A.
Arrangement. Streets shall be warranted in conformity
with the Comprehensive Plan for Nether Providence Township, considered
in relation to existing and planned streets and located so as to allow
proper development of surrounding properties. Secondary roads and
through highways shall be connected with such existing roads and highways
so as to form continuances thereof. Residential streets shall be laid
out so as to discourage their use as secondary roads and through highways.
B.
Conformance to topography. Wherever possible, streets
shall conform to topographical conditions.
C.
Right-of-way and paving width.
(1)
The minimum width of right-of-way and minimum width
of paving shall not be less than that of the existing street of which
the new street is to be a continuance and not less than:
Type
|
Right-of-Way
Width
(feet)
|
Paving
Width
(feet)
|
---|---|---|
Through highways
|
80
|
54
|
Secondary roads
|
50
|
34
|
Residential streets
|
50
|
27
|
(2)
Culs-de-sac. Culs-de-sac shall be provided with a
circular turnaround at the dead end having a minimum right-of-way
radius of 45 feet and an outer paving radius of 35 feet, shall not
be more than 600 feet in length and shall not be approved when a through
street is reasonably practicable.
(3)
Accessways. For lots, the building site of which is
behind the tier of lots fronting on a street, an accessway not more
than 400 feet long with a right-of-way not less than 50 feet in width
and a paving width not less than 20 feet shall be provided. Where
five or more lots may be served by the accessway, the standards for
a cul-de-sac shall apply. Where not more than four lots are served
by the accessway, access for emergency vehicles shall be provided
and the accessway shall be designed in accordance with one of the
configurations set forth in Section D103 of Appendix D to the International
Fire Code. If additional lots are subdivided on an existing accessway
serving not more than four lots, such that subsequent to such subdivision
more than four lots will be served by the accessway, then a cul-de-sac
shall be constructed in accordance with the standards set forth herein
prior to the construction of any new structure on such new lots.
[Amended 8-9-2007 by Ord. No. 721]
(4)
Additional widths. Additional widths may be required
by the Township Commissioners in the interest of public safety and
convenience.
(5)
Parking strips. Extra width of right-of-way and paving
shall be provided for parking areas as may be required by the Township
Commissioners in the interest of public safety and convenience.
(6)
Dedications along old roads. Dedications shall be
provided along old roads the width of which is adequate. Such dedications
shall be sufficient to increase the right-of-way width to the standards
set forth above.
D.
Intersections.
(1)
Right-angle intersections. Wherever practicable, streets
shall intersect at right angles.
(2)
Right-of-way intersections. Intersections of right-of-way
lines at street corners shall be rounded by an arc, the minimum radius
of which shall be 10 feet.
(3)
Curb intersections. Street curb intersections shall
be rounded by an arc, the minimum radius of which shall be 20 feet.
The grade lines of the curbs at intersections shall be such that they
will intersect if extended.
(4)
Increase in radii. The minimum radii set forth above
shall be increased when the smallest angle of intersection is less
than 60º. The minimum angle of intersection shall be 30º.
(5)
Multiple intersections. Multiple intersections shall
be avoided. Where unavoidable, special treatment shall be required
by the Township Commissioners in the interest of safety.
(6)
Through highway intersections. Intersections with
through highways shall be kept to a minimum. They shall be at least
100 feet apart.
(7)
Vision. Vision at street intersections shall be unobstructed
by shrubbery, planting, embankment or otherwise. Planting along or
behind right-of-way lines shall be so located and maintained so as
not to obstruct the vision.
(8)
Depressed curbs at private drives. Where a private
driveway intersects a street, the curb may be depressed to a height
not less than one inch above the gutter.
E.
Alignment.
(1)
Sight distance. A sight distance of at least 300 feet
shall be provided, at driver's-eye height of three and one-half (3
1/2) feet, with respect to both horizontal and vertical alignment.
(2)
Horizontal curves. Horizontal curves shall have a
minimum radius of 300 feet on through highways, 200 feet on secondary
roads and 150 feet on residential streets. A long radius curve shall
be used rather than a series of curves connected by short tangents.
Reverse curves shall provide a proper transition. Proper superelevation
shall be provided for curves of less than six-hundred-foot radius
on through highways and secondary roads and of less than three-hundred-foot
radius on residential streets. Minimum radius curves at the end of
long tangents shall be avoided.
