[Ord. 96-266, 5/2/1996]
[Ord. 96-266, 5/2/1996]
The design of all subdivisions and land development shall be
subject to the reservations established by the adoption of an official
map by the Township.
[Ord. 96-266, 5/2/1996; as amended by Ord. 2005-362, 12/15/2005]
1.
Preservation Required. Existing natural features such as trees, steep
slopes, watercourses and historic spots shall be preserved as a conservation
measure except to the extent that their removal or modification is
functionally related to the harmonious design of the subdivision or
land development.
2.
Steep Slope Disturbance. The maximum percentage of lot area or site
area of a residential subdivision or planned residential development
by the following slope categories which may be disturbed, graded,
and stripped of vegetation during development and construction of
the public and private improvements is as follows:
A.
If the slope category is 15% to 24.9% slope, 30% of the lot area
or site area.
B.
If the slope category is greater than 25% slope, 15% of the lot area
or site area.
C.
However, this restriction shall not apply to individual single-family
lot development, recreation open space, and site development for the
nonresidential portion of a PRD, but the restrictions shall apply
to general development sites for residential uses, i.e., streets,
utilities, etc.
3.
Identified Floodplain Areas. All development in identified floodplain areas shall conform with the requirements of the Zoning Ordinance [Chapter 27].
4.
Wetlands and Watercourses. All development affecting wetlands and
watercourses shall conform with state and federal wetland regulations.
[Ord. 96-266, 5/2/1996]
1.
Conformity with Zoning. Proposed subdivisions and land development shall comply with lot area, width and yard and perimeter setback requirements and all other requirements of the Zoning Ordinance [Chapter 27].
2.
Access. Every lot shall be provided with access adequate for the
use of public safety vehicles and other public and private purposes
and shall be served by a public or private street system improved
in accordance with this chapter and connected to the general street
system.
3.
Side Lot Lines. Side lines of lots shall be approximately at right
angles to straight streets and on radial lines to curved streets wherever
feasible. Pointed or very irregular lots shall be avoided unless such
variations shall improve the overall neighborhood design.
4.
Access to Arterial and Collector Streets. No lot shall be provided
with direct vehicle access to an arterial or collector street unless
specifically approved by the supervisors when no alternative is possible.
Normally, only one street, driveway or point of vehicle access shall
be permitted from a subdivision onto an arterial or collector street;
however, two or more streets, driveways or points of vehicle access
may be permitted if they will improve the traffic circulation and
safety in the area.
5.
Large-Lot Subdivisions. When a tract is subdivided into lots larger
than the required building lots and there is no covenant preventing
resubdivision of the lots, such lots or parcels shall be so arranged
as to permit a logical location and opening of future streets and
resubdividing with provision for adequate utility connections for
each subdivision.
6.
Lot Arrangement. The lot arrangement and design shall be such that
all lots will provide satisfactory and desirable building sites, properly
related to topography and the character of surrounding development
with the minimum possible disturbance to the site.
7.
Double-Frontage Lots. Double-frontage lots shall be avoided except
where essential to provide separation of residential development from
traffic arteries or to overcome specific disadvantages of topography
and orientation.
8.
Remnant Parcels. No remnants of land which are not buildable in accordance with the Zoning Ordinance [Chapter 27], shall be permitted. All portions of a plan shall be incorporated into existing or proposed lots unless special usage is applied as part of a land development proposal.
9.
Access from Cranberry. All lots in the Township must front along
a street in the Township in order to facilitate provision of services
by the Township.
[Ord. 96-266, 5/2/1996, § 96.605]
1.
Preliminary Plan Approval to Include All Phases. Where an applicant proposes phased development of a project over time, the applicant shall comply with all requirements for preliminary plan approval for all phases except where application content requirements have been waived in accordance with § 22-104 of this chapter.
2.
Residential Subdivision Minimum Phase Size. Each section in any residential
subdivision or land development, except for the last section, shall
contain a minimum of 25% of the total number of dwelling units as
depicted on the preliminary plan, unless a lesser percentage is approved
by the Board of Supervisors in its discretion.
3.
Independence of Phases. Each phase of a development shall include
the required improvements necessary to serve that phase of development
as if it were the final phase of the development, independent of any
proposed future phase of development.
[Ord. 96-266, 5/2/1996; as amended by Ord. 97-283, 11/6/1997,
§ 7; by Ord. 99-299, 11/23/1999, § 3; by Ord.
2004-349, 6/3/2004, § 2; and by Ord. 2005-362, 12/15/2005]
1.
Impact Fee. Impact fees must be paid in accordance with this Code and the Township Transportation Capital Improvements Plan and Program [Chapter 12].
2.
General Design and Standards.
A.
All streets shown on any plan shall be of sufficient width and proper
grade and shall be so located as to accommodate the probable volume
of traffic thereon, facilitate fire protection, provide access of
fire-fighting equipment to buildings and provide a coordinated system
of streets conforming to the Township's Comprehensive Plan, Official
Map and other transportation plans of the Township, county and commonwealth.
B.
Streets shall be located to allow for the proper development of surrounding
land. No subdivision or land development shall be approved that will
land lock any adjacent parcel.
C.
Local streets shall be so planned as to discourage through traffic.
D.
Wherever there exists a dedicated or platted portion of a street
or alley along a boundary of the tract being subdivided or developed,
the remainder of said street or alley, to the prescribed width, shall
be platted within the proposed subdivision or land development.
E.
