A.
The following principles and requirements shall be applied by the Board in evaluating plans for proposed subdivision and land development. In addition, the standards set forth in Chapter 170, Zoning, for the particular district in which the subdivision or land development is taking place shall govern the layout of lots and/or design of buildings, parking lots, and other facilities.
B.
The standards and requirements outlined herein shall
be considered minimum standards and requirements for the promotion
of public health, safety, and general welfare.
A.
Land shall be suited to the purposed for which it
is to be subdivided or developed. Proposed land developments shall
be coordinated with existing nearby neighborhoods so that the community
as a whole may develop harmoniously.
B.
No land shall be developed for residential purposes
unless all hazards to life, health, or property from flood, fire,
and disease shall have been eliminated or unless the plans for the
development shall provide adequate safeguard against such hazards.
C.
No plan of subdivision or land development shall be
approved which would result in lots or land use, or which would in
any other way be, inconsistent with the Township zoning ordinance
then in effect for the zoning district in which the land to be developed
or subdivided is located.
A.
The length, width, and shape of blocks shall be determined
with due regard to:
(1)
Provision of adequate sites for buildings of the type
proposed.
(2)
Topography.
(3)
Requirements for safe and convenient normal and emergency
vehicular and pedestrian circulation.
(4)
Thoughtful and innovative design to create an attractive
community and opportunities for the utilization of solar energy.
B.
There shall be no minimum or maximum requirements
for length of blocks, except that the length(s) proposed shall not
result in inappropriate traffic patterns, unnecessary disturbance
to topography or other natural constraints, or any other conditions
deemed unsatisfactory and/or unsafe by the Board. In design of blocks
longer than 1,000 feet, special consideration should be given to access
for fire protection, whether by an easement for emergency access or
by other acceptable means.
C.
Residential blocks shall be of sufficient depth to
accommodate two tiers of lots, except where reverse frontage lots
are used.
A.
Lot dimensions and areas and minimum front yard setbacks shall not be less than as required by Chapter 170, Zoning, as it may be amended from time to time.
B.
Except as provided in § 130-32F, below, all lots shall have frontage on and direct access to a street, existing or proposed. Each lot shall have, in addition to the required minimum width at the front lot line, sufficient free and complete access to an existing street cartway or right-of-way to avoid the need to cross any portion of another lot to reach such street.
C.
In general, side lot lines shall be substantially
at right angles or radial to street lines. The Township shall encourage
flexibility in lot layout so that the siting of buildings takes maximum
advantage of solar energy, e.g., the orientation of buildings with
their long axis generally in an east-west direction.
D.
All 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 a local street. 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 170, 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, site configuration, etc. Where the subdivision application is for only a portion of a larger tract, the Board shall review the proposed lot layout and design, access points, and street system in relation to the conceptual design of the entire tract as required by § 130-27B(2)(n), above.
E.
House numbers and street names shall be assigned to
each lot by the Township in accordance with established Township methods.
F.
Interior lots.
[Amended 11-10-2009 by Ord. No. 07-2009]
(1)
Subsequent to the date of enactment of this subsection,
no new interior lot, as defined by this chapter, shall be created
in the Township.
(2)
Any interior lot existing on the date of enactment of this subsection that does not have frontage on and direct access to a public street, as required by Subsection B above, may be used in accordance with the provisions of the zoning district in which it is located, subject to the following:
(a)
Access to a public street from an existing interior lot shall be
provided by one of the following methods:
[1]
An access strip connecting the interior lot to a public street, such
access strip to be either owned in fee and attached to and made part
of the interior lot or established by an easement crossing the intervening
lot. Such access strip shall have a minimum width of 20 feet. The
terms of any access easement, including in particular those addressing
design, construction, assurance of access, and maintenance, shall
be subject to approval of the Township Solicitor. Where the access
strip represents a second point of access to the public street from
or across the frontage lot, there shall be a minimum distance of 60
feet between the two access points, measured from the center line
of each driveway.
[2]
Creation of a common driveway, or extension of an existing driveway
serving the frontage lot, to provide access to the interior lot. The
creation of or improvements to such a driveway shall comply with the
requirements of the Londonderry Township Driveway Ordinance.[1] The terms of agreement between the lot owners addressing
design, construction, assurance of access, and maintenance of the
common driveway shall be subject to approval of the Township Solicitor.
(b)
No further subdivision of an existing interior lot shall be permitted
without the creation of access to a public street by means of a public
or private street.
G.
For any lot (except an interior lot) proposed to front on the curved portion of a street, including a cul-de-sac street, the required minimum lot width at the building setback line, as specified in Chapter 170, Zoning, must be achievable at that point regardless of the existence of sufficient lot width at a point or points deeper on the lot.
A.
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
shall be classified according to their function.
B.
Proposed streets shall further conform to such Township
and state road and highway plans as have been prepared, adopted, and
filed as prescribed by law.
C.
Thoughtful and imaginative design of streets and their
relationship to the arrangement and shape of lots is required. Streets
shall be logically related to the topography so as to produce usable
lots, curvilinear design, reasonable grades, proper alignment and
drainage; to provide for adequate vision; and to enhance opportunities
for the utilization of solar energy.
D.
Insofar as possible, streets on which structures are
proposed to front shall be oriented in a general east-west direction,
so as to provide the maximum number of structures with southern exposure
and to provide the opportunity for solar utilization. Street layout
should maximize south facing slope.
E.
Collector and local streets shall be laid out so as
to discourage through traffic, but provisions for street connections
into and from adjacent areas may be required by the Board.
F.
If lots resulting from original subdivision are large
enough to permit resubdivision, or if a portion of the tract is not
subdivided, adequate street rights-of-way to permit further subdivision
shall be provided as necessary, to be no less than the rights-of-way
then required for collector or local streets.
G.
Where a subdivision or land development abuts or contains
an existing or proposed collector or arterial street, the Board may
require dedication of additional right-of-way to provide the minimum
right-of-way specified hereinafter, as well as marginal access streets,
rear service alleys, reverse frontage lots, or such other treatment
as will provide protection for abutting properties, reduction in the
number of intersections with the major street, and separation of local
and through traffic. Where warranted because of additional traffic,
drainage, or comparable problems/conditions, the Board may require
that both sides of said major street be improved as a responsibility
of the applicant himself, or by means of sufficient funds escrowed
for use by the Township to execute such improvement.
H.
New half or partial streets shall not be permitted
except where essential to reasonable development of a tract in conformance
with the other requirements and standards of this chapter and where,
in addition, dedication of the remaining part of the street has been
secured.
I.
Wherever a tract to be developed borders an existing
half or partial street, the other part of the street shall be plotted
within such tract. Where new half or partial streets are proposed,
the acceptance of final plans shall be conditioned upon the provision
of guarantees assuring the construction or completion of such streets
to Township standards.
J.
Dead-end streets shall be prohibited, except when
designed as cul-de-sac streets.
K.
Continuations of existing streets shall be known by the same name, but names for other streets shall not duplicate or closely resemble names for existing streets in the region. Where streets continue into adjoining municipalities, evidence of compatibility of design, particularly with regard to street widths, shall be submitted. The applicant shall coordinate such designs with both municipalities to avoid abrupt changes in cartway width or in improvements provided. New streets shall be laid out to continue existing streets at equal or greater width, as regards both cartway and right-of-way, where such continuations are reasonable and practical. Minimum widths shall be as established in § 130-35, below.
A.
Single-access (including cul-de-sac) streets permanently
designed as such shall serve no more than 24 dwelling units. No single-access
street shall be less than 250 feet in length.
B.
Cul-de-sac streets shall be designed generally as
permanent single-access streets with no provision for further extension.
Where the Board finds the opportunity for future extension to be desirable,
however, a fifty-foot right-of-way width shall be provided to the
tract boundary line to permit future extension at full width.
C.
The Township may require the center portion of the
closed end of a cul-de-sac street to be landscaped and not covered
with impervious surface. In such cases, the minimum diameter of the
entire closed end shall be 100 feet to the outer pavement edge and
120 feet to the right-of-way line; the minimum diameter of the landscaped
center portion shall be 30 feet. Plant materials to be used within
the landscaped area shall be such that they require minimal maintenance,
and shall be subject to approval by the Township. Responsibility for
maintenance of the landscaped areas shall be that of the homeowners'
association, unless an alternative acceptable to the Township is agreed
upon. Maintenance terms shall be reviewed and approved by the Township
as part of the overall subdivision approval process.
D.
Where landscaping of the center portion of the closed end is not to be provided under the terms of § 130-34C, above, cul-de-sac streets shall be provided at the closed end with a paved turnaround having a minimum diameter to the outer pavement edge of 80 feet and a minimum diameter of 100 feet to the right-of-way line.
E.
The turnaround portion of a cul-de-sac street shall
have a maximum slope of 5% across the diameter in any direction.
F.
Cul-de-sac streets with center-line slopes less than
2% which are level or nearly so across the diameter perpendicular
to the center line must be graded so that there is a minimum 2% fall
in all drainage swales around the cul-de-sac.
All engineers designing streets pursuant to this section and the following §§ 130-36 to 130-41 shall refer to "Guidelines for Design of Local Roads and Streets," Publication 70, and to "Highway Design Manual, Part 2" of Penn DOT, for standards pertaining to the road classification and design speed under consideration.
A.
The minimum right-of-way and cartway widths for all
new streets in the Township, or sections of street undergoing improvement
or abutting tracts proposed for development, shall be as follows:
|
Type of Street
|
Right-of-Way
(feet)
|
Cartway
(feet)
| |
|---|---|---|---|
|
Arterial
|
110
|
PennDOT standard
| |
|
Collector
|
60
|
38 (where center lane for left turns is included)
| |
|
26 (without center lane)
| |||
|
Local
|
50
|
20
| |
|
Private
|
50
|
18
|
B.
Minimum cartway widths, as established herein for
most residential streets, are not designed to accommodate on-street
parking. Additional right-of-way and cartway widths may be required
by the Board for the following purposes:
(1)
To promote public safety and convenience.
(2)
To provide parking space in commercial districts and
in areas of high-density residential development.
(3)
To accommodate special topographic circumstances which
may result in cut/fill slopes extending beyond the standard right-of-way
width. These should be included within the right-of-way in all circumstances
to assure accessibility for maintenance operations.
C.
Rights-of-way of lesser width than prescribed in this
section shall not be permitted.
D.
Subdivisions abutting existing streets shall provide,
for dedication, the minimum right-of-way widths for those streets
in accordance with the provisions of this section.
A.
All deflection of street lines shall be connected
by use of horizontal curves.
C.
A tangent shall be required between curves; however,
a long radius curve shall be preferred in all cases to a series of
curves and tangents. Tangents of 100 feet shall be required between
reverse curves.
D.
Superelevation (commonly known as "banking a curve")
shall be required when curve radii are less than 600 feet on arterial
or collector streets.
A.
Center-line grades shall be not less than 1%.
B.
Center-line grades shall not exceed 7%, except that
a maximum grade of 10% on local streets may be permitted for short
lengths where natural contours provide conditions for minimal grading
at the steeper grade.
C.
Vertical curves shall be used at changes of grade
exceeding 1% and shall be designed in relation to the extent of the
grade change (at a rate no more abrupt than one-percent change in
grade per 25 feet along the center line) provided that the following
minimum design speeds are maintained:
D.
Vertical curves shall not produce excessive flatness
in grade. There shall be no dips, cross gutter bumps, or humps in
the paving.
E.
Under no conditions will maximum grades be permitted
with minimum curve radii.
F.
Where the grade of any street at the approach to an
intersection exceeds 4%, a leveling area shall be provided having
not greater than four-percent grades for a distance of 50 feet measured
from the nearest right-of-way line in the intersecting street.
A.
Right-angle intersections shall be used whenever practicable,
especially when local residential streets empty into collector or
arterial streets. There shall be no intersection angle of less than
75°, measured at the center line.
B.
No more than two streets shall cross at the same point.
C.
To the fullest extent possible, intersections with
arterial streets shall be located not less than 1,000 feet apart,
measured from center line to center line. Exceptions shall be those
cases deemed by the Board to require close spacing without endangering
the public's safety.
D.
Streets entering from opposite sides of another street
shall either be directly across from each other or offset by at least
200 feet on local and collector and 400 feet on arterial streets,
measured from center line to center line.