(3)
Vertical curves. Vertical curves shall be used at
changes in grade of more than 1%. For proper transition, the length
of the curve shall be approximately 25 feet for each percent of change
in grade. Over summits or in sumps, vertical curves shall not produce
excessive flatness in grade.
(4)
Grade.
(a)
Maximum and minimum. The maximum grade of residential
streets shall be 10% and of secondary roads and through highways 7%,
and the minimum grade shall be seventy-five hundredths percent (0.75%).
Grades in excess of 6% should be avoided.
(b)
Street intersections. Fifty feet of grade on
either side of an intersection shall not be more than 3%.
(c)
Where measured. The grade shall be measured
along the curb or flow lines of the street. Each curb or flow line
shall fall within the limits prescribed above.
(5)
Curve-grade combinations. A combination of minimum
radius horizontal curves and maximum grades will not be permitted.
(6)
Intersection with state roads. Where proposed streets,
accessways or driveways intersect with state roads, all engineering
design criteria such as sight distance, horizontal and vertical curves,
alignment, corner radii and drainage shall be in accordance with Pennsylvania
Department of Transportation standards, through the Highway Occupancy
Permit Process.
F.
Street names and signs. No street name may be used
which will duplicate or be confused with the names of existing streets.
Existing street names shall be projected wherever possible. Approved
signposts and nameplates shall be provided at intersections.
G.
Reserve strips. There shall be no reserve strips controlling
access to streets, except where the control of such strips is placed
with the Township.
H.
Streetlights. Streetlights shall conform in design
and location to approved streetlighting standards so as to provide
proper street illumination.
I.
Fire hydrants. Fire hydrants shall be located so that
no lot is more than 600 feet from a hydrant.
A.
Where required. Alleys shall be provided in all business
and industrial districts. Except where justified by unusual conditions,
alleys shall not be approved in residential districts.
B.
Right-of-way and paving width. The right-of-way width
of alleys shall be not less than 20 feet, and the paving width shall
be not less than 16 feet. The paving shall conform to Township specifications.
C.
Turning area. Alleys which dead-end against permanent
barriers are prohibited unless adequate turning area is provided at
the dead end.
D.
Intersections. Intersections of right-of-way lines
at corners shall be rounded by an arc the minimum radius of which
shall be 10 feet; intersections of paving at corners shall be rounded
by an arc, the minimum radius of which shall be 20 feet.
A.
Sidewalks shall generally be required in any subdivision
or land development. Where the installation of a sidewalk would result
in an isolated sidewalk not connected to any other public sidewalk
or walkway, the Board of Commissioners may waive the requirement for
installation of sidewalks provided that the applicant pays an amount,
as determined by the Township Engineer, not to exceed the cost of
installation, into a Township fund to be used solely for the purposes
of installing, repairing and maintaining sidewalks, walkways or trails
located within the public right-of-way of any public street in the
Township or on any Township-owned parks or other Township-owned real
property. In the event that an applicant desires to make a payment
to the Township in lieu of installing sidewalks, such payment shall
be made prior to recording of an approved subdivision or land development
plan with the County Recorder of Deeds.
[Amended 5-10-2007 by Ord. No. 720]
B.
When provided, sidewalks shall be constructed of concrete
with a minimum twenty-eight-day strength of 3,600 pounds per square
inch, 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.
C.
At the discretion of the Commissioners, with recommendations
from the Planning Commission, a system of bicycle, equestrian and/or
pedestrian paths for public use generally unrelated to and separate
from streets shall be established and secured by dedication or easement.
Such paths shall be designed and located to encourage the formation
of an interconnecting trail network, both within and beyond the Township.
Such paths normally shall not exceed 10 feet in width and, at the
option of the applicant, shall be located adjacent to existing or
proposed lot lines, or in such manner as to minimize any obstruction
to the development. Existing paths may be relocated if a connection
with a path on an adjoining property is thereby established.
D.
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 Township Commissioners. 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 one-half (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 Pennsylvania Department of Transportation
Specifications, Publication 408, Section 630, for plain cement concrete
curbs.
C.
The maximum width of a curb cut shall not exceed 32
feet.
A.
Size and species. Street shade trees of a size and
species approved by the Township Engineer shall be provided and planted.
B.
Location. Street shade trees shall be located along
the right-of-way line of the street at intervals specified by the
Township Engineer.
C.
Hedges, fences and walls. Hedges shall not be planted
and fences, walls and other obstructions shall not be erected within
the right-of-way lines of a street.
A.