Where streets continue into abutting municipalities, the applicant
shall coordinate the design of the street with both municipalities
in order to ensure uniform cartway widths, pavement cross sections,
and other public improvements.
3.
Functional Classification of Streets.
A.
The design of a street system shall include the classification of
streets based on their functions and projected traffic as determined
by the Township Engineer.
B.
Each street shall be designed for its entire length to meet the standards
for its classification.
C.
The classification of each street shall be based upon the projection
of traffic volumes 10 years after its completion. Traffic volumes
shall be calculated in accordance with trip generation rates published
in the most recent edition of the Institute of Transportation Engineer's
(ITE) "Trip Generation Manual" or alternate source acceptable the
Township Engineer and shall consider all traffic likely to use each
street.
4.
Special Purpose Streets.
A.
Half-Streets. Half-streets shall not be provided except where it
is essential to the reasonable development of the subdivision in conformity
with the other requirements of this chapter.
B.
Cul-De-Sac Streets.
[Amended by Ord. 2010-403, 10/7/2010; and by Ord. 2014-445,
6/5/2014]
(1)
Through Streets Preferred. Cul-de-sac streets will not be recommended
for approval when, in the opinion of the Planning Advisory Commission,
a through street is more practicable.
(2)
Turnaround. A cul-de-sac turnaround shall have an outside curb
radius of not less than 39 feet and a right-of-way radius of not less
than 50 feet. The maximum grade of the turnaround portion of the cul-de-sac
shall be 5%.
C.
Service Road. A service road may be required by the Planning Advisory
Commission when the lots of a proposed residential or commercial subdivision
abut a collector or arterial street and when a potential traffic hazard
exists.
[Amended by Ord. 2010-403, 10/7/2010]
D.
Dead-End Streets. Dead-end streets shall be prohibited unless provided
with a temporary turnaround or cul-de-sac arrangement.
E.
Cross Streets. Cross streets shall be placed at convenient intervals
consistent with topography so as to provide convenient cross-circulation
between longitudinal streets.
5.
6.
All streets shall be designed and constructed in accordance with the Public and Private Improvements Code [Chapter 17].
7.
The streets shall be graded to the grades and dimensions shown on plans and profiles and approved by the Supervisors and shall be in accordance with the Public and Private Improvements Code [Chapter 17].
8.
Obstructions/Clear-Sight Triangle. No fences, hedges, shrubbery, walls, planting or other obstructions, except for trees and grass, shall be located within the right-of-way. A clear-sight triangle shall be maintained at all intersections in accordance with the Public and Private Improvements Code [Chapter 17].
[Ord. 96-266, 5/2/1996]
1.
All streets shall be named with a name which is approved by the Supervisors
and which may not be confused with an existing street name.
2.
Any subdivider or developer shall be required to provide and to install
street name, regulatory and warning signs of the type approved by
the Township on such streets and in such places as the Township shall
designate street name signs approved by the Township shall be required
at all intersections.
[Ord. 96-266, 5/2/1996]
1.
Bus. Where a proposed development is adjacent to or within a reasonable
distance of collector or arterial streets where transit service is
provided or may be provided in the future, the street design requirements
shall be adjusted for buses, passenger waiting areas and shelters.
2.
Rail Transit Facility or Other Exclusive Transit Right-of-Way. Where
a development site is adjacent to or includes a rail transit facility
or other exclusive transit right-of-way, the applicant shall consult
with the transit authority to determine whether any special design
features concerning the exclusive transit facilities will be required.
[Ord. 96-266, 5/2/1996]
Easements for utilities and drainage shall have a minimum width
of 20 feet. Where a subdivision is traversed by a watercourse, there
shall be provided a stormwater easement or drainage right-of-way of
width sufficient for the purpose.
[Ord. 96-266, 5/2/1996; as amended by Ord. 99-299, 11/23/1999,
§ 3]
1.
The water supply system for the subdivision or land development shall
meet the design standards and requirements of all public boards or
bodies having jurisdiction.
2.
If a private water supply is permitted, it must comply with the standards
and requirements of the county and the Commonwealth of Pennsylvania.
3.
If a private water supply is permitted, individual private wells
shall be located at least 25 feet from the property lines, and shall
not be located within the floor plan of any building and also shall
maintain the minimum horizontal isolation distances specified 25 Pa.Code
§ 73.13, "Standards for Sewage Disposal Facilities."
[Ord. 96-266, 5/2/1996]
1.
No application for preliminary approval of a plan of subdivision
or land development shall be approved unless a complete sewage facilities
planning module, as required for the proposed development, has been
submitted to the Township.
2.
No final plat shall be approved or recorded until the plans and specifications
for sanitary sewage facilities have been approved and permits issued,
as required by the Pennsylvania Department of Environmental Protection.
3.
All sanitary sewage facilities for the subdivision or land development
shall be constructed in accordance with the design standards and requirements
of all public boards or bodies having jurisdiction.
4.
When a community sanitary sewerage facility is proposed to serve
a development, a point of connection to the sanitary sewer shall be
provided for each lot. Sanitary sewers shall also be extended to the
perimeter of the subdivision or land development to allow service
to adjacent properties.
[Ord. No. 96-266, 5/2/1996; as amended by Ord. No. 2005-362,
12/15/2005; by Ord. No. 2006-367, 3/2/2006, § 3; by Ord.
No. 2010-403, 10/7/2010; by Ord. No. 2014-445, 6/5/2014; and by Ord. No. 2023-513, 8/3/2023]
1.
