A.
The purpose and
objective of the conservation overlay districts is to implement the
goals, objectives and policies of the Muhlenberg Township Comprehensive
Plan which pertain to conservation management, environmental resource
protection, natural resources, and open space preservation. In order
to strategically implement these goals, objectives and policies, the
following conservation overlay districts are hereby established:
Floodplain Overlay District
|
Wetlands and Hydric Soil Overlay District
|
Steep Slope Overlay District
|
Woodland Protection and Management Overlay District
|
Carbonate Geology Overlay District
|
B.
The conservation
overlay districts incorporated under this article include provisions
to supplement and enhance the existing underlying district regulations
for certain land areas and water features. These supplemental regulations
should not replace the existing underlying zoning district regulations.
In cases where the conservation overlay districts should overlap,
the more restrictive standards and specifications shall apply.
C.
The land and
water areas encompassed by the conservation overlay districts shall
be subject to the interpretation of the Zoning Officer or a qualified
professional, as designated by the Board of Commissioners.
D.
Should a dispute
arise concerning the interpretation of the boundaries or limits of
those land or water areas encompassed by the conservation overlay
districts, the person aggrieved by the interpretation may file an
appeal with the Zoning Hearing Board. In all cases, the burden of
proof and submission of technical evidence shall be the responsibility
of the person appealing the interpretation of the Zoning Officer or
other qualified professional, as designated by the Board of Commissioners.
A.
The Floodplain
Overlay District shall be a conservation overlay to the underlying
zoning districts of Muhlenberg Township. The purpose and objective
of the Floodplain Overlay District are outlined as follows:
(1)
To promote
the general health, welfare and/or safety of the community.
(2)
To encourage
the utilization of appropriate construction practices in order to
prevent or minimize flood damage in the future.
(3)
To minimize
danger to public health by protecting water supply and natural drainage.
(4)
To reduce
the financial burdens imposed on the community, its governmental or
municipal units, and its residents by preventing excessive development
in areas subject to flooding.
(5)
To require
all those uses, activities and development that do occur in flood-prone
areas to be protected and or floodproofed against flooding and flood
damage.
(6)
To comply
with federal and state floodplain management requirements.
(7)
To implement
the recommendations concerning natural features, conservation management
and land use, as outlined within the Muhlenberg Township Comprehensive
Plan.
B.
The Floodplain Overlay District shall include the land or water areas which are inundated or contained within such flood-prone features, including the floodway, the floodway fringe, the one-hundred-year floodplain, the special floodplain area, and the general floodplain area. These flood-prone features are further defined under Chapter 183, Flood Damage Prevention, of the Muhlenberg Township Code and by the Federal Emergency Management Agency.
C.
The limits of
the Floodplain Overlay District are identified in the most recent
Flood Insurance Study and Flood Insurance Rate Maps, as prepared and
issued by the Federal Emergency Management Agency.
D.
All proposed uses, improvements and development requirements shall conform with the provisions specified under Chapter 183, Flood Damage Prevention, of the Muhlenberg Township Code.
E.
All application procedures, administrative controls, technical provisions, permitted land uses, activities requiring special exceptions, existing or nonconforming provisions, variance procedures, and technical definitions are specified within Chapter 183, Flood Damage Prevention, of the Muhlenberg Township Code.
A.
The Wetlands
and Hydric Soil Overlay District shall be a conservation overlay to
the underlying zoning districts of Muhlenberg Township. The purpose
and objective of the Wetlands and Hydric Soil Overlay District Overlay
District are outlined as follows:
(1)
To direct
growth, development and revitalization efforts by considering environmentally
sensitive land areas.
(2)
To achieve
and sustain a high quality natural resource system and to protect
a natural diversity of ecosystems.
(3)
To provide
aquatic habitats which are essential breeding, rearing and feeding
grounds for many species of fish, plants and other wildlife.
(4)
To develop
a protective zone to serve as a natural filter in the removing of
pollutants such as bacteria, acid and sediment from groundwater and
surface water.
(5)
To implement
an effective hydrological and stormwater management program that adequately
addresses surface drainage, groundwater recharge and soil erosion
control measures.
(6)
To implement
best management practices.
(7)
To implement
the recommendations concerning natural features, conservation management
and land use, as outlined within the Muhlenberg Township Comprehensive
Plan.
B.
The Wetlands
and Hydric Soil Overlay District shall include the following land
and water features:
(1)
All areas
delineated as wetlands on the most recent National Wetlands Inventory
Maps as prepared by the United States Fish and Wildlife Service.
(2)
All areas
delineated as wetlands by a qualified professional or soil scientist
with experience in delineating wetlands.
(3)
All areas
delineated as wetlands by the United States Army Corps of Engineers
as part of a jurisdictional determination.
(4)
All areas
encompassed by hydric soils, as defined and mapped by the United States
Department of Agriculture, Natural Resources Conservation Service.
(5)
All areas
encompassed by high water table soils with hydric characteristics,
as defined and mapped by the United States Department of Agriculture,
Natural Resources Conservation Service.
C.
All uses permitted
within the underlying zoning districts shall be permitted as part
of the Wetlands and Hydric Soil Overlay District, provided that the
land area intended to facilitate the proposed use and related site
improvements has not been delineated as a wetlands area by the United
States Army Corps of Engineers, the Pennsylvania Department of Environmental
Protection, the Berks County Conservation District, or by a qualified
professional or soil scientist with experience in delineating wetlands.
D.