E.
Minimum paving radius of 30 feet shall be provided
at all intersections. The Board may increase the required radii where
it considers such design advisable at intersections involving arterial
streets.
F.
All necessary street name signs and traffic control
signs shall be the responsibility of the applicant to provide and
erect. The street signs shall be of the type existing in the neighborhood
and shall be subject to approval by the Board. Street signs shall
be erected before the Township accepts dedication of the street, and
before the issuance of any certificates of occupancy on that street.
G.
Clear sight triangles shall be provided at all street
intersections. Within such triangles, no vision-obstructing object
shall be permitted which obscures vision above the height of 30 inches
and below 10 feet, measured from the center-line grade of intersecting
streets. Each side of the sight triangle shall be a minimum of 75
feet, measured from the point of intersection along each road center
line.
H.
Intersections shall be controlled by stop signs, except
that one through street may be designated for each intersection, or
by traffic signals.
I.
In designing street intersections, the following sight
distance dimensions shall be used:
|
Posted Speed of Intersected Street
(mph)
|
Sight Distance*
(feet)
| |
|---|---|---|
|
Stop condition (all streets)
|
75
| |
|
25
|
175
| |
|
35
|
300
| |
|
45
|
450
| |
|
55
|
600
|
|
NOTE:
| |
|---|---|
|
*Measured from a point set back 15 feet from
the intersected pavement edge on the street controlled by a stop sign
or signal.
|
J.
Greater sight triangle dimensions imposed by PennDOT
for intersections with the state highway system shall supersede the
above.
A.
Acceleration, deceleration, and/or turning lanes may
be required by the Township along existing and proposed streets whenever
the Board feels such lanes are required to meet reasonable safety
needs.
B.
Deceleration lanes shall be designed to the following
standards:
(1)
The lane shall have a minimum width of 12 feet or,
in the case of intersections with state highways, as such width is
required by the applicable regulations and standards of PennDOT.
(2)
The lane shall provide the full required lane width
for the entire length which shall be measured from the center line
of the intersecting road. In addition, there shall be a seventy-five-foot
taper provided at the beginning of the lane so that traffic can leave
the main traveled lane smoothly.
(3)
The minimum lane length shall be as follows:
|
Design Speed of Road
(mph)
|
Minimum Deceleration Lane Length
(feet)
| |
|---|---|---|
|
30
|
165
| |
|
40
|
275
| |
|
50
|
300
|
C.
The design of acceleration lanes shall be as per the
recommendation of the Township Engineer. At all intersections with
arterial and collector streets, paved tapers with a minimum length
of 50 feet or a minimum intersection radius of 50 feet shall be provided
for right-hand turns.
The applicant for any residential subdivision
or land development proposed to contain 50 or more dwelling units,
or for any nonresidential land development, shall prepare and submit
a traffic impact study. The study shall include, but not necessarily
be limited to:
A.
An analysis of expected traffic generation to, from,
and upon surrounding roads within a radius of 1/2 mile from the proposed
development site, particularly showing a.m. and p.m. peak hours of
existing traffic flow during a normal business day, in comparison
with that which is anticipated after the proposed development is completed
and, if applicable, upon the completion of each stage. Existing traffic
flows shall be based on actual counts; if these are not available,
then an alternative source must be fully cited and deemed acceptable
by the Township.
B.
An analysis of the potential impacts upon future traffic
flows resulting from proposed points of access to the existing road
network from the tract, including documentation of alternative points
of access that were considered and reasons why the proposed points
of access are deemed by the applicant to be preferable in relation
to traffic safety, efficiency of movement, minimization of curb cuts,
compatibility with adjacent land uses, etc.
A.
All materials entering into the construction of streets
and the methods of construction and drainage shall be in accordance
with the applicable requirements of the PennDOT Specifications, Publication
408, or the latest revision thereof.
B.
Subgrade.
(1)
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.
(2)
All unsuitable subgrade materials shall be removed
or stabilized.
(3)
Encroachment into wet or swampy areas shall be minimized;
where unavoidable, such areas shall be permanently drained and stabilized.
(4)
Fill material shall be suitable and thoroughly compacted
for its full width in uniform layers of not more than six-inch thickness.
(5)
The subgrade shall be thoroughly compacted by rolling
with a minimum ten-ton roller and/or a sheeps foot roller for each
six-inch layer over the entire width of the embankment being placed.
(6)
Backfill for trenches (shoulder to shoulder) shall
be PennDOT 2A stone.
(7)
Subbase where required or as directed by the Township
Engineer shall be PennDOT 2A stone with a six-inch minimum depth together
with pavement base drains. Subbase shall be used at all times with
bituminous concrete and bituminous aggregate base courses.
C.
D.
Pavement cross slope. The completed road surface shall
have a uniform slope of one-fourth-inch per foot from edge to center
line, except that on superelevated curves, this slope shall not be
less than one-fourth-inch per foot and shall extend up from the inside
edge to the outside edge of the paving.
E.
Grading and shoulders. Roadways shall be graded for
not less than eight feet beyond the edge of the proposed paving on
each side. This grading width shall be increased as necessary where
sidewalks, guide rails, shoulder swales, and/or planting strips are
to be provided. Shoulders shall be graded with a slope of three-fourths-inch
per foot. Beyond the limits of this grading, banks shall be sloped
to prevent erosion but this slope shall not exceed two horizontal
to one vertical, with tops of slope in cuts rounded.
Private streets may be permitted by the Board
under the following circumstances:
A.
There is a recorded agreement between the applicant
and the Township, and a notation in the deed to each lot abutting
such street [as stipulated in § 130-18E(4), above], specifying
that said streets will not be offered for dedication and will not
be accepted by the Township unless constructed to Township standards
then existing at the time of offer of dedication.
B.
The design of private streets shall not vary from
Township standards otherwise applicable to the construction of streets
to be dedicated to the Township.
C.
Lots fronting on private streets shall meet the requirements of Chapter 170, Zoning, as amended, with regard to lot width and setbacks.
D.
A private street shall provide access to three or
more lots.
[Amended 4-14-2009 by Ord. No. 01-2009]
Driveways shall be provided for any property containing a principal use other than agriculture. Design and construction specifications, procedures, permit requirements, etc., shall be as contained in the Londonderry Township Driveway Ordinance, Chapter 22, as amended.
[Amended 1-8-2003]
A.
Alleys and service streets serving single-family residential
developments shall have a minimum paved cartway width of 12 feet for
one-way traffic and a minimum paved cartway width of 18 feet for two-way
traffic with an associated right-of-way width of 25 feet. No part
of any dwelling, garage or other structure may be located within 14
feet of the center line of the abutting right-of-way associated with
an alley or service street.
B.
Alleys and service streets serving commercial and
industrial establishments may be required by the Board on a project
specific basis. When required, such alleys or service streets shall
have a minimum paved cartway width of 18 feet with an associated right-of-way
width of 25 feet. Where necessary to facilitate vehicle turning movements,
a radius of 20 feet or a triangle using a chord of a fifteen-foot
radius shall be required at the corners of the intersection of the
alley or service street with an intersected street. If the alley or
service street, at both of its ends, does not connect with another
street, then the alley or service street must be a minimum of 18 feet
wide with an associated right-of-way width of 25 feet and shall be
provided with a paved turnaround in the closed end. The design of
the paved turnaround must be approved by the Township Engineer.
C.
Alleys and service streets serving multifamily residential
developments shall have a minimum width of 12 feet with an associated
right-of-way of 16 feet. No part of any dwelling, garage or other
structure may be located within 10 feet of the center line of the
abutting right-of-way associated with an alley or service street.
Alleys or service streets constructed to this standard shall be one
way and shall connect on both ends to another street.
D.
Emergency access routes, for use by ambulances, fire
trucks, or similar vehicles, shall be provided when the Board determines
that the size, configuration, density and/or circulation pattern of
a given tract warrants special access routes of this kind. The applicant
shall design these routes in consultation with the Township Engineer
and the Cochranville Fire Company, and shall use semipervious surfaces
(e.g., grass pavers) wherever possible.
A.
Sidewalks generally shall not be required for residential
and commercial areas, but the Board may require sidewalks for higher-density
residential areas to assure a proper pedestrian/vehicular traffic
mix and pedestrian safety.
B.
When provided, sidewalks shall be constructed of concrete
with a minimum twenty-eight-day strength of 3,000 p.s.i., with a minimum
width of four feet and a thickness of four inches on a four-inch base
course. At driveway crossings, the sidewalk thickness shall be increased
to six inches with reinforcement. The Board may require wider pavements
in high-density areas and in commercial areas. The location of sidewalks
relative to planting strips shall be at the discretion of the Board.[1]
C.
To facilitate circulation, pedestrian walkways may
be required to serve the interior of developments. Such walkways shall
be a minimum of four feet in width and shall be of a durable surface
satisfactory to the Board of Supervisors. Where the walks are not
within a street right-of-way, a separate right-of-way at least 10
feet wide shall be designated on the subdivision plan. As appropriate,
the walks shall be maintained by the homeowners' association (when
the walks traverse common areas) or by the abutting property owners
(when the walks traverse existing lots).
A.
Upon recommendation of the Township Engineer, curbs
may be required by the Board along any street or streets, and at the
intersections thereof, where center-line grades are 5% or above, or
as needed to control drainage. Where curbs are not provided, stabilized
shoulders shall be provided. Except when waived by the Board upon
the recommendation of the Planning Commission in order to preserve
existing trees or for other similar reasons, the ground shall be graded
to a slope of 1/2 inch to one inch per foot to the right-of-way line
and either seeded or sodded to such standards as shall be prescribed
by the Board. In cut areas, this slope shall be toward the curb; in
fill areas, it shall be away from the curb.
B.
All curbs shall be constructed of concrete in accordance
with applicable standards of the PennDOT Specifications, Publication
408, Section 630, for plain cement concrete curbs.
A.
Street lights may be required, if deemed necessary
by the Board, for reasons including, but not limited to, the following:
B.
The style, type, and manufacturer of street lights
shall be subject to Township approval. Further, the design and construction
of street lights shall be in compliance with all relevant standards
of the Philadelphia Electric Co. or equivalent provider of electricity.
A.
Monuments shall be accurately placed at the intersection
of all lines forming angles and at changes in direction of lines in
the boundary (perimeter) of the property being subdivided. The applicant,
or his representative, shall be responsible for notifying the Township
Engineer in order that he may inspect the placement of the monuments
before they are covered.
B.
All monuments shall be placed by a registered professional
engineer or surveyor so that the scored (by an indented cross or drill
hole of not more than 1/4 inch diameter in the top of the monument)
point shall coincide exactly with the point of intersection of the
lines being monumented.
C.
The tops of monuments shall be set level with the
finished grade of the surrounding ground, except:
(1)
Monuments which are placed within the lines of existing
or proposed sidewalks shall be located (preferably beneath the sidewalks)
so that their tops will not be affected by lateral movement on the
sidewalks.
(2)
Where monuments are located beneath a sidewalk, proper
access to them shall be assured.
D.
All street shall be monumented at range line, on the
right-of-way lines of the street at the following locations:
(1)
At each end of tangent sections of street lines or
at the point of tangency between compound curve sections.
(2)
At such places where topographical or other conditions
make it impossible to sight between two otherwise required monuments,
intermediate monuments shall be placed.
(3)
At such other place along the line of streets as may
be determined by the Township Engineer so that any street may be readily
defined for the future.
E.
All lot corners shall be clearly identified by either
a monument or an iron pin. Where iron pins are used, they shall be
a minimum of 1/2 inch diameter solid bar or reinforcing rod, shall
be a minimum of 29 inches in length, and shall be driven level with
finished grade.
[Amended 7-12-2016 by Ord. No. 02-2016]
A.
Official Plan. The Official Act 537 Sewage Facilities Plan of Londonderry
Township shall be published and, from time to time, revised by resolution
of the Board of Supervisors to show areas of the Township served,
or proposed to be served, by on-lot disposal systems or other sewage
systems acceptable to the Township.
B.
Method of disposal. The Official Plan for Londonderry Township provides
for the disposal of sanitary sewage by means of on-lot disposal systems.