General Provisions.
A.
All areas of a lot not covered by building or impervious material
shall be maintained as landscaped or natural areas.
B.
All deciduous trees required by this chapter shall be a minimum of
2 1/2 inches caliper in size [diameter measured at breast height
(DBH)], unless specified otherwise by Township Code.
(1)
Small street trees shall have a minimum caliper of 1 1/2
inches at installation, and a mature height of less than 30 feet.
C.
All evergreen trees required by this chapter shall be a minimum of
six feet in planted height, measured from finished grade, unless specified
otherwise.
D.
All shrubs required by this chapter shall be a minimum of 24 inches
in height at installation, unless specified otherwise.
E.
(Reserved)
F.
Unless otherwise specified, each landscaping requirement of the Code
is independent and shall be applicable in addition to any other landscaping
requirement.
G.
All required landscaping shall be maintained. Dead and dying plants
shall be replaced no later than the subsequent planting season.
H.
All planting/landscape plans within a PRD, CCD, PN or Large Land
Development application shall be sealed and certified by a licensed
landscape architect.
I.
A variety of plant species are encouraged to avoid monocultures,
to encourage long-lived species and to promote wildlife habitat. Of
the required tree plantings and shrub plantings, no more than 33%
may be of one species.
J.
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 ordinances is achieved.
2.
Off-Street Parking, Perimeter Screening.
A.
All off-street parking lots shall be screened around the perimeter
abutting a street, entrance drive, internal street, or adjacent parking
lot by a planting area that is a minimum of 10 feet wide and located
immediately adjacent to the parking area.
B.
The perimeter screening shall include one deciduous tree, planted
35 feet on center, combined with one of the following options:
(1)
Option A. A continuous row of deciduous shrubs, planted at a
maximum of three feet on center. Shrubs shall not exceed a height
of 42 inches at maturity.
(2)
Option B. A decorative masonry wall not less than three feet
and not more than four feet in height.
(a)
Such a wall shall contain openings, at intervals of no more
than 10 feet, that permit visibility from one side of the wall to
the other. Each opening shall be a minimum of 10 square feet in size.
(3)
Option C. A combination of a decorative masonry wall [as defined
in Subsection 2.B(2)] and a row of deciduous shrubs [as defined in
Subsection 2.B(2)(a)], alternating between the wall and shrub row,
such that the combination makes a continuous visual screen.
C.
All perimeter screening vegetation shall be planted a minimum of
three feet from the edge of the parking lot pavement to protect the
vegetation from vehicle bumpers.
D.
Where overhead power or electrical lines are present that preclude
the installation of fencing material between masonry piers and deciduous
trees, the following shall be substituted:
(1)
A decorative masonry wall consisting of brick piers and shrubs
planted at a maximum of three feet on center. Shrubs shall not exceed
a height of 42 inches at maturity. Deciduous trees shall be ornamental
in nature.
3.
Off-Street Parking, Interior.
A.
The following requirements shall be met in all parking lots that
accommodate 15 or more parking spaces.
B.
Planting Island. One planting island shall be provided for each 15
parking spaces, at a minimum, and at the end of each parking row,
unless an end cap island is required.
(1)
The pervious surface area of each island shall be 17 feet long
and a minimum of 12 feet wide.
(2)
Where two or more islands are required in a parking row, they
shall be placed so that in no instance are the islands separated by
more than 15 spaces.
(3)
All planting islands shall contain, at a minimum, one deciduous
street tree per planting island. The tree shall have a clear trunk
at least six feet above the finished grade to allow vehicular circulation
and visibility beneath the canopy.
C.
End Cap Planting Island. An end cap planting island shall be required
at the end of each row of parking to separate the rows of parking
and drive aisles.
(1)
The end cap planting islands shall meet all of the minimum requirements
for planting islands.
(2)
The pervious surface area of each end cap island shall be a
minimum of 12 feet wide and shall be 15 feet in length for each row
of parking, measured along the length of the adjacent parking space.[1]
[1]
Editor's Note: See Drawing SLD-2, Planting Island Specifications, included as an attachment to this chapter.
D.
Light Poles. Above-grade footers/concrete foundations for light poles
located in parking lot landscaping areas shall be screened with evergreen
shrubs.
E.
Planting Median. A planting median shall be placed between every
third parking bay of adjacent parking bays, at a minimum, to prevent
traffic movement across parking aisles.
(1)
The planting median shall be a minimum of 15 feet wide and may
include a sidewalk, where necessary for pedestrian circulation.
(3)
The planting median shall contain defined breaks, as necessary,
to provide pedestrian circulation between bays of parking. The breaks
shall allow for handicap accessibility from one side of the planting
median to the other and onto the sidewalk within the planting median
if a sidewalk is located within the median.[2]
[2]
Editor's Note: See Drawing SLD-3, Planting Median Design and Specifications, included as an attachment to this chapter.
F.
Ground Cover. In addition to any other required plantings, all parking
lot planting areas shall be planted with turf grass, ornamental grasses
(not exceeding 24 inches at maturity), or other ground cover plant
material. Mulch, stone, or similar materials may be used sparingly.
G.
Pervious Surface. A minimum of 10% of parking lot area is required
to be pervious within the interior of the parking lot.
(1)
The pervious surface calculation shall include all pervious
area within planting islands, end cap islands, and planting medians.
(a)
Sidewalks within a planting median may be included in the pervious
surface area calculation for the median.