For all subdivision
or land development applications involving areas with hydric soils
and/or areas considered to be wetlands, a qualified professional or
soil scientist with experience in delineating wetlands shall conduct
a field investigation and delineate the limits of the wetlands on
the parcel of land being subdivided or developed. As part of this
requirement, a report containing the field investigation notes, wetland
data sheets, summary, conclusions and resume of the person(s) responsible
for the field investigation shall be issued to Muhlenberg Township
for review and consideration. Further, the subdivision plan or land
development plan shall contain a certification note that has been
endorsed by the qualified person(s) responsible for the field investigation
and the wetlands delineation, as accurately depicted on the subdivision
plan or land development plan.
E.
For all areas
that have been delineated as a wetlands area, the following provisions
and restrictions shall apply:
(1)
No wetland
encroachment or earth disturbance activities shall be permitted unless
the appropriate permits or approvals have been obtained from the Pennsylvania
Department of Environmental Protection and/or the United States Army
Corps of Engineers.
(2)
If a jurisdictional
determination has been issued by the United States Army Corps of Engineers,
there shall be no requirements for a buffer zone from the areas that
have been delineated as wetlands.
(3)
If a jurisdictional
determination has not been issued by the United States Army Corps
of Engineers, a twenty-five-foot buffer zone shall be applied to all
areas that have been delineated as wetlands, as measured from the
perimeter of the wetlands area. Unless otherwise permitted by Muhlenberg
Township, no encroachment or earth disturbance activities shall be
permitted within the required buffer zone. The buffer zone may be
reduced or eliminated by the Board of Commissioners if the applicant
can sufficiently demonstrate that there will be no degradation or
negative impacts to the wetlands as a result of the reduction or elimination
of the buffer zone.
(4)
All areas
delineated as wetlands within Muhlenberg Township are subject to the
land use restrictions and controls as specified by Muhlenberg Township,
the Pennsylvania Department of Environmental Protection and/or the
United States Army Corps of Engineers. Where encroachments or earth
disturbance activities are proposed for any improvements, the appropriate
approvals or permits must be obtained by the applicant from the governing
agency.
F.
Unless otherwise
permitted by the Pennsylvania Department of Environmental Protection,
no on-lot sewage disposal system shall be located within any area
of the Wetlands and Hydric Soil Overlay District.
G.
Unless otherwise
required by Muhlenberg Township, a wetlands delineation shall be conducted
for all areas in which earth disturbance activities or improvements
are proposed within the Wetlands and Hydric Soil Overlay District.
A.
The Steep Slope
Overlay District shall be a conservation overlay to the underlying
zoning districts of Muhlenberg Township. The purpose and objective
of the Steep Slope Overlay District are outlined as follows:
(1)
To protect
certain land areas classified as "steep slopes" from inappropriate
subdivision and land development activity which could result in accelerated
erosion, increased volume and velocity of stormwater, and degradation
of surface waters.
(2)
To permit
only those uses of steep slopes which are compatible with the conservation
of the natural conditions, habitats and environment by maintaining
existing topographical conditions and minimizing earth disturbance
activities.
(3)
To encourage
the utilization of appropriate construction and land development practices.
(4)
To direct
growth, development and revitalization efforts by considering environmentally
sensitive areas.
(5)
To implement
the recommendations concerning natural features, conservation management
and land use, as outlined within the Muhlenberg Township Comprehensive
Plan
B.
The Steep Slope
Overlay District shall include the following three slope categories:
(1)
Category
1 slopes: All land areas in which the topographical conditions have
a range of slope between 10% and 20% in slope in predevelopment conditions,
where the difference in vertical elevation ranges between five and
10 feet over a horizontal distance of 50 feet as measured in any given
direction
(2)
Category
2 slopes: All land areas in which the topographical conditions have
a range of slope between 20% and 30% in slope in predevelopment conditions,
where the difference in vertical elevation ranges between 10 and 15
feet over a horizontal distance of 50 feet as measured in any given
direction.
(3)
Category
3 slopes: All land areas in which the topographical conditions exceed
a slope of 30% in slope in predevelopment conditions, where the difference
in vertical elevation is 15 feet or more over a horizontal distance
of 50 feet as measured in any given direction.
C.
All uses permitted
within the underlying zoning districts shall be permitted as part
of the Steep Slope Overlay District, provided that the lot or parcel
intended to facilitate the proposed use and related site improvements
does not conflict with the provisions of the Steep Slope Overlay District.
D.
The following
subdivision and land development provisions shall apply to all lots
or parcels, regardless of their size, where at least 10% of the lot
or parcel includes Category 1 slopes:
(1)
Where feasible,
the principal building and use shall not be located on Category 1
slopes.
(2)
The maximum
building coverage for the proposed use, as specified by the zoning
district requirements, shall be reduced by 10%.
(3)
The maximum
lot coverage for the proposed use, as specified by the zoning district
requirements, shall be reduced by 10%.
(4)
Unless otherwise
permitted by Muhlenberg Township, the final grading on any lot or
parcel with Category 1 slopes shall not exceed a three-to-one side
slope or horizontal-to-vertical ratio for any area which has been
disturbed as a result of the improvements. Grades exceeding a three-to-one
ratio may be permitted by Muhlenberg Township, provided the following
conditions apply: the grading and earth disturbance impacts will be
minimized; the stabilization of adjacent land areas will be enhanced;
the stormwater runoff will be sufficiently controlled; the site improvements
will be designed, constructed and installed considering best engineering
practices that are acceptable to the Muhlenberg Township Engineer
and Zoning Officer; and that the health, safety and general welfare
of the community has been considered.