It shall be the responsibility of the owner or owners of such systems
to design, construct, and maintain on-lot disposal systems in accordance
with the regulations of the Chester County Health Department and the
Pennsylvania Department of Environmental Protection. Such design,
construction, and maintenance may, however, be subject to the inspection
and approval of the Sewage Enforcement Officer.
C.
General requirements.
(1)
The specifications and details of design and construction of all
items of the sanitary sewage system to be constructed shall be in
accordance with the latest requirements and standards for sewage facilities
of the Pennsylvania Department of Environmental Protection and the
Chester County Health Department, and in accordance with the design
standards which may be established by the Board of Supervisors from
time to time.
(2)
Any lot shall be capable of being served by an on-lot disposal system
meeting the design standards of Title 25, Chapter 73, Rules and Regulations
of the Pennsylvania Department of Environmental Protection, and any
additional applicable standards of the Chester County Health Department.
The applicant shall guarantee (by deed restriction or otherwise),
as a condition of the sale of each lot or parcel within the subdivision,
that such facilities can be installed by the purchaser of such lot
or parcel.
(3)
Unless clearly infeasible, any on-lot disposal system should be at a lower elevation than the proposed building(s) to facilitate gravity flow, and should be so plotted. Further, each lot so served shall conform to the minimum contiguous lot area standards in Chapter 170, Zoning.
(4)
Soil percolation tests shall be performed for all proposed lots within
a subdivision which are to be served by on-lot disposal systems. Such
test shall be made, in accordance with the procedures required by
the Pennsylvania Department of Environmental Protection and the Chester
County Health Department, by a registered professional engineer or
the Sewage Enforcement Officer.
(5)
The results of the soil percolation tests shall be analyzed in relation
to the physical characteristics of the tract being subdivided and
of the general area surrounding the tract. The lot layout in the final
plan shall be based on this analysis.
(6)
No percolation test hole or related test pit on the tract shall remain
open or unprotected for a period in excess of 30 days, as specified
in § 750.7(b)(8) of the Pennsylvania Sewage Facilities Act
(Act 537, as amended).
D.
Permits. Before the construction or installation of any on-lot sewage
disposal system, a permit shall be obtained from the Pennsylvania
Department of Environmental Protection, the Chester County Health
Department, and/or any other governmental authorities having jurisdiction.
[Amended 1-10-1995; 5-23-2005 by Ord. No. 6-05]
A.
Intent; definitions.
(1)
The provisions of this section are intended to insure
that:
(a)
Each dwelling unit and each commercial or industrial
building in all subdivisions and land developments hereafter granted
approval shall have an adequate supply of potable water for domestic
use;
(b)
To the maximum extent practical, each unit or
building shall have an adequate supply of water for purposes of fire
protection; and
(c)
In each case where water is to be supplied to
a subdivision or land development by means of a water supply system,
such system shall meet Pennsylvania Department of Environmental Protection
standards, as well as the standards of this section, controlling water
storage and production capabilities for domestic and fire-fighting
use for the protection of the health, safety, and welfare of all affected
Township residents.
(2)
CASING
GROUT
PRODUCTION WELL
TEST WELL
The following definitions shall apply to this § 130-50:
An impervious durable pipe placed in a well to prevent the
walls from caving in and to seal off surface drainage or undesirable
water, gas or other fluids and prevent them from entering the well.
A permanent water tight joint or connection made by filling
with concrete, neat cement, or other approved impervious material
between the casing and the undisturbed formation surrounding the well
or between two strings of casing.
Wells drilled for the sole purpose of providing potable water
suitable for domestic use per the water quality standards contained
in Chapter 501.13 of the Chester County Health Department Rules and
Regulations governing water quality, as amended.
Wells drilled for the sole purpose of measuring groundwater
availability.
B.
Test well requirements for individual water supply
systems.
(1)
For any subdivision of three or more lots in which
water is to be supplied by individual wells, the applicant shall comply
with the following test well requirements:
(a)
For subdivisions of not less than three nor
more than 10 lots, one test well shall be required.
(b)
For subdivisions proposing more than 10 lots,
one test well will be required for each increment of 10 lots, including
any final increment of less than 10 lots that contributes to the proposed
total number of lots.
(2)
The location of each test well shall be determined
by the applicant, subject to consultation with the Township Engineer;
however, there must be a minimum separation distance of 300 feet between
wells. Such test wells shall be drilled, cased, and grout sealed at
least five feet into bedrock and shall have a production capacity
of not less than four gallons per minute which is potable and suitable
for domestic use per the water quality standards contained in Chapter
501.13 of the Chester County Health Department Rules and Regulations
governing water quality, as amended. Further, it is incumbent upon
the applicant to meet all other Chester County Health Department Rules
and Regulations regarding water wells.
(3)
The required capacity of each test well will be determined
by the pump test of a minimum four-hour duration. The report of such
test shall set forth the following information: static water level;
the measured and recorded water level at a minimum of one-hour intervals
during the test; the pumping rate and water level immediately preceding
the end of the pump test; and the water level one hour after the cessation
of pumping.
(4)
Test wells which are insufficient to meet the requirements
herein, are not used as production wells, or are not used on a regular
basis shall be filled and sealed in conformance with Section 501.9,
Abandoned Wells, of the Chester County Health Department Rules and
Regulations, as amended.
(5)
These provisions are deemed to be the minimum standards
and requirements. In the event that the Board of Supervisors, with
the advice of the Township Engineer or other qualified professional
advisor, determines that unique site conditions, such as water-sensitive
or erodible geologic structures, etc., are present, additional inspections
and examinations, reports, and tests consistent with such unique conditions
may be required.
(6)
The grant of any permit or approval of or pursuant
to a plan of subdivision or land development which requires compliance
with the provisions of this Subsection shall not constitute a representation,
guarantee, or warranty of any nature by the Township or by any official
employee, agent, or advisor of the Township, as to the practicality,
adequacy, functioning, sufficiency, or safety of any use, occupancy,
improvement, facility, or system constructed or maintained pursuant
to any such permit or approval and the issuance of any such permit
or approval for any actions by or on behalf of the Township leading
thereto will not be deemed to create any liability or responsibility
upon the Township, its officials, employees, agents, or advisors.
C.
Where the applicant proposes to serve the subdivision
with a community water supply system, the design and installation
of the system and provision of adequate capacity of water supply and
the standards for materials and construction of any community water
supply system shall meet or exceed those requirements described in
the Public Water Supply Manual of the Pennsylvania Department of Environmental
Protection and shall be subject to the approval of the Township. Such
systems shall be further subject to satisfactory provision for the
maintenance thereof.
[Amended 9-25-2006 by Ord. No. 1-06]
D.
Where a satisfactory public water supply is not available,
a subdivision or land development may be served by an alternative
community water supply system. Ownership of the community water supply
system shall be conveyed to a company or other entity with the demonstrated
capability to run such a water supply system; said entity shall be
responsible for the operation and maintenance of the community water
supply system. The proposed conveyance and the qualifications of the
operating entity shall be subject to review and approval by Londonderry
Township. Such a system shall meet all applicable requirements and
regulations of state and county agencies having jurisdiction, including
adequacy of supply, main sizes, materials of construction, and construction
procedures. Londonderry Township may reserve the right to inspect
and monitor the operation of community water supply systems.
E.
Before the construction or installation of any water
supply system, a permit shall be obtained from the Pennsylvania Department
of Environmental Protection and/or from any other governmental authorities
having jurisdiction. Where a community water supply system is to be
constructed, the applicant shall prepare permit applications in the
name of the proposed owner and shall submit the same, with the necessary
application fees and supporting documentation, to the Board of Supervisors
for review and execution.
F.
In all subdivisions and land developments served by
a community water system, the following water pressure and gallonage
requirements shall apply:
(1)
Residential use. A minimum domestic pressure of 20
pounds per square inch shall be provided at each house to be connected
to the water supply main. The system to which the residential unit
is connected shall have sufficient capacity to supply a minimum of
300 gallons of water per residential unit per day within the subdivision
or land development.
(2)
Commercial or industrial use. A minimum domestic pressure
of 30 pounds per square inch shall be provided at each commercial
or industrial building connected to the water supply main. When a
building wishes to connect to a community water supply system, a study
will be made to determine if there is adequate water supply in the
system to supply the building and use.
G.
Wherever a community water supply system is provided,
fire hydrants suitable for the coupling of equipment serving the Township
shall be installed. Main sizes and location of hydrants shall be approved
by the Township.
(1)
Depending on the design and mix of housing in a particular
development, the Board may require fire hydrants to be provided in
accordance with these standards or, upon review and recommendation
by the Township Engineer, may determine that the proposed water supply
system may be constructed without incorporation of fire hydrants,
but with provision for future installation of hydrants.
(2)
Generally, all fire hydrants will be located on an
eight-inch line or a looped six-inch line. Where a dead-end is required
to contain a fire hydrant, the portion of the line between the main
loop and the hydrant shall be an eight-inch main minimum diameter.
(3)
Fire hydrants shall be spaced in a development so
that all proposed building(s) will be no more than 600 feet from the
hydrant, measured along traveled ways.
(4)
Where fire hydrants are provided, the minimum fire
flow available at each hydrant shall be 250 gallons per minute with
a residual pressure of 20 psi for a two-hour period. At least two
adjacent hydrants must be capable of supporting such flows simultaneously
where building separation is less than 100 feet. Higher minimum flows
may be required as specified by the Insurance Services Office where
multifamily housing or unit spacing less than 30 feet is present.
(5)
In any major subdivision where fire hydrants will
not be provided under the terms of this subsection, the Board may
require the developer to install a fire pond and a dry hydrant, including
means of access to the hydrant. Alternatively, where a Township-created
dry hydrant system has been established, the applicant may be required
to contribute sites, facilities, easements, and/or funds to that system.
H.
If the applicant proposes a subdivision of 15 or more
dwellings to be served by a community water supply system, the applicant
shall submit a technical report entitled "Proposed Community Water
Supply Study" as evidence of sufficient water supply quality and quantity.
The contents of this study shall include those specific items as described
in the Public Water Supply Manual of the Pennsylvania Department of
Environmental Protection. Where the water supply system occurs under
the jurisdiction of the Pennsylvania Public Utilities Commission,
the water supply study also shall include those items of information
required by the PUC.
A.
All other utility lines including, but not limited
to, electric, gas, street light supply, cable television, and telephone
shall be placed underground. Installation of all utilities shall be
in strict accordance with all applicable engineering standards and
specifications of federal and state agencies having jurisdiction over
such matters, and with any additional standards of the Township or
other public utility concerned. Proposed road crossings of all underground
utilities shall be put in place, and approved, before the streets
are constructed, and such utility installations shall be completed
and connected (including provision of adequate supply) before any
person is permitted to occupy any building to be served by such utilities.
B.
In accordance with the provisions of Act 172, any
applicant shall contact all applicable utilities and accurately determine
the locations and depths of all underground utilities within the boundaries
of the tract proposed for development, prior to excavation. A list
of the applicable utilities and their phone numbers shall appear on
the plans submitted for review, and proof of contact shall be presented
to the Township prior to final plan approval.
[Amended 10-8-2002; 5-23-2005 by Ord. No. 6-05]
A.
Residential subdivisions and land developments.
(1)
In reviewing a sketch plan or preliminary plan for
a proposed subdivision or land development for purposes of residential
development, the Township Planning Commission and the applicant shall
consider the needs of the prospective residents for recreation lands
and facilities, and shall discuss their findings in relation to the
requirements of this section as they deem necessary. Particular attention
will be paid to identifying the need for active recreational opportunities
and meeting those needs, whether on-site or off-site.
(2)
Any preliminary plan for subdivision or land development for residential purposes shall demonstrate a proposed means of complying with the requirements of this section. In the review of the preliminary plan, the Board, upon recommendation of the Planning Commission, shall determine whether recreation lands and facilities and/or a fee in lieu of recreation lands and facilities will best meet the Township's objectives for active recreation opportunities or, as specified in Subsection A(3), below, other open space areas.
(3)
Land meeting other objectives.
(a)
The Board of Supervisors, at its sole discretion,
may determine that land within the tract that meets other objectives
can satisfy some or all of the requirements of this section. It shall
be the burden of the applicant to demonstrate why such land is a suitable
alternative to active recreation lands and facilities and how it will
serve the residents of the development. In reaching its decision,
the Board shall evaluate the applicant's proposal in relation to objectives
and factors that may include, among others:
[1]
Opportunities for passive recreation.