(2)
To calculate the amount of required pervious surface area, the
impervious surface area shall include all parking spaces and drive
aisles that access parking spaces.
(3)
If the required minimum number and size of parking lot landscaping
areas do not result in 10% of pervious surface, the 10% requirement
shall be met by increasing the size and/or number of the required
planting islands, end cap islands, or planting medians. Irregularly
shaped areas of pervious surface shall not be permitted.[3]
[3]
Editor's Note: See Drawing SLD-4, Pervious Parking Area Calculation Figure, included as an attachment to this chapter.
4.
Building Foundation Plantings.
A.
Fifty percent of the length of nonresidential and multifamily residential
building facades that face a street, internal street, parking lot
or parking lot drive aisle shall include a foundation planting area
immediately adjacent to the building. If there are two or more such
facades, planting areas shall be provided along a minimum of two facades.
(1)
The foundation plantings may be reduced to a minimum of 25%
of the length along a front building facade with two or more building
entrances.
(2)
Along a front building facade, raised planter boxes may be used
in lieu of the minimum required foundation plantings along that facade,
such that the planters provide the same square footage of planting
area as the required foundation plantings would provide. The planters
must be placed within the width of the facade.
B.
The foundation planting area shall be a minimum of six feet wide.
C.
Landscaping. The foundation planting area shall include, at a minimum,
ornamental trees, evergreen trees, and shrubs, in addition to any
annual or perennial vegetation.
D.
Ground Cover. In addition to any other required plantings, all building
foundation planting areas shall be planted with turf grass, ornamental
grasses or other ground cover plant material and may include mulch,
stone, or similar ground cover materials.
5.
Street Trees.
A.
New Streets. Street trees shall be installed as part of the construction
of any new public or private street.
(1)
Required street trees shall be provided on both sides of the
new street.
B.
Existing Streets. Street trees shall be installed along any existing
public or private street within or adjacent to all land developments,
subdivisions of commercial lots, subdivisions of three or more residential
lots, and multiple-family developments.
(1)
When development occurs along an existing street, installation
of street trees is required along any side of the street abutting
the site property.
C.
Type. Street trees shall be of a type selected from the Cranberry
Township Street Tree List, as found in this chapter of the Code, or
a suitable alternative as approved by the Township.
D.
Quantity/Spacing. Street trees shall be planted 30 feet to a maximum
of 40 feet on center using "soldier" spacing in a continuous row.
E.
Size. All street trees shall be a minimum of three-inch caliper in
size at the time of planting, diameter measured at breast height (DBH).
F.
Location. The street trees shall be planted in the grass strip between the roadway and sidewalk, within the road right-of-way, as set forth in the design standards for streets in the Public and Private Improvements Code [Chapter 17].
(1)
Street trees shall be planted so as not to interfere with existing
utilities, roadways, sidewalks, site easements, intersection sight
triangles, or streetlighting.
(2)
Where existing site features interfere with tree placement,
the tree locations may be other than that required by the preceding
provisions but must be located within the road right-of-way as close
to the edge of the roadway pavement as is feasible and must be between
the sidewalk and roadway.
(3)
Where location of street trees in the road right-of-way may
not be possible because of existing site constraints, the trees shall
be located as close to the road right-of-way as is practical.
G.
Street Tree Planting Specifications.
(1)
Street trees shall be substantially uniform in size and shape.
(2)
Multiple species shall be mixed along all required streets to
prevent a monoculture of a single species. The mix of street trees
shall be similar in form and staggered in an alternating pattern along
the street.
(3)
Street trees shall be properly planted and staked. See Evergreen/Deciduous Planting Detail SD-02 within Chapter 17.
(4)
Provision shall be made by the developer for regular watering
and maintenance until the development is complete and the development
bond has been released.
H.
Cranberry Township Street Tree Lists.
(1)
All required street trees shall be selected from the charts
below or a suitable equivalent as approved by the Township.
|
Chart 1: Large Street Tree (greater than 30 feet height)
| ||
|---|---|---|
|
Latin Name
|
Common Name
|
Native
|
|
Acer x freemanii cultivars
|
Freeman maple cultivars
|
X
|
|
Acer saccharum
|
Sugar maple
|
X
|
|
Betula nigra cultivars
|
River birch cultivars
|
X
|
|
Carpinus betulus
|
European hornbeam
| |
|
Celtis occidentalis*
|
Hackberry
|
X
|
|
Ginkgo biloba*
|
Ginkgo*
| |
|
Gleditsia t. var. inermis*
|
Thornless honeylocust
|
X
|
|
Gymnocladus dioicus*
|
Kentucky coffee tree
|
X
|
|
Liquidambar styraciflua
|
Sweetgum
|
X
|
|
Nyssa sylvatica
|
Black tupelo
|
X
|
|
Ostrya virginiana
|
Hophornbeam
|
X
|
|
Quercus bicolor
|
Swamp white oak
|
X
|
|
Quercus coccinea
|
Scarlet oak
|
X
|
|
Quercus imbricaria
|
Shingle oak
|
X
|
|
Quercus phellos
|
Willow oak
|
X
|
|
Quercus rubra
|
Red oak
|
X
|
|
Tilia americana
|
Basswood
|
X
|
|
Ulmus x hybrids
|
Hybrid elm
| |
|
Zelkova serrata
|
Japanese zelkova
| |
|
NOTES:
| |
|
Cultivars of each species are acceptable.