E.
The following
subdivision and land development provisions shall apply to all lots
or parcels, regardless of their size, where at least 10% of the lot
or parcel includes Category 2 slopes:
(1)
The principal
building and use may be located on Category 2 slopes, provided that
a professional engineer, licensed within the Commonwealth of Pennsylvania,
submits documentation to Muhlenberg Township indicating that the construction
methods to be utilized can overcome adverse impacts associated with
steep slopes, erosion and stabilization. All such documentation shall
be signed and sealed by the professional engineer and subject to the
approval of Muhlenberg Township.
(2)
Where feasible,
all accessory buildings, uses and driveways shall not be located on
or traverse through Category 2 slopes.
(3)
The maximum
building coverage for the proposed use, as specified by the zoning
district requirements, shall be reduced by 15%.
(4)
The maximum
lot coverage for the proposed use, as specified by the zoning district
requirements, shall be reduced by 15%.
(5)
Unless otherwise
permitted by Muhlenberg Township, the final grading on any lot or
parcel with Category 2 slopes shall not exceed a three-to-one side
slope or horizontal-to-vertical ratio for any area which has been
disturbed as a result of the improvements. Grades exceeding a three-to-one
ratio may be permitted by Muhlenberg Township, provided the following
conditions apply: the grading and earth disturbance impacts will be
minimized; the stabilization of adjacent land areas will be enhanced;
the stormwater runoff will be sufficiently controlled; the site improvements
will be designed, constructed and installed considering best engineering
practices that are acceptable to the Muhlenberg Township Engineer
and Zoning Officer; and that the health, safety and general welfare
of the community has been considered.
(6)
Municipal,
utility and conservation uses shall be permitted on Category 2 slopes.
F.
The following
subdivision and land development provisions shall apply to all lots
or parcels, regardless of their size, where at least 10% of the lot
or parcel includes Category 3 slopes:
(1)
The principal
building and use shall not be located on Category 3 slopes.
(2)
All accessory
buildings, uses and driveways shall not be located on or traverse
through Category 3 slopes.
(3)
The maximum
building coverage for the proposed use, as specified by the zoning
district requirements, shall be reduced by 20%.
(4)
The maximum
lot coverage for the proposed use, as specified by the zoning district
requirements, shall be reduced by 20%.
(5)
Unless otherwise
permitted by Muhlenberg Township, the final grading on any lot or
parcel with Category 3 slopes shall not exceed a three-to-one side
slope or horizontal-to-vertical ratio for any area which has been
disturbed as a result of the improvements. Grades exceeding a three-to-one
ratio may be permitted by Muhlenberg Township, provided the following
conditions apply: the grading and earth disturbance impacts will be
minimized; the stabilization of adjacent land areas will be enhanced;
the stormwater runoff will be sufficiently controlled; the site improvements
will be designed, constructed and installed considering best engineering
practices that are acceptable to the Muhlenberg Township Engineer
and Zoning Officer; and that the health, safety and general welfare
of the community has been considered.
(6)
Municipal,
utility and conservation uses shall be permitted on Category 3 slopes.
G.
Where a lot or
parcel of land includes more than one slope category, the more restrictive
provisions specified by this section shall apply.
H.
All applications
involving a building permit, subdivision and/or land development plan
shall include a detailed topographical analysis which includes a depiction
of the slope categories at a scale of one inch equaling 50 feet. The
Zoning Officer or other qualified professional, as designated by the
Board of Commissioners, shall review the accuracy of the topographical
analysis. Where necessary, field verification should be conducted
by the applicant to verify the accuracy of the topographical analysis.
A.
The Woodland
Protection and Management Overlay District shall be a conservation
overlay to the underlying zoning districts of Muhlenberg Township.
The purpose and objective of the Woodland Protection and Management
Overlay District are outlined as follows:
(1)
To protect
areas classified as woodlands from inappropriate subdivision, land
development and conservation management activities.
(2)
To acknowledge
that woodlands are a vital resource and provide a number of community
benefits, including minimizing erosion on areas of steep slopes and
stream banks; improving groundwater quality and quantity by filtering
out pollution and sediment; providing wildlife habitats for plants
and animals; providing effective stormwater management and erosion
control; providing shade from direct sunlight and reducing temperatures;
stabilizing adverse climate conditions by providing buffers and wind
breaks; providing active and passive recreation opportunities; enhancing
the scenic characteristics; and reducing air pollution by absorbing
airborne pollutants.
(3)
To establish
forestry and timber regulations that will effectively promote good
forest stewardship, protect the rights of adjoining property owners,
and minimize the potential of adverse environmental impacts created
by inappropriate timber harvesting.
(4)
To minimize
the clear-cutting of woodlands and other earth disturbance activities
which may create adverse environmental and ecological impacts.
(5)
To implement
the recommendations concerning natural features, conservation management
and land use, as outlined within the Muhlenberg Township Comprehensive
Plan.
B.
The Woodland
Protection and Management Overlay District shall include the following
activities:
(1)
Woodland extraction and tree replacement provisions, which apply to all subdivision and land development activities subject to § 355-33 of the Muhlenberg Township Code.
(2)
Forestry, timber harvesting, tree harvesting and logging regulations, which apply to all operations involved with the cutting down of trees and removal of logs from woodlands or forests for the primary purpose of sale and commercial processing into wood products subject to § 355-34 of the Muhlenberg Township Code.