Length. Blocks shall not exceed 1,320 feet in length,
except where, in the opinion of the Township Engineer, conditions
in the layout justify a greater length.
B.
Crosswalks. In blocks over 800 feet long, a crosswalk
not less than 10 feet wide may be required at or near the middle of
the block with a concrete walk six feet wide. Crosswalks may also
be required to give pedestrian access to schools, churches, business
sections and similar community features.
C.
Width. Under normal conditions, the width of blocks
shall be such as to allow two tiers of lots of the minimum size under
the zoning classification of the area. Where a block is subdivided
into lots larger than the minimum as zoned, sufficient ground shall
be set aside for streets and other public improvements to provide
for the eventual breakdown of the block to the minimum zoning requirements.
The plan submitted for approval shall show the streets to be used
in the ultimate development of the property.
D.
Business blocks. Business blocks shall be laid out
so as to make sufficient provision for parking and delivery service.
B.
Depth. Excessive depth in relation to width shall
be avoided. A proportion of two and one-half to one (2 1/2:1) shall
normally be considered as a desirable maximum for widths of 60 feet
or more. If topography permits, lots fronting on secondary roads or
through highways shall have extra depth and deep setbacks.
C.
Frontage or access. Every lot shall have frontage
on and access to a street. Such frontage or access shall be not less
than 50 feet in width at the right-of-way line of the street and not
more than 400 feet in length.
E.
Side lines. Side lines of lots shall be at right angles
or radial to the right-of-way line unless, in the opinion of the Township
Engineer, a variation will give a better street and lot plan.
F.
Off-street parking. Adequate spaces shall be provided
for off-street parking.
A.
Parks, playgrounds and recreational areas. Due consideration
shall be given to the allocation of suitable open spaces for parks,
playgrounds and recreational areas to be dedicated for public use.
The subdivider is expected to dedicate about two acres of recreational
area for every 1,000 of future population. Parcels offered for dedication
shall be of a size and shape adequate for the use for which they are
intended. When subdivisions contain less that 10 acres, the public
open space dedicated may be combined with dedications from adjoining
tracts. Where multiple dwellings are to be constructed, play lots
for small children shall be provided in addition to the open spaces
required.
B.
Community assets. Due consideration shall be given
to the preservation of all natural features, such as large trees,
natural groves, waterways, scenic points, historic spots and similar
community assets.
C.
Barrier strips and stream channels. The dedication
of planting and barrier strips shall be considered by the subdivider,
and the natural drainage and natural stream channels shall be preserved
in accordance with the standards set forth in the Township's Stormwater
Management and Soil Erosion Ordinance.[1]
[Amended 12-13-2007 by Ord. No. 724]
A.
Installation required. Gas, water, electric, telephone
and other public utility services shall be provided by the subdivider.
B.
All such utilities shall be installed underground
where any new public or private street is to be constructed or where
any existing public or private street is to be extended.
C.
Any new buildings resulting from any subdivision or
land development that will not involve any new or extended public
or private street shall nonetheless be required to connect to the
overhead utilities by means of an underground lateral connection of
the building to such overhead utilities, except when connecting an
underground lateral would encroach onto the private property of another
person.
D.
The underground installation of such utilities shall
be performed in accordance with the requirements of the Uniform Construction
Code in effect in the Commonwealth of Pennsylvania and any other applicable
state or local regulations applicable to the installation and maintenance
of utility lines and connections.
[Amended 12-13-2001 by Ord. No. 658]
A.
Monuments of stone, concrete or iron pipe as specified
by the Township Engineer shall be placed at all angles, tangent points
or points of curve in the right-of-way lines and at such other points
as may be necessary to make the retracing or the resurveying of the
lines as shown on the subdivision plan reasonably convenient.
B.
Monuments shall be of concrete or stone, shall be
a minimum of six inches square and at least 30 inches in length and
shall contain a copper or brass dowel scored with an "x" to mark the
reference point.
C.
Monuments shall be placed so that the marked point
shall coincide exactly with the intersection of lines to be marked
and shall be set so that the top of the monument is level with the
finished grade of the surrounding ground.
D.
Monuments shall be set for all roads on the road lines
at the following locations:
(1)
At least one monument at each intersection;
(2)
At changes in direction of road lines, excluding curb
area at intersections;
(3)
An intermediate monument wherever topographical or
other conditions make it impossible to sight between two otherwise
required monuments; and
(4)
At all other places along the road necessary to readily
define the road.