[2]
Protection of important and characteristic scenic
and/or natural features, with special emphasis on woodland, particularly
where such features are delineated in the Township's Open Space, Recreation
and Environmental Resources Plan.
[3]
Retention, creation, and/or improvement of important trail linkages or corridors, consistent with the terms of Subsection C, below.
[4]
Neighborhood or sub-neighborhood scale park
areas designed especially for the ages and needs of the prospective
new residents, e.g., tot lots, fitness trails, etc.
(b)
The applicant must also demonstrate that the
active recreation needs of the residents are adequately addressed
by this proposal, and that the proposed alternative is consistent
with the Township's recreation and open space goals and programs,
including but not limited to those presented in the Township Open
Space, Recreation, and Environmental Resources Plan.
(4)
Where the Board determines that the preliminary plan does not provide land and facilities meeting the criteria of Subsection A(2) or (3), above, it shall require that a fee be paid in lieu of recreation lands and facilities, as stipulated in Subsection A(8), below.
(a)
The Board, at its sole discretion, may accept
a combination of land, facilities, and fee where that arrangement
best meets the purposes of this section and the needs of the residents.
(b)
Where a combination of land, facilities, and fee is proposed, the applicant may request that, in determining the partial fee amount, the Board give appropriate credit for the value of any improvements within the open space that may be proposed, including trails in compliance with Subsection C, below. The Board may credit some, all, or none of this value.
(5)
In determining its preference for the set-aside of
recreation lands and facilities within the proposed development or
the payment of a fee in lieu of recreation lands and facilities, the
Board may, as it deems appropriate, be guided by the following additional
criteria:
(a)
The provisions of the Township's Comprehensive
Plan and Open Space, Recreation and Environmental Resources Plan,
particularly in relation to recommendations for community and neighborhood
parks;
(b)
The proximity of the proposed development to
existing or proposed public open space and recreation areas;
(c)
The natural and scenic characteristics of the
tract on which the development is proposed and their compatibility
with active and passive recreation;
(d)
Any existing commitments of the Township to
purchase or improve land for open space and recreational purposes.
(6)
The standards of this section are intended to apply
to all residential subdivisions and land developments, including applications
submitted for open space design development, two-family and multifamily
development, and mobile home park.
(7)
Where the Board determines that a set-aside of land
and the provision of recreation facilities within the tract proposed
for development will satisfy the requirements of this section, the
minimum amount of such land to be set aside shall be calculated on
the basis of one acre per 20 new dwelling units to be constructed
on the tract, or the proportional equivalent thereof. The type and
extent of recreation facilities shall be as determined appropriate
by the Board of Supervisors.
(8)
Standards for fees in lieu of land and/or facilities.
(a)
Where a fee is to be provided in lieu of the
set-aside of land and/or facilities for active recreation:
[1]
The amount of the fee in lieu of recreation land shall be equal to the fair market value of the land required by § 130-52A(7). The fair market value of the land shall be established by an appraisal, prepared by a real estate appraiser acceptable to the Board of Supervisors, which is submitted by the applicant. The appraisal shall be reviewed by the Township and, if accepted, shall serve as the basis for calculating the fee. When the appraisal is not accepted by the Board of Supervisors, its deficiencies shall be indicated and a revised appraisal shall be submitted by the applicant. An acceptable appraisal shall determine the value of the land within the tract on the basis of final approval of the subdivision or land development application and the availability of all improvements that will be necessary for development of the tract.
[2]
The amount of the fee in lieu of recreation facilities shall be equal to the amount determined by § 130-52A(8)(a)[1]. This fee shall be separate from and, where applicable, in addition to the fee in lieu of recreation land set forth in § 130-52A(8)(a)[1]. The Board, at its sole discretion, may accept a lesser fee amount for recreation facilities, upon request of the applicant, based upon the type, characteristics, and amounts of such facilities that the Board would deem appropriate for the site. In so determining, the Board may take into account the location of the site, the recreation needs of the expected population to be served, and the type and availability of recreation facilities elsewhere in the Township.
[3]
Where the Board of Supervisors determines that
a combination of land/facilities and fee is to be provided, the amount
of the fee shall be prorated in accordance with the amount of land
to be set aside and the value of facilities to be provided.
[4]
Where a subdivision is proposed under the terms of the open space design option of Chapter 170, Zoning, and the Board determines that land for active recreation is not to be provided on the site, no fee in lieu of recreation land shall be required. A fee in lieu of recreation facilities shall be provided in such cases, and the amount of the fee shall be determined in accordance with the terms of Subsection A(8)(a)[2], above, as if the requirement for land for active recreation were not waived.
(c)
The full amount of the fee, as determined by Subsection A(8)(a), shall be paid or otherwise secured in a manner deemed acceptable by the Board of Supervisors, as a condition of final plan approval and prior to recording of the approved final plan.
(d)
All fees received pursuant to this section shall
be placed in a Special Capital Reserve Fund for Open Space, the purpose
of which shall be to hold, invest and disburse such monies. Disbursements
from this fund shall be made from time to time as the Board shall
deem appropriate, only in conjunction with the planning, purchase,
improvement, replacement, and addition to Township lands for use as
open space and recreation for the benefit of the citizens of the Township
as provided for in the Second Class Township Code[1] or other applicable rules, regulations, or statutes. All
sums received for and deposited in the Open Space Fund shall be held,
invested, and reinvested in the same manner as other funds of the
Township, but shall not be considered part of the general revenues
of the Township.
[1]
Editor's Note: See 53 P.S. § 65101
et seq.
(9)
Characteristics and design standards for recreation
lands and facilities. In designating lands for recreation purposes
within the subdivision or land development plan, the following criteria
and standards shall be adhered to by the applicant. Areas shall be:
(a)
Consistent with the Township's Comprehensive
Plan and Open Space, Recreation, and Environmental Resources Plan.
(b)
Suitable for active recreation uses, unless
deemed acceptable by the Board for other purposes, and in any case
without interfering with adjacent dwelling units, parking, driveways,
and roads.
(c)
Comprised of open land which contains none of the following features: floodplains, woodlands, slopes exceeding 15%, wetlands, and surface waters, except where the Board specifically accepts land with such features as satisfying the purposes of this section, consistent with Subsection A(3), above.
(d)
Interconnected with park land or with open space
areas on abutting parcels wherever possible.
(e)
Comprised of areas not less than 100 feet in width and not less than 15,000 square feet of contiguous area, except that the minimum width may be reduced to not less than 10 feet where that portion of the open space is being used solely as a trail corridor in accordance with Subsection C, below.
(f)
Provided with sufficient perimeter parking when
necessary, and with safe and convenient access by adjoining street
frontage or other rights-of-way or easements capable of accommodating
pedestrian, bicycle, maintenance equipment, and other vehicular traffic,
and containing appropriate access improvements.
(g)
Undivided by any public or private streets,
except where necessary for proper traffic circulation, and then only
upon recommendation of the Township Engineer and Planning Commission.
(h)
Free of all structures, except those related
to outdoor recreation use.
(i)
Suitably landscaped either by retaining existing
natural cover and/or by a landscaping plan for enhancing open space
areas through plantings which are consistent with the purposes of
this section and which minimize maintenance costs.
(10)
Ownership and management. The open space shall be owned and managed in accordance with the terms of § 170-46D(2) and F, respectively, of Chapter 170, Zoning.
B.
Nonresidential subdivisions and land developments.
(1)
Statement of intent. In requiring recreational lands
and facilities, and/or fees in lieu thereof, it is the intent of the
Township to further and more effectively implement the Londonderry
Township Comprehensive Plan and Open Space, Recreation, and Environmental
Resources Plan as they relate to open space, recreation, and natural
feature protection needs within Londonderry Township. Nonresidential
development creates its own demands for local recreational lands and
facilities, and developers of nonresidential land need to contribute
proportionately to meeting that demand.
(2)
Trails. An applicant for nonresidential subdivision or land development approval shall comply with the terms of Subsection C, below, regarding the retention and provision of trails on the site proposed for development.
(3)
Required recreational lands/facilities or fees in
lieu thereof.
(a)
Except as exempted in Subsection B(3)(b), below, any proposed nonresidential subdivision or land development shall provide recreational lands, facilities, and/or fees in lieu thereof in accordance with the terms herein. These requirements are designed to address the demand for park and recreation facilities resulting from the additional employees, customers, and/or clients that will be generated by the proposed development.
(b)
Applications for subdivision or land development approval where the principal uses are to be agricultural, as defined by Chapter 170, Zoning, shall be exempt from the provisions of this section.
(c)
Aside from the provision of trail corridors in accordance with Subsection C, below, the Township's general policy shall be to require a fee in lieu of on-site recreation lands and facilities for nonresidential development, with such fees designated to create, expand, and improve community park facilities within Londonderry Township. Permanent set-aside or dedication of on-site lands and facilities, or a combination of and/facilities and fees, shall be considered for acceptability by the Board upon request of the applicant. The applicant must demonstrate how either of these alternatives will be equally effective in meeting the purposes of this subsection and the recreational demands created by the proposed development. In deciding upon such a request, the Board also shall consider:
[1]
Whether the location is especially important
to complement other existing or proposed recreation lands, or to meet
the needs of an area with particularly strong demands;
[2]
If the site is particularly well-suited in response
to broader public demand beyond that generated by the site itself;
[3]
The potential relationship to future Township
plans and programs; and
(d)
Where the Board determines that a set-aside of land and facilities within the tract proposed for development will satisfy the requirements of this section, the minimum amount of such land to be set aside shall be calculated on the basis of 250 square feet of land meting the criteria of this section to be set aside per each 500 square feet of gross floor area, or portion thereof, for the principal use of the property. The term "gross floor area" shall be as defined in § 170-13 of Chapter 170, Zoning. The type and extent of recreation facilities shall be as determined appropriate by the Board of Supervisors.
(e)
Characteristics and design of lands to be set aside shall be in accordance with the standards in Subsection A(9), above.
(f)
Responsibility for ownership and maintenance of on-site recreation lands and facilities shall remain with the developer or subsequent owner of the site, unless the Board accepts an offer of dedication of some or all of the land. Ownership of any trail corridor shall be in accordance with Subsection C, below.
(g)
Where a fee is to be provided in lieu of the
set-aside of land and facilities for active recreation, the amount
of the fee shall be $1 per square foot of gross floor area for the
principal use of the property. Where the Board of Supervisors determines
that a combination of land/facilities and fee is to be provided, the
amount of the fee shall be prorated in accordance with the amount
of land to be set aside and the value of facilities to be provided.
C.
Trails. A system of pedestrian, bicycle, and/or equestrian
trails shall be maintained, established, and/or extended for public
use, so as to encourage the formation of an interconnected trail network,
both within and beyond the Township.
(1)
Existing trails.
(a)
On any tract containing an existing pedestrian,
bicycle, and/or equestrian trail corridor or pathway, as identified
by the applicant or the Township, the plan for development of the
tract shall incorporate and protect the continuing viability of the
trail.
(b)
The applicant may request the relocation of
the existing trail corridor elsewhere within the tract when, in the
opinion of the applicant, the existing location impedes the appropriate
development of the tract in accordance with other applicable standards
of this chapter. Any such proposed relocation must be approved by
the Board of Supervisors and accomplished in a manner consistent with
all applicable Township standards.
(c)
By means of the existing and/or relocated trail,
the plan for the tract shall provide and maintain connections to existing
trails on contiguous properties.
(2)
Creation of trail corridors and links.
(a)
Where the tract does not contain an existing
trail, the Board of Supervisors may require that a trail be created
to enable pedestrian, bicycle, and/or equestrian connections to existing
or potential trail corridors off the site and, as appropriate, to
contribute to internal circulation. Trail routes shall, as applicable,
be consistent with any trail corridor or network presented in the
Township Comprehensive Plan and Open Space, Recreation, and Environmental
Resources Plan.