| |
|
*
|
Indicates male/nonfruiting cultivar only.
|
|
Chart 2: Small Street Trees (less than 30 feet height)
| |||
|---|---|---|---|
|
Latin Name
|
Common Name
|
Native
|
Cultivars available 15 feet to 20 feet in Height
|
|
Acer buergerianum
|
Trident maple
| ||
|
Amelanchier species (single leader form)
|
Serviceberry species
|
X
|
X
|
|
Carpinus caroliniana
|
Ironwood (American hornbeam)
|
X
|
X
|
|
Cercis canadensis
|
Eastern redbud
|
X
|
X
|
|
Cornus alternifolia
|
Pagoda dogwood
|
X
| |
|
Chionanthus virginicus
|
White fringe tree
|
X
|
X
|
|
Cornus florida
|
Dogwood
|
X
|
X
|
|
Crataegus crus-galli var, inermis
|
Thornless cockspur hawthorn
|
X
| |
|
Crataegus phaenopyrum
|
Washington hawthorn
|
X
| |
|
Crataegus p. Ohio Pioneer
|
Ohio pioneer hawthorn
|
X
| |
|
Halesia tetraptera
|
Carolina silverbell
|
X
| |
|
Oxydendrum arboreum
|
Sourwood
|
X
| |
|
Prunus x 'Accolade'
|
Accolade cherry
| ||
|
Prunus s. 'Kwanzan' varieties
|
Kwanzan cherry
| ||
|
Prunus virginiana varieties
|
Choke cherry
|
X
| |
|
Syringa reticulata
|
Japanese tree lilac
| ||
|
NOTE:
|
|
Cultivars of each species are acceptable.
|
(2)
All species from the chart below are prohibited as street trees.
|
Chart 3: Prohibited Street Trees
| |
|---|---|
|
Latin Name
|
Common Name
|
|
Acer rubrum cultivars
|
All red maple cultivars
|
|
Acer platanoides
|
All Norway maple varieties
|
|
Pyrus calleryana
|
Bradford pear, and other cultivars
|
|
Populus species
|
Poplar, all species
|
|
Salix species
|
Willow, all species
|
6.
Service Area Screening.
A.
Adequate screening shall prevent direct views of loading areas, trash
bins, and storage areas outside an enclosed building, service areas,
and associated service driveways from adjacent properties or from
the public or private right-of-way.
B.
Screening shall consist of opaque ornamental fencing and/or decorative
masonry walls, minimum six feet in height, that are architecturally
compatible with the principal building.
7.
Detention Basins.
A.
Dry Basin.
(1)
All stormwater detention basins shall be landscaped in accordance
with the guidelines outlined in the latest edition of the Pennsylvania
Stormwater Best Management Practices Manual as published by the Pennsylvania
Department of Environmental Protection.
(2)
Plantings shall be installed so as not to interfere with the
proper function of the basin. Plantings shall not be installed on
any fill embankment or within 10 feet of the toe or top of a slope.[4]
[4]
Editor's Note: See Drawing SLD-5, Example of Naturalized Detention Basin, included as an attachment to this chapter.
B.
Naturalized Basin or Wet Pond.
(1)
All stormwater detention basins shall be landscaped in accordance
with the guidelines outlined in the latest edition of the Pennsylvania
Stormwater Best Management Practices Manual as published by the Pennsylvania
Department of Environmental Protection.
(2)
Plantings shall be installed so as not to interfere with the
proper function of the basin. Plantings shall not be installed on
any fill embankment or within 10 feet of the toe or top of a slope.[5]
[5]
Editor's Note: See Drawing SLD-5, Example of Naturalized Detention Basin, included as an attachment to this chapter.
8.
Vegetation on Constructed Slopes.
A.
All constructed slopes with a grade steeper than a 3:1 ratio shall
provide the following improvements.
B.
Cut Slopes.
(1)
Proposed cut slopes with a grade in excess of 3:1 shall provide
a minimum top dressing of six inches of topsoil and be planted with
a native seed mix free from any invasive species for the proposed
conditions. The applicant must demonstrate to the satisfaction of
the Township that the proposed seed mix is suitable for the exposure
and microclimate of the proposed slope.
C.
Fill Slopes.
(1)
Proposed fill slopes with a grade in excess of 3:1 shall be
planted with a native seed mix free from any invasive species for
the proposed conditions. The applicant must demonstrate to the satisfaction
of the Township that the proposed seed mix is suitable for the exposure
and microclimate of the proposed slope.
D.
All trees included in the planting program for steep slopes shall
be a minimum of one-inch caliper in size, fast-growing, and native
to Western Pennsylvania. See the recommended species list in § 22-612.9.
9.
Steep Slope Screening.
A.
Screening shall be provided for all proposed slopes steeper/greater
than a 3:1 ratio.
(1)
The required vegetation must be provided between the proposed
area to be graded and the abutting property line to visually screen
the proposed slope from the neighboring property.
(2)
The required vegetation shall be planted in a staggered row
and spaced 20 feet on center along the toe or top of slope, as required
above.
(3)
Where existing stand of trees sufficient to serve as a visual
screen occurs along a constructed steep slope, a fifty-foot preservation
strip may be substituted, in lieu of the steep slope screening.
(a)
Development activity shall not disrupt the root network of existing
vegetation within any preservation strip. The root zone of vegetation
located in a preservation strip shall be shown on the landscape plan
and correspond with the limits of disturbance.