A.
Woodland extraction
shall be permitted within all underlying zoning districts, provided
it is conducted in a manner to facilitate all necessary site improvements,
as identified on an approved subdivision plan, land development plan,
erosion and sedimentation control plan, and/or building permit. For
the purposes of this chapter, "woodland extraction" is hereby defined
as the clear-cutting or removal of mature trees, as measured six inches
or more in caliper, to provide area for improvements on an individual
lot or parcel of land, as the mature trees exist in predevelopment
conditions.
B.
The following
provisions shall apply to all lots or parcels, regardless of their
size, where woodland extraction measures are proposed on at least
20% but less than 40% of the lot or parcel, as the mature trees exist
in predevelopment conditions:
(1)
The removal
of mature trees and other significant vegetation shall be mitigated
by the replacement of two trees per lot or parcel. At least one tree
shall be considered as a street tree, with a minimum caliper of three
inches and located 10 feet from the street right-of-way line. The
other tree shall have a minimum caliper of two inches and shall be
planted within the internal area of each lot or parcel.
(2)
For areas
designated as common open space or utility parcels, the removal of
mature trees and other significant vegetation shall be mitigated by
the replacement of five trees per acre. Where feasible, street trees
should be incorporated into the landscaping design. All street trees
shall have a minimum caliper of three inches and be located at least
10 feet from the street right-of-way line. The other trees shall have
a minimum caliper of two inches and shall be planted within the internal
area of the common open space or unity parcel.
(3)
In order
to satisfy these conditions, the applicant shall submit a landscaping
plan to Muhlenberg Township for review and consideration. Unless otherwise
permitted by the Board of Commissioners, the landscaping plan shall
be prepared by a landscape architect, registered within the Commonwealth
of Pennsylvania. The size, type or species, location, and planting
specification of the replacement trees as well as all vegetation shall
be specified on the landscaping plan.
(4)
Where the
provisions of this section cannot be feasibly implemented, the required
replacement trees shall be planted in an area designated as common
open space within the development or any parcel of land owned and
maintained by Muhlenberg Township. The location of these replacement
trees shall be subject to approval by the Board of Commissioners.
C.
The following
provisions shall apply to all lots or parcels regardless of their
size where woodland extraction measures are proposed on at least 40%
but less than 60% of the lot or parcel, as the mature trees exist
in predevelopment conditions:
(1)
The removal
of mature trees and other significant vegetation shall be mitigated
by the replacement of three trees per lot or parcel. At least one
tree shall be considered as a street tree, with a minimum caliper
of three inches and located 10 feet from the street right-of-way line.
The other two trees shall have a minimum caliper of two inches and
shall be planted within the internal area of each lot or parcel.
(2)
For areas
designated as common open space or utility parcels, the removal of
mature trees and other significant vegetation shall be mitigated by
the replacement of 10 trees per acre. Where feasible, street trees
should be incorporated into the landscaping design. All street trees
shall have a minimum caliper of three inches and be located at least
10 feet from the street right-of-way line. The other trees shall have
a minimum caliper of two inches and shall be planted within the internal
area of the common open space or utility parcel.
(3)
In order
to satisfy these conditions, the applicant shall submit a landscaping
plan to Muhlenberg Township for review and consideration. Unless otherwise
permitted by the Board of Commissioners, the landscaping plan shall
be prepared by a landscape architect, registered within the Commonwealth
of Pennsylvania. The size, type or species, location, and planting
specification of the replacement trees as well as all vegetative cover
shall be specified on the landscaping plan.
(4)
Where the
provisions of this section cannot be feasibly implemented, the required
replacement trees shall be planted in an area designated as common
open space within the development or any parcel of land owned and
maintained by Muhlenberg Township. The location of these replacement
trees shall be subject to approval by the Board of Commissioners.
D.
Unless otherwise
approved by the Board of Commissioners, woodland extraction measures
should not account for the removal or clear-cutting of 60% of the
mature trees that are located on a lot or parcel in predevelopment
conditions.
E.
If additional
trees are removed or extracted for the purposes of grading or municipal
improvements during the construction sequence, the applicant shall
replace all such trees at a ratio of three replacement trees per each
mature tree that has been incidentally timbered and/or cleared. The
type and location of all such replacement trees shall be subject to
the approval of the Board of Commissioners.
A.
Forestry, timber
harvesting, tree harvesting and/or logging shall be permitted within
all underlying zoning districts, provided it is conducted in accordance
with the provisions of this section of the Muhlenberg Township Code.
B.
A permit shall
be required from Muhlenberg Township for any forestry, logging, timber
harvesting and/or tree harvesting activities where five or more trees
per acre are removed from any lot or parcel per year. It shall be
unlawful for any person to engage in any forestry, timber harvesting,
tree harvesting and/or logging on any lot or parcel of land within
Muhlenberg Township without first submitting a forest management plan
and securing the proper permits. Unless otherwise required by Muhlenberg
Township, the following permit application procedures and requirements
shall apply:
(1)
A complete
application and filing fee shall be submitted by the applicant or
person engaged with the proposed forestry, timber harvesting, tree
harvesting or logging activities, as imposed by resolution by the
Board of Commissioners.
(2)
A forest
management plan of the property where the proposed forestry, timber
harvesting, tree harvesting or logging activity shall occur, which
includes the following:
(a)
An identification
of the concerned property; the legal owners of the property; the mailing
address(s) and phone number(s) of the legal property owners, operators
and applicant, at which they can be reached during normal business
hours.