(b)
Any newly created trail shall be available for
public use, and generally shall be unrelated to and separate from
streets within the tract. A trail route may utilize a sidewalk only
where site design or open space alternatives do not exist, or where
such location best facilitates an off-site connection with an existing
trail; approval of any such trail routing on sidewalks shall be at
the sole discretion of the Board of Supervisors. At the option of
the applicant, and consistent with Township plans, the trail may be
located adjacent to existing or proposed lot lines and/or within common
or restricted open space.
(c)
The full extent of the trail corridor, including
right-of-way, shall be dedicated to the Township unless the Board
deems acceptable, as an alternative, dedication of an easement covering
the full width of the trail corridor right-of-way as required by this
section. Where the Board finds such easement to be an acceptable alternative,
it shall be donated by the developer to the Township or to a trails
or conservation organization approved by the Township. Terms of the
easement shall, at minimum:
[1]
Assure that the trail is accessible to the public;
[2]
Stipulate that there is no cost to the Township
of easement acquisition (other than any costs incidental to the transfer);
[3]
Establish a maintenance agreement acceptable
to the Township; and
[4]
Guarantee to the Township the right of entry
for inspection and emergency maintenance purposes.
(d)
Trail design, construction, and materials shall
reflect generally accepted principles of landscape architecture, and
shall be consistent with other segments of the Township trail network.
Materials proposed for the trail surface shall be subject to the specific
approval of the Board.
(e)
The applicant shall obtain any applicable permits,
approvals, or waivers from other regulatory agencies with jurisdiction
over proposed trail location, materials, or construction, or where
the identified trail corridor will impact natural resources for which
disturbance permits are required.
(f)
Trails shall be located within an easement or
right-of-way containing a width of not less than 10 feet. The trail
surface may vary in width, depending on its planned uses, but shall
not be less than six feet. The Board of Supervisors may require wider
rights-of-way and/or trail surfaces, as it deems appropriate, based
on anticipated uses or levels of traffic, the need to facilitate maintenance
or emergency vehicles, required compliance with the Americans with
Disabilities Act or other applicable statutes, or similar factors.
(g)
No trail shall be designed with the intent to
accommodate motorized vehicles.
(3)
Trails meeting minimum open space requirements.
(a)
Where an existing trail is retained on the site, either in its existing location or through relocation, or a new trail corridor is created on the site, the land area devoted to such trail corridors shall qualify in calculating the amount of open space required under Subsections A(7) or B(3)(d), above.
(4)
Timing of trail installation. No building permit shall
be issued for the proposed subdivision or land development until:
[Added 9-25-2006 by Ord. No. 1-06]
(a)
The location(s) and route(s) of the trail approved
for the tract have been physically identified and marked on the site,
and such locations and routes have been inspected and approved by
the Township; and
(b)
The trail has been constructed. inspected by
the Township Engineer, and determined to be in compliance with the
requirements of this chapter.
A.
Where water and/or sewer facilities are intended for
dedication, the requirements for easement shall be determined by the
Board. Easements shall be similarly established as necessary for other
utilities.
B.
Storm drainage easements shall be provided as required by the Township, consistent with § 130-54 of this chapter.
C.
The Board may require easements as prerequisites to
its approval of common driveways or other access arrangements, or
as required conservation measures for the protection of sensitive
natural features.
[Amended 5-29-2007 by Ord. No. 3-2007; 10-27-2008 by Ord. No. 06-2008]
All applications for subdivision or land development
shall comply with the applicable provisions of the Londonderry Township
Erosion and Sedimentation Control Ordinance and the Stormwater Management
Ordinance. [1]
A.
Conservation of surface and ground water resources.
(1)
The following activities shall be minimized:
(a)
Disturbance to natural swales and channels.
(b)
Disturbance to year-round wetland areas, areas
with seasonally high water tables, and areas of surface water concentration.
(c)
Grading or other disturbance to, and the creation
of impervious cover on, areas producing relatively high rates of ground
water recharge. The location and extent of such areas shall be determined
for each applicant's property on the basis of its geological, soil,
slope, and cover conditions.
(2)
Any encroachment on streams or floodplains shall be regulated as per Article XIV of Chapter 170, Zoning. Further, subdivisions or land developments within any designated floodplain district shall be designed so that each subdivision lot includes a safe building site with adequate access and that public facilities which serve such uses are designed and installed to minimize flood damage.
(3)
Drainage facilities.
(a)
Storm drainage facilities shall be designed
to convey the flow of stormwater runoff in a safe and efficient manner.
The system shall insure proper drainage along streets, and provide
positive drainage away from buildings.
(b)
Drainage facilities shall be designed to prevent
the discharge of excess runoff onto adjacent properties.
(4)
All sanitary sewage disposal systems, water systems,
or other public and private utilities and facilities, including gas
and electric lines, shall be elevated or floodproofed up to the regulatory
flood elevation.
B.
Conservation of agriculturally suited soils.
(1)
In subdivisions and land developments where permanent
open space is to be retained, the applicant shall, whenever possible
and in conformance with other applicable ordinances, include in such
open space those agriculturally suited soils whose acreage, configuration
and location offer future opportunity for agricultural use.
C.
Conservation of sloping lands.
[Amended 10-27-2008 by Ord. No. 08-2008]
(2)
Grading or earthmoving on all sloping lands of 15%
or greater shall not result in earth cuts or fills whose highest vertical
dimension exceeds 10 feet, except where no reasonable alternatives
exist for construction of public roads, drainage structures, and other
public improvements. Finished slopes of all cuts and fills shall not
exceed 3:1, unless the applicant can demonstrate that steeper slopes
can be stabilized and maintained adequately.
D.
Conservation practices during site preparation.
(1)
Protection of vegetation from mechanical injury.
(a)
All woody vegetation to be retained within 25
feet of a building site, parking area, or other proposed improvement
shall be protected from equipment damage by snow fencing or other
effective barriers.
(b)
Heavy equipment operators shall minimize damage
to existing tree trunks and root systems. Roots shall not be cut or
disturbed within the area circumscribed by the drip line of any tree.
(c)
Tree trunks and exposed roots damaged during
construction shall be protected from further damage by fencing or
other structural barrier. Treatment of damaged areas shall be dictated
by the nature of the injury, e.g., damaged bark should be cut back
to a point where the bark is intact and tight to the tree, exposed
roots shall be cleaned up and covered with topsoil.
(d)
Trees shall not be used for roping, cables,
signs, or fencing. Nails and spikes shall not be driven into trees.
(e)
The area around the base of existing woody vegetation
shall be left open. No impervious cover, storage of equipment, materials,
debris, or fill shall be allowed within the drip line of any existing
tree.
(2)
Protection of vegetation from grading change. Grade
changes to occur at any location on the property shall not result
in an alteration to soil or drainage conditions which would adversely
affect existing vegetation to be retained following site disturbance,
unless adequate provisions are made to protect such vegetation and
its root systems.
(3)
Protection of vegetation from excavations.
(a)
When digging trenches for utility lines or similar
uses, disturbance to the root zones of all woody vegetation shall
be minimized.
(b)
If trenches must be excavated in the root zone,
all disturbed roots shall be cut as cleanly as possible. The trench
shall be backfilled as quickly as possible, avoiding soil compaction.
(4)
Protection of topsoil.
(a)
No topsoil shall be removed from a site unless
a sufficient amount is retained to provide at least six inches of
topsoil cover over all of the site's exposed earth surfaces. More
than six inches may be required if the Township determines that a
greater amount is needed for the long-term viability of certain plantings.
(b)
Topsoil removed by grading operations shall
be redistributed and stabilized as quickly as possible following the
completion of a project or project phase. All exposed earth surfaces
shall be stabilized by the following methods or approved equal:
(c)
Grading and earthmoving operations shall be
scheduled to minimize site disturbance during the period November
15 to April 1 when revegetation of exposed ground surfaces is difficult.
(5)
Protection during cleanup. Fences and barriers placed
around woody vegetation during construction shall be removed if they
could impede the growth and maintenance of such vegetation.
A.
Shade trees shall be provided on every lot as per
this chapter.
(1)
Planting areas should be selected and designed to
reflect the landscape characteristics as well as those environmental
conditions to be created following site disturbance by the applicant.
(2)
The locations, dimensions, and spacing of required
shade trees should 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.
B.
Street trees shall be planted by the subdivider outside
the street right-of-way but as close to the street line as is practical
to avoid conflicts with the right-of-way functions and with sight
distance, while still permitting clear orientation of the trees to
the street. Such trees shall be spaced an average of 50 feet apart,
staggered along both sides of the street. Any tree to be installed
shall be a minimum of two inches DBH and a minimum of six feet in
height.
C.
Species for street and on-lot shade trees shall be
selected with particular emphasis on hardiness, minimal need for maintenance,
and compatibility with other features of the site and surrounding
environs, and shall be acceptable to the Board. Use of native species
is encouraged.
[Amended 5-23-2005 by Ord. No. 6-05]
The application for approval of a mobile home park shall comply with the requirements of Chapter 72, Mobile Home Parks, as now or hereafter enacted, implemented, or amended.
[Added 6-13-2000; amended 3-24-2008 by Ord. No. 01-2008]
Where the tract or lot proposed for subdivision or land development contains any portion of the Riparian Corridor Conservation District (RCCD), as delineated under the terms of Chapter 170, Zoning, the Township Engineer or his designee shall evaluate existing conditions within the RCCD to determine if the applicant shall be required to submit a management plan.
A.
Where existing vegetative conditions within the RCCD are compatible with the purposes and standards for the district as established in Chapter 170, Zoning, and the proposed development of the tract will not materially alter or disturb those conditions, the applicant will not be required to prepare and submit a management plan as otherwise required by this section. Where the RCCD is contained within an area or areas of restricted open space, its future condition shall be addressed as part of the open space management plan and in the terms of the required conservation easement for such open space. In all other cases, the applicant shall demonstrate, to the satisfaction of the Township, measures to assure the continued existence of the natural vegetation within the RCCD and its protection against disturbance. A process of natural succession shall be the preferred condition within the district.
B.
Where the Township Engineer or his designee determines
that conditions within the RCCD are disturbed, degraded, and/or lacking
in desirable natural vegetation to achieve the purposes of the district,
the applicant may be required to prepare and submit a management plan
as described herein. Indicators of the need for such a plan may include,
but need not be limited to, gaps in desirable natural vegetation,
evidence of accelerated erosion and sedimentation, the presence of
invasive species, or areas of lawn or cultivation. Where required,
the riparian corridor management plan may be submitted as part of
a required restricted open space management plan; regardless, it shall
contain the information called for in this section.
C.
Where required, a riparian corridor management plan
shall include the following:
(2)
A description and depiction of site improvements and land management practices proposed to mitigate the projected impacts on the RCCD area. Such improvements and practices shall be consistent with and fulfill the requirements of Chapter 170, Zoning, including the statement of intent and management plan standards for the Riparian Corridor Conservation District.
(3)
A description of the significance of the RCCD area
and the expected outcomes of the management and maintenance activities
to be performed.
(a)
The management plan, in narrative and/or graphic
form, shall be designed to minimize land disturbance within the RCCD
area and shall include, at minimum, the following provisions:
[1]
Steps to be taken and plant material to be utilized
to accomplish the revegetation of the corridor where the Township
has determined that desired natural vegetation does not exist or is
inadequate to meet the objectives of the RCCD.
[2]
Measures to achieve the removal of invasive
species.
[3]
Procedures by which the RCCD area will be inspected
annually and immediately following severe storms for evidence of sediment
deposit, erosion, concentrated flow channels, or reemergence of invasive
exotics.
[4]
The manner in which any area within the RCCD
will be owned and by whom it will be managed and maintained.
[5]
The conservation and/or land management techniques
and practices that will be used to conserve and protect the riparian
corridor.
[6]
The professional and personnel resources that
are anticipated to be utilized in order to maintain and manage the
riparian corridor area.
(b)
Where applicable, the applicant is strongly
encouraged to seek woodland management assistance through the Pennsylvania
Forest Stewardship Program, as administered by the Pennsylvania Bureau
of Forestry.
D.
Mitigation measures. Permitted uses that involve disturbance
of vegetation within the Riparian Corridor Conservation District shall
be mitigated by either of the following measures:
(1)
Increasing the effectiveness of the corridor.
(a)
In existing degraded wooded areas or proposed
new wooded areas, an area equal to twice the area of disturbance shall
be planted with three distinct layers of vegetation:
[1]
Canopy trees, such as oak, hickory, maple, gum,
beech, sycamore, spruce, hemlock, pine, and fir.