(b)
Applicants seeking a preservation substitute shall provide an
existing tree assessment that identifies the type and size of all
canopy and evergreen trees within the preservation strip.
(4)
All required screening shall consist of an equal mix of deciduous
and evergreen trees. Species shall be selected from the chart below
or a suitable equivalent as approved by the Township.
|
Recommended Steep Slope Plant Material
| ||
|---|---|---|
|
Botanical Name
|
Common Name
|
Planting Size
|
|
JUNIPERUS VIRGINIANA
|
EASTERN RED CEDAR
|
Min. 6 feet ht.
|
|
ROBINA PSEUDOACACIA
|
BLACK LOCUST
|
Min. 1 inch cal.
|
|
RHUS AROMATICA
|
FRAGRANT SUMAC
|
Min. 1 inch cal.
|
|
RHUS GLABRA
|
SMOOTH SUMAC
|
Min 1 inch cal.
|
|
PRUNUS SEROTINA
|
BLACK CHERRY
|
Min. 1 inch cal.
|
|
CATALPA SPECIOSA
|
NORTHERN CATALPA
|
Min. 1 inch cal.
|
|
LIRIODENDRON TULIPIFERA
|
TULIPTREE
|
Min. 1 inch cal.
|
|
PINUS RIGIDA
|
PITCH PINE
|
Min. 6 feet ht.
|
|
PINUS STROBUS
|
EASTERN WHITE PINE
|
Min. 6 feet ht.
|
|
POPULUS GRANDIDENTATA
|
BIG- TOOTH ASPEN
|
Min 1 inch cal.
|
|
QUERCUS ALBA
|
WHITE OAK
|
Min. 1 inch cal.
|
|
CELTIS OCCIDENTALIS
|
COMMON HACKBERRY
|
Min. 1 inch cal.
|
10.
Public Streets No-Pave Setback.
A.
No-pave setbacks shall be provided along public streets as required in § 27-317 of the Zoning Ordinance.
B.
Landscaping. When required, the no-pave setback shall be planted with a minimum of one deciduous canopy tree and three shrubs or two ornamental trees and three shrubs per 30 linear feet of setback area. See Drawings Z-14 and Z-15 in Chapter 27, Attachment 9.
C.
Spacing. Spacing of the required trees within the no-pave setback
may be soldier-type spacing (one tree every 30 feet, on center, in
a row) or clustered spacing (one tree for each 30 feet, spaced irregularly
or in groups).
D.
No-pave setback plantings are not required wherever the Streetscape
Enhancement Overlay applies, and a building or parking lot is proposed
35 feet or less from the public street right-of-way.
11.
Nonresidential Site Perimeter Buffer.
A.
A minimum ten-foot-wide perimeter landscaping buffer shall be provided
around all nonresidential land development projects.
(1)
The site perimeter buffer shall be located along the property
lines of a site except for property lines that parallel public or
private streets.
(2)
No portion of the site perimeter buffer shall be paved except
for access drives, internal streets, and sidewalks that are perpendicular
to the buffer area to access the site or connect to adjacent developments.
B.
Landscaping. The site perimeter buffer shall include one deciduous
canopy tree and three shrubs or two evergreen trees and three shrubs,
per 30 linear feet.
C.
Existing Vegetation. Where an existing stand of trees sufficient
to serve as a visual screen occurs along the perimeter, a fifty-foot
preservation strip may be substituted, in lieu of the site perimeter
buffer plantings.
(1)
Development activity shall not disrupt the root network of existing
vegetation within any preservation strip. The root zone of vegetation
located in a preservation strip shall be shown on the landscape plan
and correspond with the limits of disturbance.
(2)
Applicants seeking a preservation substitute shall provide an
existing tree assessment that identifies the type and size of all
canopy and evergreen trees within the preservation strip.
D.
Site perimeter buffer requirements are not superseded by the landscaped
berm setback requirements.
E.
Exception. The site perimeter buffer is not required where the development
of two or more adjoining lots are being master planned together and
the property line to be buffered falls within a logical location for
a parking lot, drive aisle, or other paved area.
12.
Use Buffer.
A.
All development of nonresidential uses that are contiguous, abutting,
or adjacent to any residential zoned property shall maintain a fifty-foot
nondisturbance development buffer from the lot line abutting any residential
zoning district. The fifty-foot development buffer area shall not
be cleared of vegetation or graded, except that vegetation may be
disturbed to the extent that additional landscaping within the nondisturbance
buffer will enhance the buffer area.
B.
The buffer area shall provide an adequate buffer to visually screen
the proposed nonresidential use from off-site view. The nonresidential
buffer shall be planted with the following plants for every 100 linear
feet of lot line to be buffered. The plantings shall be planted in
staggered rows to provide an effective visual screen.
C.
Existing Vegetation. Where existing stand of trees sufficient to
serve as a visual screen occurs along the required buffer area, a
fifty-foot preservation strip may be substituted, in lieu of the nonresidential
buffer.
(1)
Development activity shall not disrupt the root network of existing
vegetation within any preservation strip. The root zone of vegetation
located in a preservation strip shall be shown on the landscape plan
and correspond with the limits of disturbance.
(2)
The applicants seeking a fifty-foot preservation substitute
shall provide an existing tree assessment that identifies the type
and size of all canopy and evergreen trees within the existing stand
of trees.
D.
The use buffer, when required, supersedes the site perimeter buffer
requirements.
E.