(b)
The property's
boundaries as well as the specific areas of the site on which the
work is to be performed and describing existing and proposed improvements
and features of the property and the area surrounding the site of
the work, including topography, existing vegetation, watercourses,
man-made features, the affected watersheds and other natural features.
(c)
A topographical
survey of the site, depicting topographic features, both existing
and proposed, at a suitable scale of no less than one inch equals
50 feet and with contour intervals of no more than two feet, prepared
by a registered surveyor or registered engineer, including a boundary
line survey, the location and description of vegetative cover, soil
types and other pertinent existing natural or man-made features.
(d)
A complete
description of the planned forestry, timber harvesting, tree harvesting
or logging operation, as well as a description of the planned replanting
of the lot, as prepared and submitted by an approved forester. Where
no replanting is planned, a statement from the approved forester describing
the reasons why, in his opinion, the characteristics of the lot and
vegetation situate thereon make natural regeneration appropriate or
why such replanting is not otherwise necessary.
(e)
An analysis
by the approved forester of the soil erosion likely to occur as a
result of the planned forestry, timber harvesting, tree harvesting
or logging operation and recommended counter-erosion measures.
(f)
A description
of the counter-erosion measures that will be utilized by the landowners.
(g)
A drawing
showing the design, construction, maintenance and retirement of the
access system, including haul roads, skid roads, skid trails and landings.
(h)
The location
of protective fencing for areas which are not to be harvested.
(i)
An estimated
starting and completion date for the timber harvesting, tree harvesting
or logging activities.
(j)
The location
of the proposed temporary off-street parking and loading spaces which
shall accommodate the maximum number of employees of the logging,
timber harvesting or tree harvesting activities during the greatest
shift.
(3)
A soil erosion and sediment control plan of the property where the proposed forestry, timber harvesting, tree harvesting or logging activity shall be, which shall be submitted in accordance with the provisions of Chapter 310, Subdivision and Land Development, of the Muhlenberg Township Code.
(4)
A stormwater management plan of the property where the proposed forestry, timber harvesting, tree harvesting or logging activity shall be submitted in accordance with the stormwater management provisions of Chapters 297, Stormwater Management, and 310, Subdivision and Land Development, of the Muhlenberg Township Code.
(5)
Complete
copies of any permits or licenses, as required by federal or commonwealth
laws and regulations.
C.
The requirements of this section of the chapter shall be in addition to rather than in substitution of those provisions of the Muhlenberg Township Subdivision and Land Development Ordinance (Chapter 310) relating to stormwater and surface water drainage, grading and erosion control, and stormwater management.
D.
Where applicable,
a separate application shall be required for each permit. Three copies
of all permit and plan documents, as referred to in this section,
shall be submitted with each application, one of which, at the discretion
of the Muhlenberg Township Zoning Officer or Engineer, shall be submitted
to the Berks County Conservation District for review and comment.
E.
The following
regulations shall apply to all forestry, timber harvesting, tree harvesting
and logging operations within Muhlenberg Township:
(1)
Felling or
skidding on or across any public road is prohibited without the express
written consent of Muhlenberg Township or the Pennsylvania Department
of Transportation, whichever is responsible for maintenance of the
public road.
(2)
No tops or
slash shall be left within 25 feet of any public road right-of-way.
(3)
All tops
and slash between 25 and 50 feet from a public road right-of-way or
private road providing access to adjoining residential property or
within 50 feet of adjoining residential property shall be lopped to
a maximum height of four feet above the surface of the ground.
(4)
No tops or
slash shall be left on or across the boundary of any property adjoining
the operation.
(5)
Litter resulting
from the forestry, timber harvesting, tree harvesting or logging operation
shall be removed from the property at least once every seven days.
(6)
All holes
created in the course of any tree harvesting operation shall be filled
to grade with soil.
(7)
The total
number of trees harvested over any three-year period may not exceed
65% of the total basal area per acre in interior areas, other than
those described in this section.
(8)
In areas
within 50 feet of lot boundaries, the total number of trees harvested
over any three-year period may not exceed 40% of the total basal area
per acre in such area. Moreover, harvesting in these boundary areas
may not be undertaken in such a manner as to concentrate most or all
or the tree harvesting in portions of such boundary areas if the result
thereof would be the harvesting of more than 40% of the trees in such
portions.
(9)
No timber
harvesting, tree harvesting or logging operation shall occur within
100 feet of any watercourse.
(10)
All land
areas and properties which are used for timber harvesting, tree harvesting
or a logging operation shall be reseeded in compliance with the forest
management plan and erosion and sediment control plan required by
the Muhlenberg Township Code.
(11)
It shall
be the responsibility of the landowner and operator to ensure that
tops and slash are appropriately disposed from the property and are
not burned within the Township.
F.
The following
provisions for inspections, permit fees, and permit approval shall
apply to all forestry, timber harvesting, tree harvesting and logging
operations within Muhlenberg Township:
(1)
The Board
of Commissioners shall, by resolution, establish a schedule of fees
for all permit applications required by this section of the chapter.
The required fee shall be submitted with the application, which shall
not be considered for approval until the application fee is paid.
(2)
The Muhlenberg
Township Engineer or Zoning Officer shall review the applicant's permit
application, together with all plans, surveys, schedules, design criteria
and other documents submitted or required to be submitted as part
of the permit application procedure, together with any and all amendments
thereto, and shall prepare a report of his findings and recommendations
with respect to the same as he shall determine necessary prior to
the issuance of any permit or permits. The cost of all such plan review
and inspections shall be paid for by the applicant.