[2]
Shrubs that provide an understory, such as elderberry,
viburnum, azalea, rhododendron, holly, laurel, and alders.
[3]
Herbaceous plants that serve as ground cover,
including ferns, sorrel, trillium, violet, Virginia creeper, nettle,
phlox, aster, and worts.
(b)
All three layers shall be planted at a density
sufficient to create a fully functioning, naturalized riparian corridor.
(2)
Converting to a more-effective landscape. An area
equal to three times the area of disturbance is converted to a more-effective
landscape. The following landscapes are listed in order of effectiveness,
from most effective to least effective: woodland, meadow, shrub, old
field, and pasture.
E.
Restoration of riparian corridor areas. Where an area
or areas of the Riparian Corridor Conservation District are to be
restored and/or revegetated, as deemed necessary by the Township,
such restorative actions may include, but need not be limited to,
removing invasive vines, removing invasive trees, cleaning out trash,
correcting soil erosion problems, planting appropriate plants, and
properly maintaining all new plantings.
F.
Vegetation selection. To function properly, dominant
vegetation proposed as part of a mitigation or restoration measure
shall be selected from a list of plants most suited to the riparian
corridor, as contained in Appendix A of Section I, Natural Features
Conservation, of the Environmental Management Handbook, Volume 1 (Brandywine
Conservancy). Plants not included on the list may be permitted by
the Board, in consultation with the Township Engineer, when evidence
is provided from qualified sources certifying their suitability. The
Township may require species suitability to be verified by qualified
experts in the Chester County Conservation District, Natural Resources
Conservation Service, Pennsylvania Fish and Boat Commission, the United
States Fish and Wildlife Service, or state and federal forestry agencies.
Dominant vegetation shall be composed of a variety of native riparian
tree and shrub species and appropriate plantings necessary for stream
bank and/or soil stabilization.
[Added 10-12-2004 by Ord. No. 3-04]
A.
The Manual of Written and Graphic Design Guidelines
for the New Daleville Traditional Neighborhood Development that is
attached hereto and made part hereof as Exhibit A[1] shall govern all development within the traditional neighborhood
development known as "New Daleville."
[1]
Editor's Note: Exhibit A is on file in the
Township offices.
B.
Any deviation from the Manual of Written and Graphic
Design Guidelines for the New Daleville Traditional Neighborhood Development
shall first require the approval of the Londonderry Township Board
of Supervisors. The Board of Supervisors shall rule upon each request
to deviate from the Manual of Written and Graphic Design Guidelines
within 60 days of submission of a written request.
[Added 5-23-2005 by Ord. No. 6-05]
A.
Purpose and intent. Landscaping is one of the most
critical elements to softening development, especially parking lots,
and to defining vehicular, pedestrian, and arrival spaces. In addition
to enhancing the aesthetic appearance of a community and providing
shade, landscaping and the preservation of existing vegetation reduce
soil erosion, improve air and water quality and provide wildlife habitats.
It is the intent of these regulations to provide, protect and maintain
healthy landscapes for the enjoyment and protection of the health,
safety and welfare of the public.
B.
The tree protection and landscaping standards contained
in this section shall be applicable to all subdivisions of land and
any parcels undertaking land development activities. All parts of
properties being redeveloped, renovated, or improved as part of a
subdivision or land development application shall be brought into
compliance with the requirements of this section, to the extent possible.
C.
General standards.
(1)
The requirements and standards prescribed herein shall
be the minimum for all landscape and tree protection management plans
as required by this chapter. Standards established by other Township
ordinances or by state and federal rules and regulations shall apply
where those standards are more restrictive than the standards set
forth herein. All required landscaping shall be installed prior to
issuance of a certificate of use and occupancy. It shall be the responsibility
of the applicant/developer to maintain all landscaping in accordance
with the standards of this chapter.
(2)
All existing tree masses, mature trees, and specimen trees shall be preserved pursuant to the tree protection standards of § 130-61. Preserved and transplanted trees may be counted towards the minimum requirements of that section.
(3)
All portions of a property not occupied by buildings
or paved surfaces shall be landscaped utilizing combinations of existing
vegetation, trees, shrubs, lawns, ground cover, mulch, fencing, rock
formations, art works and grading.
(4)
Species selected by the applicant and depicted on
the approved plan shall reflect the following:
(a)
Consideration of the plants recommended in Appendix
2, at the end of this chapter.[1]
[1]
Editor's Note: Appendix 2 is included at the end of this chapter.
(b)
Suitability of the plant materials, based upon
the site's geology, hydrology, soils, exposure to sun and wind, and
microclimate.
(c)
Functional objectives of the plantings, which
may include, but not necessarily be limited to, visual screening,
noise abatement, energy conservation and wildlife habitat enhancement,
rooting pattern and leafing properties.
(d)
Be proportional to the height of buildings or
structures on the site.
(e)
Maintenance and replacement considerations such
as hardiness, longevity and availability of plant materials, as well
as resistance to insects and disease.
(f)
Aesthetic considerations such as variety in
color, texture, size, and shape.
(5)
Planting shall not be installed that will:
(a)
Block, impede or interfere with the construction,
maintenance or operation of roadways, drainage facilities, sanitary
sewers or other above or below ground utilities.
(b)
Diminish sight distances along roadways.
(c)
Cast dense winter shadow on roadways or public
sidewalks (in the case of evergreen plantings).
(d)
Be of an invasive nature (such as bamboo or
honeysuckle).
(e)
Be of a weedy or brittle character, or that
will grow out of bounds quickly, in order to avoid maintenance problems.
(f)
Have characteristics of being bee-attracting,
poisonous and/or thorny, when used in areas designated for sitting
or play.
(g)
Be easily susceptible to pest infestations and/or
diseases which may shorten their life expectancy.
(h)
Interfere with a safe lighting environment.
(6)
Landscape plans shall be submitted at the time of preliminary and final plan applications. They shall be on the same size sheets and at the same scale as other corresponding layout plans in the set. They shall contain all applicable general plan information indicated in §§ 130-27 or 130-28 for preliminary and final plans, respectively. They shall also conform to the following additional standards:
(a)
Detailed planting areas, which are not clearly
legible on plans at a smaller scale, shall be shown at a scale of
one inch equals 30 feet or larger, to depict the detail. This may
be necessary to communicate plantings around signage, project entries,
in courtyards, tot lots or building foundations, for example.
(b)
Existing and proposed improvements, including
grading, utilities, lighting, signage, stormwater management system
structures, pavement materials, water features, fences, and walls
shall be shown and noted on the landscape plans.
(c)
Shrub widths and tree canopies shall be depicted
on the plans and elevations to represent five years' growth after
installation. The legend shall contain growth rate diagrams to depict
width and canopy sizes for shrubs and trees at planting and at 20
years after planting.
(d)
The outlines of ground cover and mulch beds
shall be depicted. All ground plant treatments shall be labeled, including
grass.
(e)
The plans shall contain a plant list on the
same sheet or reference the sheet on which it appears. The plant list
shall include the following:
[1]
A key or symbol reference corresponding to labels
or symbols on the plan.
[2]
The proposed quantity of each plant species.
[3]
The scientific and common plant names, including
named cultivars, if applicable.
[4]
The size of the plant at installation, according
to the American Nursery and Landscape Association (ANLA) standards,
which may include height, spread and/or caliper.
[5]
The root condition.
[6]
Plant spacing.
[7]
Natural or maintained height and spread anticipated
after 30 years' growth after installation.
[8]
Any specification or instruction to be noted,
such as full to ground, multistemmed, hedge, limb up to 12 feet, espalier,
etc.
(f)
The plans shall contain standard specifications
for installation, including a guarantee note and planting distances
from utilities.
(g)
Details for landscape installation shall be
provided, including any specialty features, either on the same sheet
or references to the sheet on which they appear.
(h)
The signature and seal of the Pennsylvania registered
landscape architect preparing the plans shall be provided.
(i)
A cost estimate of the proposed plantings shall
be submitted with the final plan application.
(7)
The landscape plans shall be prepared by a Pennsylvania
registered landscape architect.
(8)
Building elevations showing facade plantings shall
be submitted with preliminary and final plans.
D.
Plant material size and spacing standards. Nursery-grown
plant material shall conform to those materials listed in the "American
Standard for Nursery Stock," ANSI Z60.1, current edition, published
by the American Nursery and Landscape Association (ANLA). The following
guidelines are the minimum required for all nursery-grown plant materials
or transplanted trees as required in this chapter:
(1)
Shade and street trees shall have a caliper of 3 1/2
to four inches at installation. A minimum of 60% of the trees shall
be native to the region. Multiple-trunked trees should be identified
as such in the plant list, and shall be counted as one tree. The Township
may consider a smaller number of larger caliper trees to meet planting
requirements, provided the monetary values are equivalent.
(2)
Ornamental and flowering trees shall have a height
of eight to 10 feet at installation. Multiple-trunked trees should
be identified as such in the plant list. Multiple-trunked trees shall
be counted as one tree.
(3)
Evergreen trees shall have a height of seven to eight
feet at installation.
(4)
Shrubs shall comply with the following requirements:
(a)
Large shrubs shall have a minimum height of
three feet at planting. A minimum of 50% of the shrubs shall be native
to the region.
(b)
Small shrubs shall be a minimum size of 24 inches
in height or 18 inches in spread, depending on variety, at planting.
A minimum of 50% of the plants shall be native to the region.
(5)
Shrubs shall be spaced according to their size, growth
characteristics and intended use. The following guidelines should
be followed:
(6)
Ground cover shrubs, herbaceous perennials, bulbs
and annuals shall be spaced appropriate to type and size at installation.
Beds of these plantings shall be used at driveway and building entrances,
around signage and focal elements, and to stabilize steep embankments,
as determined necessary by the Township. Ground covers shall be spaced
so that 100% of the beds are covered after two years growth.
(7)
A variety of plant species is encouraged to avoid
monocultures, to encourage long-lived species and to promote wildlife
habitat.
(a)
Tree plantings shall contain the following minimum
species mix:
(b)
Not more than 50% of the number of required
shade, street, evergreen or compensatory trees may be selected from
List B of Appendix 2, at the end of this chapter.[2] The balance of the required plantings must be selected
from List A.
[2]
Editor's Note: Appendix 2 is included at the end of this chapter.
(8)
Other plant types, such as those marginally hardy
to the area or those which have unusual form and/or nonvegetative
features, such as water or rock gardens, may be incorporated into
required planting areas. However, only those plants within the feature
which meet the above requirements may be counted toward satisfying
the minimum planting and buffering requirements of this chapter.
(9)
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 the requirements is achieved
and that the substitutions represent an equivalent monetary value
to the required landscaping.
E.
Guarantee and maintenance. All landscape materials,
including compensatory and transplanted trees depicted on the approved
landscape plan, shall be financially secured, guaranteed and maintained
including, without limitation, compliance with the following:
(1)
All landscape improvements to be provided 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 limited to, provisions
for surface mulch, staking and guying, 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 with equivalent improvements,
for a period of 18 months following their installation, except as
may otherwise be required by this section.
(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 eighteen-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 eighteen-month period as
determined above. Final inspection of the site following the eighteen-month
period will be made by the Township.
(4)
Plants found to be in poor health or lacking normal growth habit during the eighteen-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 eighteen-month guarantee period and inspections by the Township as prescribed in Subsection E(2) and (3), above.
(5)
Where accidental damage or vandalism to plants occurs,
the applicant shall replace the damaged plant material in accordance
with the original or an approved modified landscape plan.
(6)
The applicant shall be required to post financial security in accordance with § 130-19 of this chapter for the maintenance and/or replacement of the proposed vegetation, including compensatory plantings, during the eighteen-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. In addition, financial security shall be required for existing plants being disturbed by construction activities and/or transplanted plants, that are being used to satisfy the minimum requirements contained in this chapter or in Chapter 170, Zoning. This amount shall be equal to 110% of the cost of replacement with nursery grown stock, based on the number of tree credits received for each existing tree or transplant. Financial security is not required for existing preserved trees outside the construction limits or for transplanted material not being used to satisfy the minimum requirements of this chapter or Chapter 170, Zoning.