The use buffer is not superseded by the landscaped berm setback requirements.
13.
Nonresidential Landscaped Berm.
A.
Where parking, interior drive aisles, loading areas, building service
entrances, trash enclosures, or loading docks in a nonresidential
zoning district adjoin residential zoning districts, they shall provide
a landscaped berm along the lot line adjoining the residential zoning
district.
B.
Berm. The required earth berm shall be a minimum of five feet higher
than the finished elevation of the area to be screened. The berm must
have a crown width of at least three feet and may not have a slope
steeper than a 3:1 ratio.
C.
Landscaping. The landscaped berm shall provide an effective planting
screen with a staggered row of trees planted 15 feet on center.
(1)
The landscape berm shall have an equal mix of deciduous and
evergreen trees.
D.
Sliding Scale Options for a Required Landscaped Berm.
(2)
Use of a sliding scale option where the nonresidential development
is a conditional use shall be permitted only upon a showing of how
the proposed use will impact the adjacent site and how that impact
will be mitigated through the implementation of a sliding scale option.
(a)
Use of the sliding scale will be approved only upon showing
that the proposed buffer is a more efficient, attractive, and harmonious
design solution.
[Ord. 96-266, 5/2/1996]
In all plans where public water is provided, fire hydrants shall
be installed at accessible appropriate locations to give adequate
fire protection as outlined by the National Board of Fire Underwriters.
[Ord. 96-266, 5/2/1996]
Land proposed for subdivision and land development shall not be developed or changed by grading, excavating or by the removal or destruction of the natural topsoil, trees or other vegetative cover except in conformity with Public and Private Improvements Code [Chapter 17] and 25 Pa.Code, Chapter 102, "Erosion Control." The erosion and sedimentation control plan shall be submitted to the County Planning Commission and the County Conservation District for review and approval unless a determination has been made by the County Planning Commission and the County Conservation District that a plan is not required.
[Ord. 96-266, 5/2/1996; as amended by Ord. 2014-445, 6/5/2014]
Pedestrian and pedestrian/bicycle facilities shall be designed and constructed to the standards and specifications of the Township's Bicyclist and Pedestrian Connections Plan and Public and Private Improvements Code [Chapter 17].
[Ord. 96-266, 5/2/1996]
Recreation open space shall meet the following standards:
A.
Minimum size: 2,178 square feet per dwelling unit or residential
lot; and 125 square feet for every 2,500 square feet of nonresidential
gross building floor area.
[Amended by Ord. 2014-445, 6/5/2014]
B.
Vehicular access: shall be easily and safely accessible from all
areas of the development, have adequate ingress and egress, including
meeting applicable site distance and other standard requirements,
and have a minimum of 250 feet of frontage on a public or proposed
public street.
C.
Location: shall be centrally located within a residential development
site, on one parcel of land with no intervening land, and shall be
located within a nonresidential development site in an area that is
most conducive for a pedestrian gathering area.
[Amended by Ord. 2014-445, 6/5/2014]
D.
Size and Shape: Size and shape shall be suitable for development
as a park, and no single side of the land shall amount to more than
35% of the perimeter.
E.
Maximum Finished Slope and Land Disturbance: The finished grade shall
have a slope of 4% or less.
F.
Pedestrian Access: shall be accessible to each dwelling unit and
each nonresidential lot in the development via pedestrian easement
or dedicated right-of-way within which sidewalks shall be built by
developer prior to acceptance by the Township. For nonresidential
developments, recreation open space shall be accessible by way of
pedestrian easements and/or dedicated right-of-way in a manner which
is approved by the Township as providing access in a safe and efficient
manner for likely users.
[Amended by Ord. 2014-445, 6/5/2014]
G.
Utilities and Vegetation: shall be in reasonable proximity to utilities,
including water, sanitary sewer, electric, and shall have established
vegetation thereon.
H.
Use Limitations: shall be free from encumbrances or liens which would
prevent, limit or restrict its use in any way.
I.
Wetlands: shall not include areas defined as wetlands by either the
Army Corps of Engineers or the Pennsylvania Department of Environmental
Protection.
J.
Floodplains: shall not include any areas defined as floodplains by
the Federal Emergency Management Agency.
[Amended by Ord. 2015-454, 5/6/2015]
K.
Utility Easements: not more than 15% can be encumbered by utility
easements other than those servicing the parcel.
L.
Timing of Dedication: shall be deeded to the Township at the time
of recording of the final plat. If a plat is developed and constructed
in phases, the land proposed for dedication to the public shall be
deeded to the Township together with the recording of the final plat
containing the land being dedicated and shall be dedicated and deeded
to the Township not later than the phase when the total cumulative
percentage of residential lots or dwelling units, and not later than
the phase when the total cumulative percentage of nonresidential lots,
approved for recording in the phases of the plat reaches 35% of the
total residential lots or dwelling units, and in the phases of the
plat reaches 35% of the total nonresidential lots, in all phases of
the plat or land development granted preliminary approval.
[Amended by Ord. 2014-445, 6/5/2014]
M.
Conformity with Township Recreation and Open Space Plan: All land
proposed for dedication as recreation open space shall be suitable
for the use intended and be located and designed in accordance with
the approved Recreation Plan.
[Amended by Ord. 2014-445, 6/5/2014]
N.
Modifications for Sites Less Than Five Acres: If the land to be dedicated
to the Township is less than five acres, the Supervisors may waive
any of the above criteria if such land fits within the Township's
Comprehensive Plan for linear parks and greenways and the Comprehensive
Recreation and Open Space Plan of 2012, as amended.