(3)
To ensure
payment of all review and inspection fees, at the time of application
the applicant shall deposit with Muhlenberg Township a sum sufficient
to cover the costs of such plan review, together with the cost of
any inspections by the Muhlenberg Township Engineer or Zoning Officer.
(4)
The Muhlenberg
Township Engineer or Township Zoning Officer shall approve and issue
all permits, and no work shall commence without the issuance of such
permit approval.
G.
Any permit issued
under this section may be revoked or suspended by the Muhlenberg Township
Engineer or Zoning Officer after notice to the permit holder for:
(1)
Failure to
comply with the terms specified by this section of the chapter.
(2)
A violation
of any condition of the permit.
(3)
Violation
of any provision of this section of the chapter or any other applicable
law, ordinance, rule or regulation relating to the forestry, timber
harvesting, tree harvesting or logging operations.
(4)
Any conditions
or activities conducted on the property which constitute or create
a nuisance, hazard or endanger human life or the property of others.
H.
The landowner and the operator shall be responsible for repairing any damage to public or private roads caused by traffic associated with a forestry, timber harvesting, tree harvesting or logging operation. Pursuant to 67 Pa. Code, Chapter 189, the landowner or operator shall furnish a bond in an amount determined by the Muhlenberg Township Engineer to guarantee the repair of such damages. The landowner and operator shall clean any mud or debris that is tracked onto public or private roads and shall be responsible for repairing berms, shoulders, swales and/or stormwater management facilities on public or private roads which may be damaged due to the timber harvesting, tree harvesting or logging operation. All soil and debris washed or carried onto public streets during timber harvesting, tree harvesting or logging operations shall be cleaned on a daily basis.
I.
The Muhlenberg
Township Engineer, Zoning Officer, or other designated professional
may go upon the property where any forestry, timber harvesting, tree
harvesting or logging operation is occurring to determine if the requirements
of this section and of the permit, including conditions thereof, or
to the plans and specifications submitted with the permit application,
including modifications thereof, or to the approved runoff and erosion
control plan are being followed. If Muhlenberg Township determines
that the landowner or operator is not complying with permit application,
supporting plans, or other provisions established within this section
of the chapter, Muhlenberg Township shall send a written notice to
the landowner, operator and applicant, which notice shall set forth
the nature of corrections required and the time within which corrections
shall be made. If the landowner, operator or applicant fails to comply
with the notice in the time specified, the applicant shall be considered
in violation of this section of the chapter, in which case Muhlenberg
Township is entitled to seek all appropriate remedies at law, including
the penalty provisions established within the Muhlenberg Township
Code.
A.
The Carbonate
Geology Overlay District shall be a conservation overlay to the underlying
zoning districts of Muhlenberg Township. The purpose and objective
of this conservation overlay district is outlined as follows:
(1)
To identify
and protect certain land and water areas in which the underlying geological
formations contain limitations for subdivision and land development
activity.
(2)
To develop
provisions and safeguards for certain land and water areas which have
the potential for sinkhole development, subsidence, bedrock pinnacles,
and groundwater infiltration and groundwater contamination.
(3)
To protect
the water resources associated with carbonate geologic formations
from land use and development patterns which would threaten their
quality and quantity as a result of pollution and the alteration of
natural drainage patterns.
(4)
To protect
the health, safety and general welfare of the residents, property
owners, and business owners of Muhlenberg Township.
(5)
To encourage
the utilization of appropriate construction and land development practices.
(6)
To implement
the recommendations concerning natural features, conservation management
and land use, as outlined within the Muhlenberg Township Comprehensive
Plan.
B.
The Carbonate
Geology Overlay District shall include limestone and dolomite formations,
which are defined and illustrated within the Muhlenberg Township Comprehensive
Plan and the Geological Map of Pennsylvania. These carbonate geological
formations are commonly known as the Allentown Formation (Cal), Leithsville
Formation (Clv), Epler Formation (Oe), the Ontelaunee Formation (Oo)
and the Rickenback Formation, which are principally located throughout
much of the lowland areas of Muhlenberg Township.
C.
In reviewing
all applications involving subdivision, land development, building
and construction, Muhlenberg Township shall make its review on the
basis of carbonate geological formation boundaries, as depicted within
the Muhlenberg Township Comprehensive Plan, on the Geological Map
of Pennsylvania and/or any other reliable geological resource.
D.
Within the Carbonate
Geology Overlay District, alteration and/or development of land may
be hazardous with respect to foundation stability, water seepage into
basements, the safety of structures, the creation of unstable land
as a result of changes in drainage, and the contamination of groundwaters
and surface waters. Based upon the information available at the time
of review of certain applications, the professional staff of consultants
appointed by Muhlenberg Township will attempt to make reasonable judgments
as to the compliance with the standards and specifications established
under this section of the chapter. However, under no circumstances
shall the approval of any subdivision or land development plan or
its approval of any building permit create any liability on the part
of Muhlenberg Township or any officer, staff member, or consultant
of Muhlenberg Township for any damage that may result from an applicant's
or any interested party's reliance upon the regulations of this section
of the chapter or any decisions made by Muhlenberg Township in the
administration of such regulations.
E.