(7)
The applicant shall make arrangements acceptable to
the Township for the property's long-term landscape maintenance. The
applicant shall provide the names, addresses and telephone numbers
of those persons or organizations that will be assuming such responsibilities.
Landscape improvements required by this chapter shall be the subject
of suitable restrictive covenants and, if practicable, rules and regulations
governing the use and maintenance of common land and facilities. Such
covenants, rules and regulations shall be in a form and substance
acceptable to the Township Solicitor 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 foregoing: 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 the said obligations; and prohibit the amendment
or termination of any of the mandatory terms thereof without the express
joiner of the Township.
[Added 5-29-2007 by Ord. No. 3-2007; amended 3-24-2008 by Ord. No. 02-2008]
Stormwater management practices shall be landscaped
and buffered in order to create more-natural facilities that blend
into the landscape. Accordingly, such landscaping can contribute to
the effectiveness of the facility to hold and filter water as well.
The standards listed herein specifically apply to structural practices
that typically do not employ landscaping to manage stormwater. Other
types of practices, such as bioretention facilities, riparian buffers
and constructed wetlands, utilize vegetation to hold and filter water;
as such, these practices incorporate vegetative planting and landscaping
into facility design.
A.
Landscaping shall be required in and around all constructed
stormwater management practices for the purposes of:
(1)
Assisting in the management of stormwater;
(2)
Stabilizing the soil within such facilities
to minimize and control erosion;
(3)
Improving the water quality function of the
facility;
(4)
Enhancing the visual appearance of such facilities;
and
(5)
Mitigating maintenance problems commonly associated
with the creation of such facilities.
B.
A planting plan and planting schedule shall be submitted
in accordance with the following:
(1)
Wet meadows including floors of stormwater management
practices.
(a)
Wet meadows and floors of stormwater management
practices shall be planted with native wildflowers and noninvasive
warm-season grasses, the intent being to create a mixed meadow of
such plantings, where appropriate. Selection of plantings shall be
based on whether the area in question is usually well drained or permanently
wet and whether the area will be used for recreation purposes. No
woody plants shall be planted within the saturated zone (phreatic
line) of a stormwater management practice or on a berm constructed
for impounded water.
(b)
Seeding by drills, corrugated rollers, cyclone
or drop seeders or hand seeding of such areas is preferred; however,
hydroseeding followed by hydromulching can be used on wet ground and
steep slopes.
(c)
Fertilizers, as a nutrient supplement, shall
not be used unless it is documented that soil conditions warrant such
use and nutrient applied does not exceed plant uptake. Soil for planting
of wildflowers shall contain not less than 3% or more than 10% organic
matter, as determined by an agricultural chemist, with certification
of the test before planting.
(d)
Seeding shall take place either between April
1 and May 15 or between September 1 and October 15. Planting areas
shall be soaked to maintain a consistent level of moisture for at
least four to six weeks after planting.
(e)
Once established, a single annual mowing in
August or September should be sufficient to manage invasive plant
species in a wet meadow and/or floor of a stormwater management practice.
A management plan to target specific invasive species shall be developed
as needed.
(2)
Wet edges that remain wet all or most of the
year shall be planted with wildflowers, grasses and shrubs. Plants
to be located on rims or banks, which remain dry most of the year,
shall be planted with species tolerant of dry soil conditions.
(3)
Wooded areas.
(a)
Where stormwater management practices adjoin
wooded areas, native trees and shrubs shall be selected and planted
outside the facility so as to blend with existing surroundings.
(b)
Plantings in such areas shall be of sufficient
density to eliminate the need for mowing.
(c)
It is recommended that clusters of trees and
shrubs be planted around stormwater management facilities but well
away from outfalls and any constructed berms, where applicable, to
provide for wildlife habitat, wind control and buffering and screening.
(d)
Vegetation shall be planted during appropriate
times of the year, predominantly between late March and mid May or
from early October until evidence of ground freezing, depending upon
the species selected. Most deciduous trees and shrubs can be planted
in either spring or fall. Evergreens are best planted in late summer
or early fall.
(4)
Slopes.
(a)
Where slopes are gentle, a mixture of native
noninvasive warm-season grasses and wildflowers (for wet meadows)
shall be planted.
(c)
No woody plant materials or trees shall be located
on a constructed or natural berm acting as the impoundment structure
of a stormwater management practice. Trees shall be located downstream
of an impoundment berm a sufficient distance from the toe of the constructed
slope to assure that the toe of the slope is outside the dripline
of the species planted at maturity but in no case less than 15 feet.
(5)
In cases where stormwater management practices
are to be located in proximity to wetlands or waterways, the applicant's
planting plan and schedule shall consider the sensitive conditions
existing therein and be modified accordingly to reflect existing flora.
[Added 5-23-2005 by Ord. No. 6-05]
A.
Intent. Every effort shall be made to preserve mature
trees, significant existing vegetation, and other natural features
on a development site and to incorporate these existing natural features
into an overall planting design. Every effort shall be made to retain
as much of any woodland identified on Map 5-4, Woodland Classification,
of the Londonderry Township Comprehensive Plan of 2007 (as it may
be amended from time to time) as possible, of a size and configuration
that will promote its natural growth and regeneration. Particular
retention emphasis shall be placed on forest interiors, forested slopes,
and forested headwaters.
[Amended 2-11-2014 by Ord. No. 01-2014]
B.
Applicability.
(1)
No person shall cut or remove, or cause to be cut or removed, any mature tree located upon any lands in the Township without compensatory planting. Due care shall be taken to locate improvements and utility lines so as to avoid damaging existing trees. Compensatory plantings are required for any mature tree removed from the lot, in accordance with § 130-61F of this chapter.
C.
Tree protection standards.
(1)
Intent. Every effort shall be made to preserve and
protect mature trees. A tree shall be considered preserved if there
is no disturbance within the tree's critical root zone. Disturbance
includes earth disturbance, earth compaction, vehicular and foot traffic,
material stockpiling, and/or the construction of all proposed improvements
and utilities.
(2)
The critical root zone extends from the tree trunk
a distance equal to 12 times the trunk diameter, or to the tree's
drip line, whichever distance is greater. Thus, a two-foot DBH tree
would have a circular critical root zone with a minimum radius of
24 feet. Sensitive or historically significant trees will have larger
critical root zones that should be established by an experienced arborist.
(3)
A tree shall be considered preserved if the Township's
landscape professional determines it is in viable condition at the
end of the guarantee period.
(4)
The following conservation practices are mandatory
and shall be noted on the soil erosion and sedimentation control plan
and employed in order to preserve existing trees. In addition to the
other requirements specified in this section, these conservation practices
shall be undertaken during land development activities. Prior to any
clearing or site disturbance, the Township requires a meeting with
the applicant and/or site contractor, to further determine methods
to minimize tree loss. For this meeting, the Township shall appoint
a qualified landscape professional to act on its behalf.
(a)
All trees, natural features, and other vegetation
to be preserved shall be protected from equipment damage by snow fencing
or other effective barriers approved by the Township. Fencing or barriers
around trees shall be placed outside the critical root zone, unless
approved by the Township as appropriate at another location. Refer
to Appendix I at the end of this part.[1] Tree protection fencing must be installed and approved
by the Township's landscape professional prior to the start of any
clearing, grading, or other earth disturbance and monitored periodically.
The tree protection fencing shall be maintained by the applicant while
in place. It shall be removed after all earthmoving and construction
activities that may impact tree roots are completed.
[1]
Editor's Note: Appendix I is on file in the
Township offices.
(b)
When disturbance within the critical root zone
is unavoidable, applicants shall minimize encroachment and use the
best available methods as approved by the Township's landscape professional
to minimize damage and preserve trees. These methods may include utility
tunneling, use of geotextiles, mulching, hand root pruning, and soil
aeration. Applicants shall consult references such as A Guide to Preserving
Trees in Development Projects, published by the Penn State College
of Agricultural Sciences Cooperative Extension.
(c)
The Township may require that trees and shrubs
which would otherwise be removed during site preparation activities
be transplanted elsewhere on the site.
(d)
Should any mature viable trees on the site not scheduled to be removed, be irreparably damaged during site preparation activities and, as a consequence thereof, die or decline as determined by the Township's landscape professional, within 18 months of the conclusion of construction activities, such trees shall be replaced with nursery-grown material, in accordance with the requirements of § 130-60D and § 130-61.
D.
Transplanted plants.
(1)
On a case-by-case basis, provisions may be made for
the moving of existing trees, shrubs or other natural features to
other locations on the site if requested by the applicant or the Township.
E.
Credits for existing preserved or transplanted vegetation.
(1)
Preserved deciduous trees shall be credited toward
shade and street tree requirements, evergreen trees shall be credited
toward evergreen requirements and shrubs shall be credited toward
shrub requirements. No credit shall be given for weedy, brittle or
invasive species, such as white mulberry, Norway maple, and multiflora
rose, unless otherwise approved by the Township.
(2)
Preserved trees shall be credited toward satisfying the requirements of this § 130-61 in the area that they are preserved. That is, if a tree is preserved along a property line, it shall be credited toward the buffer or screen requirements along that property line. A tree preserved within a parking area may not be counted toward satisfying buffer requirements.
F.
Compensatory planting.
(1)
In the event that preservation of existing trees is
impossible and/or relocation of improvements impractical, then compensatory
planting shall be required for each mature tree to be removed.
(2)
Compensatory trees shall be provided in the following
ratios, based on the sum total of the diameter inches of trees being
removed:
(a)
For deciduous trees of six inches up to 12 inches
DBH, one inch of new tree caliper shall be provided for every six
inches of existing tree diameter cut or removed.
(b)
For deciduous trees of 12 inches up to 24 inches
DBH, one inch of new tree diameter for every three inches of existing
tree diameter cut or removed.
(c)
For deciduous or evergreen trees of 24 inches
and greater DBH, one inch of new tree diameter for every one inch
of existing tree diameter cut or removed.
(3)
A chart tabulating the diameter inches being removed,
the diameter inches to be replaced and the resultant number of compensatory
trees shall be provided on the plan. The number of compensatory trees
should be calculated from the total diameter inches to be replaced,
divided by three, and rounded up to the next whole number.
(4)
Compensatory trees shall be three to 3 1/2 inches in caliper and planted in accordance with the standards contained within § 130-60. Alternative types of compensatory planting may be permitted, when approved by the Township.
(5)
Locations of compensatory trees must be clearly labeled
on the landscape plan. They may be placed anywhere on the site. Compensatory
trees are in addition to other required trees.
(6)
Inability to meet requirement.
(a)
In the event that the applicant establishes
to the satisfaction of the Township that constraints incident to the
land itself (including, without limitation, extreme topography, unsuitable
soils, rock outcrops, and existing uninterrupted dense canopy) render
it impractical to locate on the lot the required number of compensatory
trees, then, at the election of the Township, the applicant shall:
[1]
Install a portion of the required compensatory
trees on other public lands within the Township.
[2]
Contribute to the Township the estimated installed
cost of those trees which cannot practically be installed on the property
for later installation of trees on public lands.
[3]
Install fewer, larger, or more valuable compensatory
trees on the lot with an aggregate cost as installed and guaranteed
not less than the estimated aggregate cost of the required number
of compensatory trees.
[Added 5-23-2005 by Ord. No. 6-05]
B.
Site element screens, existing natural features, structural
garden elements such as gazebos and trellises, water features, sculpture,
and project identification signs may be placed within a screening
buffer or perimeter buffer, provided they do not diminish the intended
screening effect of the buffer.
C.
Buffers and screens shall conform to the following
minimum widths and placements:
(1)
Screening buffers shall be 35 feet in width, placed
at the property line.
(2)
Perimeter buffers shall be 25 feet in width, placed
at the property line, right-of-way line or along the rim of stormwater
management basins.
(3)
Site element screens shall be placed within 10 feet
of the element being screened, when such elements are proposed within
200 feet of a property or right-of-way line, but as close as practical
to effectively screen the element. Site element screens may be located
within required buffer areas.
D.
Screening buffers shall comply with the following
planting requirements:
(1)
One shade tree per 50 feet of length. Up to 25% of
the required shade trees may be substituted with ornamental trees
at a ratio of two ornamental trees for each shade tree.
(2)
Two evergreen trees per 50 feet of length.