E.
Monuments shall also be set along the perimeter of
the tract being developed, sufficient to establish the boundaries
of such tract.
F.
Where public sanitary sewers are installed and capped,
a monument shall be set at the end of each capped lateral.
G.
The four major corners of each lot appearing on the
subdivision plan shall be marked with iron pins, not less than 2 1/2
feet in length, embedded or driven to a depth of not less than two
feet. Nothing shall prevent the use of granite or some other suitable
or appropriate marker.
For provisions regarding stormwater, erosion and sediment control, see Chapter 281, Stormwater Management and Soil Erosion.
A.
Where required. Where available, connection with the
Township sanitary sewer system shall be provided.
B.
Size and grade. Sanitary sewers shall have a minimum
inside diameter of eight inches, and minimum grade shall provide self-cleansing
velocity not less than two and one-half (2 1/2) feet per second.
C.
Manholes. Manholes shall be located at intervals of
not more than 300 feet and at each change of line or grade. In exceptional
cases, the interval may be extended to not more than 400 feet if approved
by the Township Engineer. Manhole frames, covers, buckets and steps
shall conform to requirements established by the Township Engineer.
D.
Lateral connections. Lateral connections shall be
extended to the right-of-way line whenever their need can be anticipated.
Each building shall have a separate connection to the sanitary sewer,
except that garages to be used as accessory to dwellings may be connected
to the dwelling line.
E.
On-site facilities. When connection with the sanitary
sewer system is impracticable and on-site facilities must be installed,
their sanitary adequacy shall be ascertained by the Sewage Enforcement
Officer, who will consider lot size, soil conditions and other pertinent
public health factors.
For provisions regarding stormwater management, see Chapter 281, Stormwater Management and Soil Erosion.
[Amended 2-12-2009 by Ord. No. 739]
A.
General landscaping requirement. Any part or portion of any lot or
tract which is not occupied by buildings or structures or used for
loading parking spaces and aisles, pedestrian circulation, designated
storage areas, and other permitted impervious or semipervious surfaces
shall be landscaped according to an overall landscape plan approved
by the Board of Commissioners or shall be left in its natural state
(e.g., forest meadow or hedgerow).
B.
Buffering and screening. All subdivision or land development plans shall comply with the requirements set forth in Chapter 300, Zoning, as applicable.
C.
Street trees.
(1)
All subdivisions and land developments shall provide street trees
along the entire length of any existing or proposed public street
and on both sides of any street within the subdivision or land development,
except where the Shade Tree Commission agrees that suitable street
trees are already in place.
(2)
No less than one street tree shall be provided for every 35 feet
of street frontage. If any lot has a frontage of less than 35 feet,
then at least one street tree shall be provided on each lot.
(3)
One of the following street tree planting concepts shall be used,
subject to Township approval:
(a)
Formal allee of street trees.
[1]
Use uniform street tree variety.
[2]
Coordinate new plantings with existing street tree plantings
where applicable. A uniform canopy from both sides of the street shall
be provided
[3]
Street trees shall be located within the tree lawn within the
right-of-way. The width of the tree lawn (the planted area between
the sidewalk and the curb) shall be no less than three feet for secondary
streets and six feet for residential streets.
[4]
Use a minimum of three species of trees.
(b)
Naturalized street tree planting.
[1]
Vary street tree varieties or species.
[2]
An average of one street tree shall be planted for every 35
feet of street frontage, provided that lots with less than 25 feet
of frontage shall have at least one street tree.
[3]
Street trees shall be located within the tree lawn within the
right-of-way. The width of the tree lawn (the planted area between
the sidewalk and the curb) shall be no less than three feet for secondary
streets and six feet for residential streets.
[4]
Planting design shall accentuate views and integrate important
landscape elements.
(4)
Street trees shall meet the following standards:
(a)
Minimum size: 3 to 3 1/2 inches' caliper.
(b)
Branching height. The height of branching shall bear a relationship
to the size and species of tree; those trees selected for street tree
usage shall have a minimum clearance height of seven feet above grade
before branching begins.
(c)
All trees to be installed shall be balled and burlapped in accordance
with American Association of Nurserymen Standards. The ball depth
shall be not less than 60% of the ball diameter and in all cases shall
contain the maximum of the fibrous roots of the tree. Bare root material
is not acceptable. The following standards shall apply:
Caliper
(inches)
|
Minimum Ball Diameter
(inches)
|
---|---|
3 to 3 1/2
|
32
|
3 1/2 to 4
|
36
|
(d)
Excavated plant pits shall be two feet wider than the ball size.