Except for those
uses, structures and land subdivisions exempted from this section
of the chapter, no structure, land or water shall be used or developed
and no structure shall be located, extended, converted or structurally
altered without full compliance with the procedures and standards
set forth in this section of the chapter. The following activities
are exempted from these standards and procedures:
(1)
The construction
and/or alteration of a single-family detached dwelling, or structure
accessory thereto, on a lot held in single and separate ownership
on the effective date of this chapter and a permitted on-lot sanitary
sewer system to serve such dwelling.
(2)
One below-ground
tank for the storage of not more than 1,000 gallons of home heating
oil intended to serve a single-family dwelling.
(3)
Subdivisions
of land containing two or fewer lots, where the proposed use is limited
to one single-family detached dwelling per approved lot.
F.
Where interpretation
is needed as to the exact location of the boundaries of the carbonate
geological formations, the following procedures and requirements shall
be applied:
(1)
Unless other
reliable geological documentation, maps or studies are submitted to
Muhlenberg Township, the geological formations as depicted within
the Muhlenberg Township Comprehensive Plan or Geological Map of Pennsylvania
shall apply.
(2)
Where there
appears to be a conflict between a mapped boundary and actual field
conditions, an initial determination of the exact boundary of the
carbonate geological formations shall be made by the Muhlenberg Township
Engineer or a professional consultant appointed by Muhlenberg Township
based upon the information submitted by an applicant seeking subdivision
or land development approval. Any applicant or person seeking such
determination shall submit a geological study of the area in question
or other pertinent documentation for consideration. The Muhlenberg
Township Engineer or the professional consultant appointed by Muhlenberg
Township shall make a written report of the results of his determination
within 60 days of such submission. A copy of this report shall be
submitted to the Zoning Officer, who shall make the final determination
based upon the information submitted by the applicant and the report
issued by the Muhlenberg Township Engineer or the professional consultant
appointed by Muhlenberg Township.
(3)
Any party
aggrieved by any such determination of the Zoning Officer may appeal
to the Zoning Hearing Board. The applicant or person contesting the
location of the carbonate geological formations district boundary
shall have the burden of proof in case of any such appeal.
G.
Unless otherwise
exempted from the carbonate geological requirements of this chapter,
all persons or applicants seeking building, construction, subdivision
and/or land development approval shall submit an environmental impact
assessment (EIA) report to Muhlenberg Township for review and consideration.
At a minimum, the EIA report shall be prepared in accordance with
the following provisions:
(1)
Unless otherwise
directed by Muhlenberg Township, the format and contents of the EIA
report should be as follows:
(a)
Statement
of purpose: This section shall indicate the design standards specified
by this section of the chapter have been addressed and whether the
applicant is attempting to demonstrate compliance or justify noncompliance
with those design standards.
(b)
Description
of existing conditions: This section shall present a description of
existing characteristics of the property, including geology, topography,
groundwater and surface water hydrology, soils, vegetation and existing
improvements and uses.
(c)
Description
of the proposed action: This section shall describe the proposed action,
including types, locations and phasing of proposed site disturbances
and construction, together with proposed future ownership and maintenance
of the property and the proposed improvements. A description of the
proposed action must either be included within or accompany the environmental
assessment report.
(d)
Proposed
mitigation measures: This section shall describe all measures proposed
by the applicant to control potential and adverse environmental impacts
which may occur as a result of the proposed action and as identified
by the Muhlenberg Township Engineer in his report on the application.
(e)
List of
professional and qualifications: The names, addresses, telephone numbers,
resumes and qualifications of the persons directly responsible for
preparing the EIA report shall be provided.
(f)
Appendixes.
Any additional information which the applicant wishes to provide may
be included in one or more appendixes to the report.
(2)
The EIA report shall include a map of the size and scale specified under Chapter 310, Subdivision and Land Development, of the Code. The map should accurately depict the location of the property and the plan, showing all proposed improvements thereon and their geographic relationship to the Carbonate Geology Overlay District. Unless otherwise approved by Muhlenberg Township, the applicant shall utilize the carbonate geological boundaries depicted within the Muhlenberg Township Comprehensive Plan or Geological Map of Pennsylvania.
(3)
For areas
proposed for grading and/or the construction of buildings, structures
and/or other improvements of any kind, the EIA report shall identify
and map all known or reasonably determinable data for such areas gathered
and prepared by a professional geologist or soils scientist indicating
the presence of any carbonate geological features, including but not
limited to depressions; fissures, lineaments, faults or fracture traces;
"ghost lakes" occurring after rainfall events; outcrops of bedrock;
seasonal high-water tables; sinkholes; lineaments; soil types and
soil mottling; and springs and/or surface drainage entering the ground.
All such data shall be based on field surveys and/or published data,
but in either case shall be supported by an explanation of its source,
including the qualifications of the individuals directly responsible
for preparing such data.
(4)
As part of the EIA report, the applicant shall furnish a detailed plan prepared in accordance with the requirements of Chapter 310, Subdivision and Land Development, indicating existing and proposed drainage conditions, the locations of existing private and public wells on adjoining properties, as well as the location and extent of all proposed uses and improvements applicable to the design standards established within this section of the chapter.
(5)
Where required
by the condition of the property, the EIA report should provide additional
information which is sufficient to demonstrate that the applicant
can comply with all design standards established within this section
of the chapter; that one or more of such standards is not applicable
because of the conditions of the property or existing uses thereon;
and/or that the applicant's proposed action poses no discernible threat
to land, buildings, structures and other improvements existing or
proposed from any condition arising from their location in the Carbonate
Geology Overlay District.