(3)
Ten small shrubs per 50 feet of length. A minimum
of 50% of the shrubs shall be evergreen. Up to 100% of the required
shrubs may be substituted with large shrubs at a ratio of one large
for two small shrubs.
(4)
Screening buffer plantings shall achieve an 80% opacity
after five years' growth.
E.
Perimeter buffers shall comply with the following
planting requirements:
(1)
One shade tree per 100 feet of length. Up to 25% of
the required shade trees may be substituted with ornamental trees
at a ratio of two ornamental trees for each shade tree.
(2)
Two evergreen trees per 100 feet of length. Up to
50% of the required evergreen trees may be substituted with large
evergreen shrubs, at a ratio of two shrubs per evergreen tree.
(3)
Ten small shrubs per 50 feet of length. A minimum
of 50% of the shrubs shall be evergreen. Up to 100% of the required
shrubs may be substituted with large shrubs at a ratio of one large
for two small shrubs. Up to 50% of the required small shrubs may be
substituted with ornamental grasses which attain a minimum height
of three feet.
(4)
Twenty ground cover shrubs (typically one gallon containers)
or 300 herbaceous ground cover plants (typically peat pots or rooted
cuttings) per 100 feet. Up to 50% may be substituted with perennials,
at a rate of 20 per 100 feet, or hardy perennial bulbs, at a rate
of 300 per 100 feet, respectively.
(5)
Perimeter buffer plantings shall achieve a 50% opacity
after five years' growth.
(6)
Perimeter buffers may be included in the calculation
of minimum restricted open space as required in open space design
developments. Trails, bikeways, and linear parks are encouraged in
such areas, with plant material utilized to accent such areas.
F.
Perimeter buffers shall be placed around stormwater
management basins with the following additional considerations:
(1)
The plantings should be clustered, to approximate
naturally occurring groupings. The intention is not to screen the
basin, but to help it blend into the development by softening its
appearance.
(2)
When a perimeter buffer is located around a stormwater
management basin, up to 50% of the required shrubs and up to 100%
of the required ground covers may be substituted with ornamental grasses
that reach a height of three feet, or perennial wetland species.
(3)
The basin headwall and other structures should be
screened with required plantings; however, plantings shall not impede
the basin's functions.
(4)
Access to the basin for maintenance purposes must
be retained.
G.
Site element screens shall comply with the following
planting requirements:
(2)
Site element screens shall be measured at the base
of the element being screened, e.g., the base of a trash enclosure
or the surface of a parking lot closest to the screen.
(3)
Low screens shall meet the following requirements:
(a)
They shall be comprised of evergreens or dense
deciduous shrubs to form a continuous screen or hedge, which shall
reach a minimum height of three feet after two years' growth.
(b)
Small shrubs shall be spaced no farther than
three feet on center. Large shrubs shall be spaced no farther than
five feet on center.
(4)
High screens shall be comprised of either of the following:
(a)
Large evergreen shrubs, spaced no further than
four feet on center, or as needed to form a continuous screen at a
height of six feet after five years' growth.
(b)
Evergreen trees, spaced no closer than 12 feet
on center, with small evergreen shrubs placed between the evergreen
trees, no further than three feet on center.
(5)
Yard screens shall be of the same composition as high
screens except that, in addition, one shade or ornamental tree shall
be provided per 50 feet of yard length or per side of the enclosure,
whichever is greater.
H.
Plants shall be distributed throughout the entire
length of the buffer or screen as follows:
(1)
Plantings in buffers need not be evenly spaced, but
should be positioned to provide an effective screen of the development.
(2)
Plantings in buffers may be clustered; however, there
shall be no more than 150 feet between shade trees, 75 feet between
evergreen trees, and 50 feet between shrub clusters.
(3)
Shrubs within buffers shall be spaced no further than
four feet on center for small shrub varieties and eight feet on center
for large shrub varieties.
(4)
Ground covers shall be spaced according to type and
anticipated growth, typically from eight inches for rooted cuttings
up to four feet for shrubs.
(5)
Plantings in site element screens shall be evenly
spaced to create a continuous visual screen.
I.
Plants that exhibit one or more of the following characteristics
should be avoided:
(1)
Plants that will become a nuisance to neighboring
properties or that will threaten the ecological balance of adjacent
woodlands and natural areas because they are aggressive, invasive,
and quickly grow out of bounds.
(2)
Plants that spread aggressively by rhizomes or stolens,
unless an approved method of root containment is utilized.
(3)
Plants which are known to be easily susceptible to
pest infestations and/or diseases which may shorten their life expectancy
and ability to provide an effective buffer.
(4)
Plants that will not be hardy in the climate or in
relation to other site conditions.
J.
The remainder of the buffer or screen area shall be
planted with ground covers, including lawn grasses or meadow plantings,
as appropriate to the character of the site and adjacent lands.
K.
Buffer and screen planting areas shall be mulched
with a material appropriate to the site's character. Beds are encouraged
for ease of maintenance. Individual mulched areas may be joined as
plants mature and maintenance practices change.
L.
Plantings required within buffer areas are exclusive
of other planting requirements, including street trees, parking lots,
and replacement plantings.
[Added 5-23-2005 by Ord. No. 6-05]
A.
Street trees shall be required along all existing
or proposed public or private streets when they abut or lie within
the proposed subdivision or land development and are in addition to
required buffer plantings.
B.
Street trees shall be located within a planting strip
located within the right-of-way, between the edge of pavement, or
back of curb and the sidewalk, or right-of-way. If a sidewalk is not
proposed at the time of development, but is known to be a future possibility,
then the tree shall be planted in the area that will become the planting
strip. Root barriers are not necessary when tree planting precedes
sidewalk installation.
C.
Street trees shall comply with the size requirements of § 130-60D. A minimum of 60% of the proposed street trees shall be native to the region. Refer to Appendix 2, Recommended Plant Species.[1]
[1]
Editor's Note: Appendix 2 is included at the end of this chapter.
D.
Trees shall be planted at a ratio of at least one
tree per 50 linear feet of right-of-way or pavement frontage, or fraction
thereof, without deducting the areas of driveway cuts or crosswalks.
Trees shall be distributed along the entire planting strip, although
they need not be evenly spaced, according to the following guidelines:
(1)
Street tree spacing may be as close as proper horticultural
practices will allow for the species selected. Street trees shall
be spaced no greater than 50 feet on center, except in conjunction
with a project identification sign sight triangle.
(2)
Plantings near intersections shall not interfere with
safe sight distances. The plan shall show clear sight triangles as
appropriate at intersections.
(3)
In certain sections of the Township, the planting
of groves or clusters of street trees may be more appropriate, to
replicate the naturally occurring patterns of succession.
(4)
Alternate arrangements to create a special effect
(e.g., columnar trees spaced 15 feet on center at a development entry)
may be permitted on a case-by-case basis, when approved by the Township.
(5)
Trees shall be planted so as not to interfere with
the installation and maintenance of sidewalks, lights, and utilities.
Trees shall be planted a minimum distance of:
(a)
Three feet from sidewalks and the face of curbs,
unless they are planted in a tree pit. If trees are located closer
than 10 feet to a sidewalk, root barriers shall be placed along the
tree side of the sidewalk for a distance of 12 feet, centered on the
trunk. Root barriers are not required along the curb.
(b)
Ten feet from underground utilities.
(c)
Fifteen feet from overhead utilities, unless
the use of small shade or ornamental trees is approved.
E.
The street tree requirement may be waived where existing
preserved vegetation is considered sufficient to meet these requirements
and is reasonably assured of continued survival.
F.
If tree pits are used within paved areas, they may
be covered with tree grates and/or a variety of porous materials;
however, the minimum surface area for gas exchange must be 25 square
feet per tree, unless otherwise approved by the Township.
G.
To prevent the total obliteration of sections of trees
by disease or insect infestation, a variety of trees shall be used
in each street tree planting. In general, no more than 20 trees in
a row or in a cluster should be of the same species, unless otherwise
approved.
[Added 5-23-2005 by Ord. No. 6-05]
A.
All parking lots with five or more spaces shall be
designed and effectively landscaped with trees and shrubs to:
(1)
Provide shade in order to reduce the amount of reflected
heat and to improve the aesthetics of parking lots.
(2)
Reduce the visual impact of glare, headlights and
parking lot lighting.
(3)
Facilitate pedestrian circulation and safety.
(4)
Facilitate vehicular circulation by delineating driving
lanes and defining rows of parking.
B.
Planting islands shall conform to the following standards:
(1)
Planting islands shall be distributed throughout the
parking lot, as follows: one planting island, a minimum of nine feet
wide by 18 feet long, spaced not more than 135 feet apart, or every
15 parking stalls, in single or double bays.
(2)
Islands should be placed opposite each other in adjacent
rows of parking, to reduce the number of islands, and to increase
the area available for tree roots
(3)
The last parking stall in a row shall be separated
from drive aisles by a planting island, a minimum of nine feet in
width.
(4)
Each planting island shall contain one shade tree
plus shrubs, ground cover, perennials and/or mulch to cover the entire
area at maturity. At least 50% of the proposed shade trees shall be
native to the region. Shrubs shall not exceed two feet in height.
C.
Divider strips shall conform to the following standards:
(1)
Divider strips shall be placed every other bay of
parking, running the length of the rows of parking and landscaped
with plantings of shade, ornamental and/or flowering trees, plus shrubs,
ground cover and/or mulch to cover the entire 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.
(2)
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 may be placed in the center
of the strip or to one side. The divider strip shall be increased
in width by six feet to accommodate the sidewalk.
(a)
One shade tree shall be required for each 30
feet of divider strip. Two ornamental and/or flowering trees may be
substituted for each shade tree. The trees need not be spaced evenly
apart; however, the maximum spacing shall be 50 feet.
(b)
One large shrub or two small shrubs shall be required for each 10 feet of divider strip. Shrubs shall be spaced according to the guidelines in § 130-60D. Gaps may be placed between the shrub plantings to provide areas for ground covers, decorative mulch beds, artwork, crosswalks, or flowering plants. Shrubs near the ends of divider islands shall not exceed two feet in height, so as not to block visibility. This shall not preclude the use of taller shrubs elsewhere within the divider island.
D.
Plantings shall be placed between parking lots and
buildings to break up long stretches of facade and provide a more
comfortable pedestrian environment, according to the following standards:
(1)
Plantings are required for all sides of a building facing parking areas. Plantings are 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 § 130-62. Loading area screening is in addition to the requirements of this section.
(2)
The minimum planting requirement shall be one shade
tree per 50 feet of building facade plus five small shrubs per 20
feet of building facade.
(3)
Any plantings in addition to the requirements of this
section may be placed in a lawn area, tree pits, planters, or hanging
baskets as appropriate to the character of the development, using
the following guidelines as to placement:
(a)
If evergreen trees and shrubs are selected,
they shall only be used in foundation planting areas, including lawn
areas, raised planting beds, or planters.
(b)
Deciduous trees, ground covers, and perennials
may be placed anywhere between the curb and the building or outdoor
areas.
(c)
Shade trees shall be placed at least 15 feet
from a building. Ornamental and evergreen trees shall be placed at
least five feet from a building.
(d)
If any tree is located closer than 10 feet to
a sidewalk, approved root barriers shall be placed along the tree
side of the sidewalk for a distance of 12 feet, centered on the trunk.
(e)
Planters shall be at least 30 inches high, but
no higher than 42 inches, and contain drainage holes.
(f)
The bottoms of hanging baskets shall be at least
eight feet above the sidewalk surface, to provide for pedestrian clearance
and clear visibility.
E.
Shrubs, ground covers and perennials used below shade
trees within parking lots shall be of species able to withstand the
harsh microclimate of a parking lot. Plant selection should take into
consideration tree growth and canopy cover, and should be partially
shade-tolerant species.
F.
To prevent conflicts with the opening and closing
of automobile doors and to reduce damage from automobile overhang,
all shrub plantings in parking lot islands and divider strips located
adjacent to or abutting parking stalls shall be setback a minimum
of two feet from the curb or edge of pavement.
G.
The placement of light standards shall be coordinated
with the landscape plan to avoid a conflict with electric lines and
the effectiveness of light fixtures.
H.
Plantings required within the parking areas are exclusive
of other planting requirements such as street trees and buffers.