(e)
Backfill mix for the excavated plant pit area shall be composed
of screened topsoil and/or compost.
(f)
Tree guying.
[1]
Three No. 12 galvanized steel wires shall be spaced equally
around the tree and connected to the tree within rubber hoses so that
the wire does not come in contact with the tree. In the condition
where space does not allow three stakes, a single stake will be acceptable.
[2]
Stakes shall be 2" x 2" x-8' 0" rough-sawed stakes.
[3]
All tree guying material shall be removed one year after planting.
(g)
Plant trees at ground level or slightly above ground level as
grown in nursery. The root flare of each tree shall be exposed. Root
balls shall be prepared for planting by cutting off and removing the
top 1/2 of any wire basket and/or removing burlap and twine from the
top 1/2 of the root ball. Synthetic burlap and twine or burlap treated
with root inhibitors shall not be used unless such materials are cut
and removed completely.
(h)
All plantings shall be mulched to a depth of two to three inches,
and the mulch shall not touch the tree trunk and shall cover the width
of the tree lawn area.
(i)
Each planting shall be pruned to preserve the natural character
of the planting in a manner appropriate to the particular requirements.
Branches should be thinned by removal of crossing, damaged or competing
limbs back to the major crotch. The leader is to be left intact.
(j)
Plant material.
[1]
Selected street trees shall be hardy species with minimal maintenance
requirements and shall be selected such that, at maturity, they shall
provide adequate summer shade. Selected street tree species shall
be of the nongrafted type.
[2]
Plantings and their measurement shall conform to the standards
of the publications American or U.S.A. Standard for Nursery Stock,
American National Standards Institute (ANSI) or U.S.A.S. 260.1 of
the American Association of Nurserymen, as amended. All plant material
used on the site shall have been grown within the same United States
Department of Agriculture (USDA) hardiness zone as the site, shall
be free of disease, and shall be nursery-grown, unless it is determined
by the Township that the transplanting of trees partially fulfills
the requirements of this section.
[3]
Required street trees shall be selected from the species listed
on Appendix A which are indicated on Appendix A as being appropriate
for street trees.[1] Where street trees shall be planted under utility wires,
only street trees designated on Appendix A as being suitable for planting
under utility wires shall be selected.
[1]
Editor's Note: Appendix A is on file in the Township offices.
D.
Impervious surface coverage, vegetation disturbance and replacement.
[Amended 3-11-2010 by Ord. No. 749]
(1)
Any increase in impervious coverage of at least 1,200 square feet
shall require provision for one new tree of three-inch-to-three-and-one-half-inch-caliper
for each additional 1,200 square feet of impervious coverage.
(2)
In determining where necessary earth disturbance shall occur, the
applicant shall consider the location(s) and benefit of conservation
of healthy mature woodland stands and the impacts, in terms of functions
and values to wildlife, of separating, dividing and or encroaching
on wildlife travel corridors and/or extensive habitat areas.
(3)
Vegetation intended to remain postdisturbance shall be protected
from damage. The following procedures shall be utilized during construction
in order to protect remaining vegetation:
(a)
Where existing vegetation is to remain, no change in existing
grade shall be permitted within the dripline of any trees. Appropriate
fencing four feet in height shall be placed at the dripline of trees
to remain, wherever adjacent to proposed construction. Such fencing
shall be maintained in place throughout the duration of construction
activity. Roots shall not be cut within the dripline of any trees
to remain.
(b)
Trees within 25 feet of a building or bordering entrances or
exits to building sites shall be protected by a temporary barrier
to be maintained in place throughout the duration of construction
activity.
(c)
No boards or other material shall be nailed or otherwise attached
to trees during construction.
(d)
Construction materials, equipment, soil and/or debris shall
not be stored nor disposed of within the driplines of trees to remain.
Tree trunks, limbs, and exposed roots damaged during construction
shall be protected from further damage by being treated immediately
in accordance with accepted professional landscape procedures.
(4)
Where any tree greater than 12 inches caliper is removed without
prior Township approval or where any tree greater than 12 inches'
caliper is indicated as not subject to disturbance on any approved
final plan and is subsequently removed replacement plantings, in addition
to any otherwise required, shall be installed in a manner acceptable
to the Township at a rate of 10 trees of at least 3 1/2 inches'
caliper for each tree so removed. Any other applicable penalty under
law also shall be imposed.