(6)
The Muhlenberg
Township Engineer or a professional consultant appointed by Muhlenberg
Township shall review the EIA report and other submitted materials
required by this section of the chapter and shall make a site inspection
of the property, having notified the applicant at least five days
in advance thereof. Following such site inspection, the Muhlenberg
Township Engineer shall submit a written report to the Board of Commissioners,
Zoning Officer and applicant presenting his findings with respect
to the applicant's compliance with the procedures and standards established
within this section of the chapter.
H.
No structure,
land area or water body shall be used or developed and no structure
shall be located, extended, converted or structurally altered within
the Carbonate Geology Overlay District unless it conforms with the
following standards and regulations:
(1)
The below-ground
storage of heating oil, gasoline, chemical solutions or other substances,
which, if released, would constitute pollutants to groundwaters or
surface waters, is prohibited. The applicant may be authorized to
place a tank underground in a concrete vault, install other impervious
liners and/or install monitoring devices if the Muhlenberg Township
Engineer determines that there exists no probability of leakage. This
limitation shall be in addition to demonstrated compliance by the
applicant with all applicable laws and the regulations of the Pennsylvania
Department of Environmental Protection (PADEP) governing such facilities.
(2)
The use of
fill containing any material which would represent a potential contamination
hazard to groundwater or surface waters is prohibited. Prohibited
materials shall include, but not necessarily be limited to, wastes
identified as "hazardous" by state and federal laws and by regulations
promulgated by the PADEP and the Environmental Protection Agency.
(3)
Aboveground
storage, handling, processing or disposal of toxic materials, liquid
fuels or other hazardous liquids or any other substance with the potential
to contaminate groundwater and surface waters shall be prohibited
unless contained within an area having impermeable surfaces, such
as concrete or other impervious material, under the storage and handling
areas to confine and prevent groundwater contamination. Additionally,
aboveground storage tanks shall comply with the requirements of any
and all regulations promulgated for the Pennsylvania Storage Tank
and Spill Prevention Act, Act No. 32 of 1989[1] (the "Act"), or any subsequent acts amending the Act,
or additional acts affecting the subject matter of this subsection.
Underground storage tanks shall comply with all applicable federal
and state laws.
[1]
Editor's Note: See 35 P.S. § 6021.101 et seq.
(4)
Land grading
or construction of structures or other site improvements which would
directly or indirectly diminish the flow of natural springs, surface
waters or naturally existing underground drainage channels is prohibited.
In determining the potential adverse effect of any proposed grading,
site disturbance or construction activities, the applicant shall provide
the Township Engineer with geology and water table data from observation
wells, test borings and other accepted sources, as deemed necessary
by the Muhlenberg Township Engineer, using accepted engineering practice.
(5)
The installation
of individual water supply wells which would directly or indirectly
affect water supply, water volume, the water table or underground
aquifers, groundwater or the watershed ("natural water supplies")
is permitted, subject to the applicant's submission of a groundwater
study sufficient to conclude that the installation of any such well
shall not create an adverse impact on any of the foregoing natural
water supplies and shall not result in ground subsidence or damage
to any existing or proposed structures or improvements. Any water
supply involving water supplied from a community well shall be prohibited
in the carbonate area district.
(6)
No stormwater
management basin or other associated facilities shall be placed in
or over the following features: sinkholes, closed depression, fracture
traces, lineament, ghost lakes, springs or disappearing streams (places
where surface drainage enters the ground). Where necessitated by proximity
to such features, basins may be required to be lined or otherwise
constructed to preclude the opening of sinkholes and depressions arising
as a consequence of water infiltration into carbonate formations.
(7)
Buildings
and structures proposed to be constructed within the influence of
a sinkhole, closed depression, lineament, fracture trace, spring,
ghost lake or disappearing stream shall be designed so as to provide
adequate control and dispersal of water in order to reduce the hazard
of building damage due to collapse or subsidence. All measures proposed
to be used by the applicant to control adverse impacts shall be described
to the satisfaction of the Muhlenberg Township Engineer or professional
consultant appointed by Muhlenberg Township.
(8)
All underground
sewer and water utilities, roadbeds, curbs, sidewalks and culverts
proposed to be constructed and installed in areas evidencing carbonate
formations shall be adequately protected from collapse, leakage and
other hazards that contribute to or arise from collapse or subsidence,
as required by the Muhlenberg Township Engineer or other qualified
consultant.
I.
Should Muhlenberg
Township find that an applicant may create a significant risk to the
public's health or safety, in spite of taking all reasonable actions
to minimize such risk, or should Muhlenberg Township determine that
the applicant has not taken all reasonable actions to minimize such
risk, the Township may deny the application in accordance with the
provisions of this chapter or impose reasonable conditions deemed
appropriate by the Muhlenberg Township Engineer to mitigate such risks.
J.
Following receipt
of the report from the Muhlenberg Township Engineer, the Zoning Officer
shall either approve the building permit application, approve it with
conditions, or reject it, and shall do so within 45 days of submission
of the permit application, unless a request to extend the time period
is requested or agreed upon, in writing, by the applicant.
K.
Where compliance
with this section of the chapter is required as part of an application
for subdivision or land development plan approval, the decision on
whether compliance has been achieved shall be made at the time of
the decision on the subdivision or land development plan application.
L.
Where the application
is a part of a request for a zoning permit, the Zoning Officer shall
issue no such permit until the requirements of this section of the
chapter and any conditions imposed upon the use of the property at
the time of subdivision or land development approval are satisfied.