[Amended by Ord. 2014-445, 6/5/2014]
[Ord. 96-266, 5/2/1996; as amended by Ord. 99-299, 11/23/1999,
§ 3]
1.
Conformity to the Pennsylvania Storm Water Management Act. Stormwater
management facilities, including provisions for the continuing maintenance
of the facilities, shall be adequate as determined by the Township
Engineer to ensure that the maximum rate of stormwater runoff is no
greater after development than prior to development activities; or
that the quantity, velocity and direction of the resulting stormwater
runoff will be managed in a manner which adequately protects health
and property from possible injury; and that the stormwater management
facilities will be adequate for the anticipated runoff when the area
is fully developed.
2.
Surface Drainage. Drainage ditches or channels shall be used at the
discretion of the developer, if approved by the Township Engineer,
to control surface drainage. When used, they shall have a minimum
gradient of 1% and be seeded to prevent erosion.
3.
Storm Sewers. Storm sewers installed shall have a minimum diameter
of 15 inches and a minimum gradient of 1%.
4.
Roof and Foundation Drains. All roof drains shall be connected to
the storm sewer system where accessible or connected to a sump in
accordance with this Code.
5.
Drainage Affecting Adjoining Property. Whenever construction stops
or concentrates the natural flow of surface drainage in such a way
as to affect adjoining properties, written approval must be obtained
from the adjoining property owners. Where storm drainage is piped
onto adjoining properties other than natural watercourses, written
permission, a release of damages and right-of-way must be obtained
from the adjoining property owners before final approval is granted
by the Township. Approval of plans by the Township does not authorize
or sanction drainage affecting adjoining properties.
6.
Bridges and Culverts. All bridges and culverts shall be designed
to support expected loads and to carry expected flows and shall meet
the current specifications and standards of the Commonwealth of Pennsylvania,
Department of Transportation. A permit must be obtained from the Commonwealth
of Pennsylvania, Department of Environmental Protection, for any construction
or changes in a watercourse which is subject to its rules, regulations,
and requirements of the Pennsylvania Code.
7.
Stormwater Detention Facilities. There shall be reserved in all residential
subdivisions of more than five acres including more than four building
lots, one or more areas for the temporary detention of overland stormwater
runoff. Said common detention area shall be identified on the preliminary
plat and shall be incorporated as described in a covenant and deed
restrictions document to be filed with the final application. The
covenants and deed restrictions document shall also include:
A.
A mechanism for the transfer of title to all homeowners of the subdivision
of that area upon which the common temporary detention facility is
situate.
B.
Provisions for the collection of monthly or annual fees for the maintenance
of the common detention facilities.
C.
A procedure for the deposition of fees collected into an account
from which payment for maintenance is withdrawn.
D.
A procedure for the designation of an individual or individuals responsible
for the monitoring of said account and for the collection and dispersal
of fees.
E.
A minimum twenty-foot access easement shall be provided to a public
right-of-way for service by maintenance vehicles and equipment.
F.
A statement of non-liability shall be included on the final plat
for recording which indemnifies Township from maintenance responsibilities
or damages occurring because of the negligence of the homeowners responsible
for maintenance of the temporary detention facilities.
[Ord. 96-266, 5/2/1996]
1.
Every lot in a subdivision or land development shall be capable of
being served by utilities, and the necessary easements shall be provided.
2.
Electric, gas and other utility distribution lines shall be installed
underground within public rights-of-way or within property easements,
subject to the laws of the commonwealth and except where development
is in the identified floodplain area and the requirements of § 22-620.F
of this chapter supersede this requirement for underground installation.
3.
To the fullest extent possible, underground utility lines located
in street right-of-way shall not be installed beneath existing or
proposed paved areas and in any case shall be installed prior to the
placement of any paving.
4.
If a lot abuts an easement or right-of-way with existing overhead
electrical, telephone, television, or other service lines, the lot
may utilize the overhead lines, but service connections shall be installed
underground. Where a subdivision or land development requires a road
widening or service extension which necessitates the replacement or
relocation of overhead lines, replacement or relocation shall be underground.
5.
Cable Television Lines. All cable television lines and wires shall
be installed underground in any subdivision or land development. The
design standards for such underground cable television lines shall
be in accordance with the laws of the Commonwealth of Pennsylvania
and federal laws. Cable shall be installed at a minimum depth of one
foot.
[Ord. 96-266, 5/2/1996; as amended by Ord. 99-299, 11/23/1999,
§ 3]
1.
Placement.
A.
Permanent monuments shall be installed at or near the beginning and
ends of tangent sections of all streets to provide permanent horizontal
control and shall be installed after all the grading of lots has been
completed and referenced. Perimeter monuments shall be installed as
specified by the Township Engineer. Perimeter monuments shall be set
prior to construction.
B.
All lot corner markers shall be noted on the subdivision plan.
C.
The location of monuments shall be identified on the Pennsylvania
Plane Coordinate System - NAD 83 or 27, where feasible.
D.
All monuments and markers shall be placed by a surveyor prior to
approval of the final plan, or an improvement security sufficient
to cover their cost of installation shall be provided.
[1]
Editor's Note: Former § 22-620, Standards for Development
in the Identified Floodplain Area, adopted by Ord. 96-266, 5/2/1996,
as amended, was repealed 5/6/2015 by Ord. 2015-454.
