required. At the Township's discretion, the applicant may be required to escrow sufficient additional funds for the maintenance or replacement of the proposed or existing vegetation in accordance with Subsection G(2) above. In addition, an escrow may be required for the removal and replacement of specimen vegetation damaged during construction. These escrows shall be in addition to any financial security posted for dedication of other required improvements. At its sole discretion, the Township may remedy failure to complete installation or to maintain required landscape improvements in accordance with the provisions of this chapter.

Suggested plant list (not an exclusive list). Selected examples of species appropriate for use where screening is required are indicated with an asterisk (*). Selected examples of appropriate street trees are noted by "ST." A more extensive list of appropriate species can be made available by the Township.

	Common Name	Botanical Name
	Evergreen Trees
	Eastern red cedar*	Juniperus virginiana
	Canadian Hemlock	Tsuga canadensis
	Red (Eastern or Yellow) spruce*	Picea rubens
	Norway spruce*	Picea abies
	Eastern White Pine*	Pinus strobus

	Common Name	Botanical Name
	Shade Trees
	Red maple, ST	Acer rubrum
	Sugar maple, ST	Acer saccharum
	White ash, ST	Fraxinus americana
	Green ash, ST	Fraxinus pennsylvanica
	Sycamore	Platanus occidentalis
	White oak, ST	Quercus alba
	Northern red oak, ST	Quercus rubra
	Tulip poplar	Liriodendron tulipifera
	Scarlet oak, ST	Quercus coccinea
	Pin oak, ST	Quercus palustris
	Shagbark hickory	Carya ovata
	American basswood	Tilia americana
	American beech	Fagus grandifolia
	London plane tree	Platanus acerifolia

	Common Name	Botanical Name
	Small Trees and Shrubs
	Rhododendron	Rhododendron sp.
	Black cherry	Prunus serotina
	Shadbush/Serviceberry*	Amelanchier canadensis
	Redbud	Cercis canadensis
	Flowering dogwood*	Cornus florida white
	Winterberry	Ilex verticulata
	Washington hawthorn*	Crataegus phaemopyrum
	Highbush blueberry	Vaccinium corybosum
	Sourwood	Oxydendrum arboreum
	Ironwood	Ostrya virginiana
	Arrowwood	Viburnum dentatum
	Black Haw	Viburnum prunifolium

§ 190-36 Sanitary sewage disposal.

[Amended 5-9-2011 by Ord. No. 1-2011]

All sanitary sewage disposal shall comply with the Pocopson Township Sewage Facilities Plan. All individual and community sanitary sewage disposal systems shall, in addition to the requirements of this section, comply with the regulations contained in Chapter 170.

Community sewage system.

Where a subdivision or land development is serviced by a central sanitary sewage collection and treatment system, it shall be of a type providing for land disposal of effluent (including spray irrigation methods, marsh-pond treatment and/or subsurface disposal methods) which complies with all requirements of the Pennsylvania Department of Environmental Protection or the Chester County Health Department.

[Amended 11-19-2003 by Ord. No. 3-2003]

The system shall be offered for dedication to the Township or shall be regulated by the Pennsylvania Public Utilities Commission and satisfactory provisions for maintenance submitted. Any system to offered for dedication to the Township shall meet all design and construction standards contained in the Appendix of this chapter.[1] The Township shall have the right but not the obligation to accept any system so offered.

Editor's Note: Appendix Sheets 1 through 17 are included at the end of this chapter. See Art. IX, Appendices, below.

Individual sanitary sewage disposal.

Individual on-lot sewage facilities shall be installed by the applicant or builder under the direct supervision of the Chester County Health Department or Sewage Enforcement Officer for Act 537.

Such officials shall require percolation tests, soil samples and other data to determine the size and extend of facilities needed. Copies of all percolation tests shall be submitted to the Township. During installation of such facilities, and before final coverage, such officials shall make inspections and checks to assure that all requirements and specifications have been met. They shall be granted free access to the development area at all times during this period.

After assuring that all requirements and specifications have been met, the appropriate officials will then issue a certificate of approval to the Township Secretary as a requirement to final plan approval.

The type of on-site sewage disposal system to be installed shall be determined on the basis of location, topography, available area, soil characteristics, permeability and groundwater elevation. The disposal area to be provided shall be determined by the results of percolation tests, soil classification and depth of water table and such other tests as may be deemed necessary. Proof of the adequacy of such facilities shall be furnished by a licensed sanitarian. The reports of such tests shall be required at each disposal area.

All percolation tests shall conform to the standards of the Commonwealth of Pennsylvania.

The "usable area" for sewage disposal shall be shown on the final plan for each lot. The "usable area" shall be situated beyond the radius of the water supply well and shall conform to all rules and regulations of the Pennsylvania Department of Environmental Protection and the Chester County Department of Health.

[Amended 11-19-2003 by Ord. No. 3-2003]

Minimum horizontal isolation distances between on-lot septic system components and various site features shall meet the requirements of Chapter 73, Section 73.13, of the PADEP regulations, as may be amended.