(5)
Calculation of required vegetation replacement. Where new impervious coverage exceeds the standards set forth in Subsection 289-20D(1) above, applied independently and cumulatively, replacement plantings shall be installed in accordance with the standards set forth below. A sample list of acceptable replacement plantings is found in Appendix A.[2]
(a)
Required replacement trees shall be determined using the calculation
set forth below which results in the greatest number of replacement
trees. Credit shall be given for street trees as replacement trees:
[1]
Replacement tree calculation based on area of new impervious
coverage. At a minimum, for each 1,200 square feet of new impervious
coverage, one tree with at least a three-inch caliper shall be planted.
[2]
Replacement tree calculation based on specific tree removal.
[a]
Regardless of any new impervious coverage allowances, for each
tree with a caliper greater than 12 inches to be removed, required
replacement trees also shall be calculated in accordance with the
following schedule.
For Each Tree To Be Removed, at The Following Calipers
|
Minimum Number and Caliper of Replacement Trees
|
---|---|
1, 12-inch to 18-inch caliper
|
1, 2-inch caliper
|
1, greater than 18-inch to 24-inch caliper
|
2, 2-inch caliper
|
1, greater than 24-inch to 36-inch caliper
|
3, 2-inch caliper
|
1, greater than 36-inch caliper
|
4, 3 1/2-inch caliper
|
[b]
Replacement trees for a heritage tree shall have a minimum caliper
of 3 1/2 inches.
[2]
Editor's Note: Appendix A is on file in the Township offices.
(6)
In the event that the applicant establishes to the satisfaction of
the Township that constraints incident to the land itself (including,
but 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 replacement plantings
or street trees, then, at the election of the Township and where approved
by the Township as a condition of any applicable subdivision or land
development approval, the applicant shall undertake one or a combination
of the following:
(a)
Install fewer, larger or more-valuable trees with an aggregate
cost, as installed and guaranteed, not less than the estimated aggregate
cost of the required number of plantings.
(b)
Install required replacement plantings at a site or sites other
than that subject to required replacement planting.
(c)
In lieu of actual installation of replacement plantings, place
the equivalent cash value, as agreed upon by the Township and the
applicant, for required replacement plantings into a special fund
established for that purpose. Such fund shall be utilized at the discretion
of the Township for the management and maintenance of public street
trees within the Township.
(7)
Required replacement vegetation and their measurement shall conform
to the standards of the publications American or U.SA. Standard for
Nursery Stock ANSI or U.S.A.S.Z6O.1, of the American Association of
Nurserymen, as amended. All plant material used on the site shall
have been grown within the same USDA hardiness zone as the site and
shall be nursery-grown, unless it is determined by the Township that
the transplanting of trees partially fulfills the requirements of
this section.
(8)
Species of replacement plantings selected and planting locations
shall reflect careful site evaluation and, in particular, the following
considerations:
(a)
Existing and proposed site conditions and their suitability
for the plant materials, based upon the site's geology, hydrology,
soils, and microclimate.
(b)
Specific functional and design objectives of the plantings,
which may include but not necessarily be limited to replacement of
woodland area removed, enhancement of existing woodland area(s), reforestation
of riparian buffer areas, provision for landscape buffer, visual screening,
noise abatement, energy conservation, wildlife habitats, and aesthetic
values.
(c)
Maintenance considerations, such as hardiness, resistance to
insects and disease, longevity, and availability.
(d)
Because of the many benefits of native plants (ease of maintenance,
longevity, wildlife habitat, etc), the use of nursery-grown free-fruiting
native trees and shrubs is strongly encouraged. Species selection
should reflect species diversity characteristic of the native deciduous
woodland.
(9)
The locations, selected species, and sizes of all replacement plantings,
along with a planting schedule tied to the timing and/or phasing of
the development, shall be indicated on the final subdivision/land
development plan(s) or building permit application, as applicable.
(10)
All replacement plantings shall be guaranteed and maintained
in a healthy and/or sound condition for at least 18 months or shall
be replaced. The eighteen-month period starts from the date of final
approval for escrow release. In addition, the applicant may be required
to escrow sufficient additional funds for the maintenance and/or replacement
of the proposed vegetation during the eighteen-month replacement period
and to provide for the removal and replacement of trees damaged during
construction, based upon the recommendation of the Township Engineer.